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E/1. Mountain View Plaza Development ProposalREPORT TO: City of Kalispell Post Office Box 1997 - Kalispell, Montana 59903-1997 - Telephone (406)758-7700 Fax(406)758-7758 Honorable Mayor and City Council FROM: Chris A. Kukulski, City Manager SUBJECT: Mountain View Plaza Workshop MEETING DATE: February 20, 2001 BACK GROUND: On January 9, 2001 the Kalispell City -County Planning Board held a public hearing for the Mountain View Plaza PUD proposal. The public hearing was filled with debate between the applicant, planning board and staff. As a result, several of the thirty-two (32) "conditions of approval" were altered by the planning board. During the January 30, 2001 Council workshop, the Council reviewed the Revised Conditions of Approval that were created by city staff and the developer as a result of the planning board's recommended conditions. At that time, the developer and city had "signed off' on 27 of the 30 proposed conditions. During the workshop, all but one of the conditions were resolved. The unresolved condition revolved around on -site signage. Over the past two weeks, I have worked with representatives from Crosswell Development and Home Depot in order to understand their signage needs and balance those with the community's desires. The result of this work is included as condition 22, which reads as follows: 22. Maximum signage shall be calculated utilizing the following: 1. Wall Signs - 1.5 square feet for every one foot of frontage. (the developer may choose to calculate frontage utilizing any single side of a building) 2. Two (2) ground signs shall be permitted 1 foot from the property line fronting US-93. Both have a maximum height of 5 feet. One will not exceed 90 sq. ft. per side and the second will not exceed 60 sq. ft. per side. 3. Two entrance signs shall be permitted. The first will be a minimum of 40 feet from the property line fronting US-93 with a maximum height of 22 ft. and will not exceed 158 sq. ft per side. The second will be a minimum of 30 feet from the property line fronting West Reserve Drive with a maximum height of 18 ft and will not exceed 117 sq. ft. per side. Based on the above formula and the prosed pad layouts, the maximum wall signage on the sight would be 3,157 sq. ft. Please note that this is based on the formula of 1.5 sq ft of wall signage for every 1 foot of wall frontage. Therefore, the allowed signage remains proportional to the building size. Also, notice that signage cannot be transferred from one building to another. I would like to point out that the height, location and size of each of the entrance signs and ground signs are more restrictive than the sign ordinance allows (with the exception of the size of the ground signs. In order to have some comparison to the city's sign ordinance, the wall signs are larger than the ordinance allows in exchange for entrance signs that are smaller than the ordinance permits. Page 1 of 2 In addition to resolving the sign restrictions, we have added condition 23 with the develope'rs consent. Condition 23 reads as follows: 23. The Developer shall provide the City with a fire station pad. The pad shall be a minimum of two acres in size with not more than a one percent grade change throughout the pad. Utilities shall be extended to the pad and readied for future development. As is obvious from reading condition 23, this provides the city with a future fire station and fire training center site as recommended through our recent ISO Study. The parcel will have access to both US-93 and West Reserve via the secondary access (delivery route) that surrounds the PUD site. We are currently working with Missoula who constructed a facility nearly identical to our needs behind Costco along Reserve Street (Missoula's retail strip). I fully believe that the attached 31 conditions provide the backbone for a quality development. As you recall, the staff was instructed to ensure that future retail expansion could be done within the City of Kalispell with attention to quality aesthetics and infrastructure. The 31 conditions ensure quality landscaping, building design and construction materials that are based on a "lodge" theme. Conditions 4 and 6 ensure that the infrastructure necessary to service the development meets all City of Kalispell standards, while conditions 28 and 29 secure, through bonds, that the project site will be completely in a development state within four years of signing the PUD. I am extremely excited about the potential this project has in securing Kalispell's place as the valley's business and retail center. Once approved, the staff will work hard to ensure the success of the development while making sure that all of the conditions agreed upon by the parties are strictly adhered to. Attached is a clean copy of the recommended new conditions of approval per this memo and the planning documents for your review. RECOMMENDATION: The City Council approve the attached 31 conditions of the Mountain View Plaza project and instruct the staff to prepare the Planned Unit Development documents and Development Agreement. FISCAL EFFECTS: Based on Missoula's taxable values: Home Depot $220,000; Target $175,000 and the four smaller pads (Barnes & Noble, Best Buy ...) $250,000. I estimate Kalispell's property tax impact, not including assessments, to be a minimum of $73,000. ALTERNATIVES: As suggested by the Council. Respectfully submitted, Chris A. Kukulski City Manager Report compiled February 15, 2001 Page 2 of 2 Conditions of Approval February 20, 2001 1. That the development of the site shall be in substantial compliance with application submitted, the site plan and conditions for the PUD as approved by the city council. 2. The proposed development areas within the site shall be substantially the same as indicated on the preliminary site plan submitted with the application or as modified by these conditions. That a Phase II environmental assessment of the site be completed prior to the detailed design of the utilities. 4. That the plans and specifications for water, sewer, drainage and grading shall be designed and installed in accordance with the Kalispell Design and Construction Standards and shall be subject to review and approval by the Kalispell Public Works Department. 5. That access from the southern access road off of Highway 93 to the adjoining property to the south should be available to accommodate future development on the property through the execution of a development agreement and payment of a latecomers fee to the developer. 6. The fire access and suppression system shall be reviewed and approved by the Kalispell Fire Department for compliance with the Uniform Fire Code. A plan shall be developed and in place that addresses the grading, revegetation, irrigation and maintenance of the undeveloped areas that creates a weed free, dust -free area until such time as that phase is fully developed. That the necessary easements be obtained for the extension of water and sewer services to the site. 9. That a comprehensive traffic impact study be completed which identifies all expected traffic impacts and proposals for mitigation, and that appropriate approach permits be obtained from the Montana Department of Transportation and the City of Kalispell. 10. That the northernmost access along Highway 93 near Ole's Country Store be eliminated unless proven to be necessary to improve safety and traffic flow by the traffic study. 11. That trees be placed within the parking lots at a rate of one tree per every 14 parking spaces as indicated in the application narrative. 12. Street trees shall be placed at 40 foot intervals which are a minimum of a two and a quarter inch caliper at planting along both sides of the internal roadways except where they immediately abut a parking lot island or planter or abut building fronts. 13. That the landscaping along Highway 93 and West Reserve Drive include street trees placed at 50 foot intervals which are a minimum of a two and a quarter inch caliper at planting and a minimum three foot tall hedge or shrub between the parking lots and the roadways. 14. That a landscape pod shall be placed at the end of each parking aisle and the parking medians which include a minimum of one street tree at a minimum of a two and a quarter inch caliper along with shrubs or other greenery. 15. The overall landscape plan shall be coordinated with the Kalispell Parks and Recreation Director regarding the exact size and location of the plantings and species lists. 16. That pedestrian walkways be provided as indicated on the siteplan that provide a continuous and connected system with the existing walkways along Highway 93 and West Reserve Drive including a sidewalk on both sides of the main entrance road. 17. That the landscape areas within the site be constricted asproposed that includes landscaping, walkways and gazebos. 18. That the use of retaining walls in excess of four feet tall be avoided, but rather the implementation of landscaped terracing be used to make the transition in areas with the steepest grades. 19. The list of materials and exterior building treatments that was part of the application for the final development of the buildings be included in the covenants and development agreement with the City as an exclusive list of materials and exterior building treatments to be used. 20. That the east face of the large buildings not be used for advertising, display of corporate colors or logos and shall be treated with the approved list of building materials and colors. 21. That a lighting plan be submitted which utilizes standard lighting fixtures with downward directed light in compliance with the zoning ordinance. 22. Maximum signage shall be calculated utilizing the following: 1. Wall Signs - 1.5 square feet for every one foot of frontage (the developer may chose to calculate frontage utilizing any single side of a building) 2. Two (2) ground signs shall be permitted 1 foot from theproperty line fronting US-93. Both have amaximum height of 5 feet. One will not exceed 90 sq. ft. per side and the second will not exceed 60 sq. ft. per side. 3. Two entrance signs shall be permitted. The first will be a minimum of 40 feet from the property line fronting US-93 with a maximum height of22 ft. and will not exceed 158 sq. ft per side. The second will be a minimum of 30 feet from the property line fronting West Reserve Drive with a maximum height of 18 ft and will not exceed 117 sq. ft. per side. 23. That the Developer shall provide the City with a fire station pad. The pad shall be a minimum of two acres in size with not more than a one percent grade change throughout the pad. Utilities shall be extended to the pad and ready for future development. 24. That the uses allowed within the development shall not include casinos and those other uses which require areas for the display of large merchandise such as new and used automobile sales, manufactured home sales, recreational vehicle sales. This would not preclude incidental events associated with the other businesses on the site. 25. That the three large buildings proposed for the eastern portion of the site shall not exceed 38 feet in height, with an additional seven foot allowance for the screening of roof mounted equipment and as an architectural fagade. 26. That the refuse areas be adequately screened from public view. 27. That the covenants be modified to include some language regarding the maintenance of common areas within the development and which grant cross easement access between the lots and throughout the development. 28. Bonding for 125% of the proposed infrastructure and improvements or other acceptable means of insuring that the infrastructure and improvements will be completed no later than four years from the approval of the PUD shall be provided by the developer. For purposes of this condition "infrastructure and improvements" shall be defined as everything EXCEPT: building construction; parking lot paving; final landscaping in and around the buildings and parking lots; lighting; signage; and the service lines to each building. Therefore, those things that we would expect to be bonded for include but are not limited to (without the final design): grading for the entire site; all necessary water/sewer lines available to service all of the pads within the development; access roads, storm drainage and sidewalks within the site; cost of removing the MDOT maintenance facility and equipment; and the cost of removing the NuPac batch plant equipment and offices. 29. That the removal and/or relocation of the Montana Department of Transportation site be accomplished prior to the issuance of a building permit for the first building to be developed and that the batch plant, associated equipment and warehouses located on the NuPac site be removed prior to the issuance of a building permit for any structure being built south of the US-93 main entrance. 30. That Domesite LLC / Pack and Company relinquish their interest in the existing development agreement with the City prior to the execution of a development agreement for this project. 31. The developer and City of Kalispell shall execute a development agreement based on terms and conditions included in the planned unit development. F Flathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901' Phone: (406) 758-5980 Fax:(406) 758-5781 REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Crosswell Development, LLC, Planned Unit Development MEETING DATE: February 5, 2001 BACKGROUND: Crosswell Development, a Houston development firm, has applied on behalf of Pack and Company for a Planned Unit Development zone change to be known as Mountain View Plaza PUD that would allow a large scale commercial development. This application would effectively replace the previously approved project on the property approved for the development of a sports coliseum and retail development known as the "ValleyDome" and then subsequently as the "Domesite." The PUD would function as an overlay for the B-2, General Commercial, zoning designation and would replace the Domesite PUD. The new Mountain View PUD development proposal includes three large commercial pads that contain between 127,337 and 148,663 square feet located to the east of the site and five smaller commercial pads that contain between 18,000 and 24,200 square feet located along the west side for a total of approximately 513,246 square feet of commercial development. The property contains approximately 60 acres of land. The project would be developed in eight phases over approximately 12 years. The property is located on the southwest corner of Highway 93 and West Reserve Drive. It includes approximately 51 acres of land owned by Pack and Company and nine acres owned by the Montana Department of Transportation for which Pack and Company has a written agreement for exchange for like property located to the north. The Kalispell City -County Planning Board held a public hearing at their regular meeting of January 9, 2001. At the public hearing, Mike Fraser, engineering consultant for the developer, stated the proposal would provide enhancement to the entrance into the City of Kalispell. He asked for several modifications to the conditions. Stan Beard, representing Crosswell Development, spoke in favor emphasizing the need for additional square footage for signage. There were five others who spoke in favor of the development. Three people spoke against the proposal citing concerns of inadequate public information, proposed signage being too large, traffic and other possible negative impacts. Narda Wilson, with the Flathead Regional Development Office, presented a staff report outlining the proposal and the issues related to the project. The staff recommended approval of the proposal subject to the 31 conditions as outlined in the report. Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish Crosswell Development, LLC PUD January 24, 2001 Page 2 At the Kalispell City County Planning Board on January 9, 2001, a motion was made to adopt staff report KPUD-00-1 as findings of fact and to forward a recommendation for approval of the project subject to the amended conditions. The motion passed on a unanimous vote. RECOMMENDATION: A motion to adopt the first reading of the ordinance changing the zoning from the current "Domesite PUD" to the "Mountain View Plaza PUD" would be appropriate along with the execution of a development agreement that outlines the terms and conditions of the PUD approval. FISCAL EFFECTS: Potentially positive effects once developed. ALTERNATIVES: As suggested by the city council. '�A& J.�g-- Narda A. Wilson Senior Planner Report compiled: January 24, 2001 Attachments: Letter of transmittal Chris A. Kukulski City Manager Attachment A (conditions) Staff report KCU-00-10 and back-up materials Draft planning board minutes CROSSWELL DEVELOPMENT, LLC. FLATHEAD REGIONAL DEVELOPMENT OFFICE STAFF REPORT #KPUD-00-1 JANUARY 2, 2001 A report to the Kalispell City -County Planning Board and the Kalispell City Council regarding a request for a Planned Unit Development (PUD). A public hearing has been scheduled before the Kalispell City -County Planning Board for January 9, 2001 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• This is a request for a PUD to allow a large scale commercial development on property previously approved for the development of a sports coliseum and retail development known as the "ValleyDome" and then subsequently as the "Domesite." This application would effectively replace the previously approved project with that which is being proposed as Mountain View Plaza PUD. A. Petitioner and Owners: Technical Assistance: Stan Beard Crosswell Development 2131 Sage Road, Suite 380 Houston, TX 77506 (713)266-9200 Pack and Co. 2355 Highway 93 North Kalispell, MT 59901 (406) 752-4215 Michael Fraser, P.E. Thomas, Dean & Hoskins 690 N. Meridian Rd., Suite 101 Kalispell, MT 59901 (406) 752-5246 B. Nature of the Request:. This is a zone change request by Crosswell Development for Pack and Company to allow a Planned Unit Development (PUD) which would replace the existing Domesite PUD. The PUD would function as an overlay for the B-2, General Commercial, zoning designation and would replace the previously proposed Dome Site PUD that included a sports complex / coliseum, motel and retail development. The new development proposal includes three large commercial pads that contain between 127,337 and 148,663 square feet located to the east of the site and five smaller commercial pads that contain between 18,000 and 24,200 square feet located along the west side for a total of approximately 513,246 square feet of commercial development. The property contains approximately 60 acres of land. C. Location and Legal Description of Property: The property being proposed for the PUD is located on the southeast corner of Highway 93 North and West Reserve Drive. The property has frontage on both of these roadways separated by a convenience store and gas station. The property includes approximately 51 1 acres of land owned by Pack and Company and nine acres owned by the Montana Department of Transportation for which Pack and Company has a written - agreement for exchange for like property located to the north. The properties can be described as Assessor's Tracts 3A, 3D and 3E in Government Lots 1 and 2, and further described as Tract 1 of COS 12230 and Tracts 1 and 2 of COS 13919 located in Section 31, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. D. Existing Land Use and Zoning: The site is currently being operated by NuPac / Pack and Company as a gravel pit and batch plant for concrete and asphalt. Additionally, the Montana Department of Transportation has their maintenance facility on approximately nine acres adjoining the NuPac property. Both of these uses have offices, warehouses, and equipment storage areas. These properties were annexed into the city of Kalispell as part of the initial ValleyDome Planned Unit Development proposal in the fall of 1998 with a B-2, General Commercial zoning designation and a PUD overlay for the sports coliseum and retail / commercial development. E. Adjacent Land Uses and Zoning: North: Agricultural, church and Ole's convenience store and other commercial uses, B-1 and R-1 zoning South: Agricultural and FVCC, SAG-10 and R-1 zoning East: Agricultural and Stillwater River, SAG-10 zoning West: Agricultural and DNRC property, AG-80 zoning F. General Land Use Character: The general land use character of this area is a mix of rural residential, high density residential to the northwest, neighborhood commercial, industrial (existing gravel pit on the site) and agricultural. It lies in a transition area between the rural and urban areas of north Kalispell. G. Utilities and Public Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Telephone: CenturyTel Schools: School District #5 Fire: Kalispell Fire Department Police: City of Kalispell H. Relation to Zoning Requirements: The applicants are proposing a PUD which would replace the existing Domesite PUD agreement. The property has an underlying B-2, General Commercial zoning designation. The PUD would allow all of the permitted and conditionally permitted uses listed in the B-2 zoning district with the exception of those specifically exempted in the application. The PUD development proposal has some deviations from the B-2 zoning that relate to the building height and size and location of signs. These will be discussed further into this report. The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. and the Kalispell Zoning Ordinance. Findings of fact for the zone change request are discussed relative to the itemized criteria described by 76-2-203, M.C.A and Section 27.30.020, Kalispell Zoning Ordinance. The Kalispell City -County Master Plan map designates this property as commercial. The proposed rezoning complies with the land use designation of the property . The development is proposed to be served from three accesses from Highway 93 and two accesses from West Reserve Drive. Primary access is indicated to be from a controlled access near the center of the site where a traffic signal is proposed. The northernmost access along Highway 93 will be a right turn in and out only. The access located at the south end of the property along Highway 93 would function as a through access within the development. Highway 93 is maintained by the Montana Department of Transportation. Highway 93 has been recently upgraded to four lanes with a center turn lane. Highway 93 is in relatively good condition. One of the two accesses to the site from West Reserve Drive is also proposed for a traffic signal. A secondary access that would appear to function primarily as a service entrance is also proposed from West Reserve Drive near the northeast corner of the site. West Reserve Drive is a County road recently taken over by the Montana Department of Transportation because of its secondary highway status, and is designated as a major arterial from Highway 93 to LaSalle Road in the Kalispell City County Master Plan. This roadway is in marginal condition and may warrant additional upgrades by the developer as a result of this development or the County as additional development in the area takes place. The primary access to the site is near the center of the development and provides a channel for the traffic entering the site. The through access road within the development along the southern perimeter of the site will connect to West Reserve Drive. Pedestrian paths are proposed along these roadways that will connect to existing paths along Highway 93 and West Reserve Drive. A full traffic analysis to assess the impacts of this development would have to be done to determine the full implications of the development and the most appropriate location of the traffic lights and accesses as well as review and approval by the City and Montana Department of Transportation. fib.- -..- -. ..- - -• •n - .... ... . .- .,.•- This property is at the northern boundaries of the city limits which creates some concerns regarding the emergency response times. The site is approximately three and one-half miles from the fire station. However, the development of the site will have to be in accordance with the Uniform Fire Code and hydrant 3 locations will be required to be identified with the fire department. It has been indicated in the application that the applicant would like to utilize an existing well on the site to serve at least in part the needs of the site. The Kalispell Public Works Department has stated that insufficient information has been provided to adequately evaluate whether the proposed use of the well would be feasible, and if it were feasible the actually condition and capacity of the system. There are no City stormdrains in this area. The applicant has proposed using dry wells. However, the public works department has concerns regarding the long term maintenance and functional efficiency associated with a dry well system particularly as they relate to commercial stormwater runoff and the contaminants associated with that type of use. A planned unit development proposal gives the public and administration the opportunity to review the development plan on the site which should result in better overall design, integration into the landscape and as an entrance to the community. Part of the development proposal includes the extension of public water and sewer to the site. The extension of these services and the ability of the City of Kalispell to provide services to this site and other properties in the area would be assessed as part of an overall evaluation and review of the utility extension plan. The location of the commercial development is at a busy intersection and the property enjoys wide exposure, however, disconnected from other commercially developed areas in the community. The development of the site for commercial use has the ability to provide goods and services to residents of the Flathead Valley community and beyond. The planned unit development deviates from the zoning regulations with regard to the proposed height limit of the large buildings proposed near the east side of the center of the site. The proposed height limit these commercial pods is a maximum of 45 feet rather than the 35 feet allowed under the zoning ordinance. Actual building height is proposed to be a maximum of 38 feet with an additional seven feet of height proposed for screening of roof mounted equipment. The potential height and bulk of these buildings in an area with few commercial buildings has the potential to create substantial visual impacts in the area. A mitigating factor in the building height, however, is associated with the elevation of the buildings which willsit approximately 20 feet below the grade of Highway 93 to the west. Increased landscape setback areas have been indicated along Highway 93 and West Reserve Drive from the required 20 feet to 40 and 60 feet. Adequate light and air will be provided under the proposal. The development proposal, at full building out, contains approximately 513,000 square feet of commercial development divided between seven development pods. At some point the applicants would file for a subdivision that would create these parcels so that the development sites would be able to be conveyed as separate 0 parcels. All of the parcels would comply with minimum standards of zoning. The future development potential of the site would have substantial impacts on traffic and people in the area. Traffic impacts associated with the type and intensity of development proposed pose the greatest concern with regard to undue concentration of people. Mitigation of potential traffic impacts associated with the development of this site would be identified in an traffic impact analysis that will be required by the Montana Department of Transportation and the City of Kalispell which would deal primarily with impacts along West Reserve Drive and Highway 93. This may include the use of deceleration lanes, limited access along the highway, traffic signals and other appropriate means of mitigation. f[i•U71==RM FVM=a.. •. • •. .. New City infrastructure will need to be extended to the site as it relates to water and sewer. A complete and adequate analysis of the needs of the development and the existing infrastructure and the ability of the City to serve the project have not been fully developed or analyzed. Fire and police services will also be required to service the site which will require fire safety improvements that will include improvements to the water system, hydrants and sprinkled buildings, for example. The location of this development in relation to the City fire department poses some concerns regarding the City's ISO rating and response times to the site. It appears that the adequate provision of public services should be further and more fully assessed. The location at an intersection of two major arterials, the potential reclamation of an existing gravel pit and the proximity to City services appears to make this property particularly suited for the particular uses proposed for the site. The character of the area is a mix of rural residential, high density residential, agricultural, industrial and commercial. The industrial element of the area is associated with the gravel pit and batch plant on this approximately 60 acre site. Redevelopment of this property to a commercial use appears to give reasonable consideration to the character of the area. • •- • ••• .. •. . • M. Most of the properties in the area are residential or agricultural in nature. It can be argued that a commercial development such as that which is being proposed would do more to conserve the value of buildings in the area than the existing gravel pit and associated equipment, equipment storage, noise and dust. 5 Because this rezoning request complies with the commercial master plan map designation, commercial development of this site, particularly with a PUD overlay, would seemingly encourage the most appropriate use of this property. The planned unit development will offer some predictability as to how and when this property would be developed. It appears that this rezoning would encourage the most appropriate use of this property and the use of land in the planning jurisdiction. Project Narrative: The Mountain View Plaza PUD is an approximately 60 acre site which is proposed for the development of a large scale commercial development with a total square footage of approximately 513,000 square feet. Three large commercial sites indicated to the east of the property that contain between 127,337 and 148,663 square feet and there are five smaller commercial pads containing between 18,000 and 24,200 square feet located along Highway 93. Three accesses are proposed along Highway 93 with the center access being controlled with a traffic light. Two accesses are proposed along West Reserve Drive, with one traffic light near the center of the property. The applicants are proposing a pedestrian path within the site that connects with existing paths along Highway 93 and West Reserve Drive. Uses anticipated to occupy the site are identified in the application to be primarily retail, restaurants, and offices. Uses that would not be anticipated on the site would be uses which require large outdoor display of goods such as auto sales. The project is proposed to be phased in eight phases over 12 years, depending on the market for the property and development. At some point the property may be subdivided so that the development pads could be conveyed as separate parcels, but the subdivision is not part of this PUD proposal. Phase I would include the development of the northeastern corner of the site where the approximately 130,000 square foot pad is indicated and associated parking. Phase II would be the site to the south of approximately 127,00 square feet and then the attached building of approximately 149,000 square feet as Phase III, each with necessary associated parking and related infrastructure. Subsequent phases along the highway would be developed north to south as Phases IV through VIII. The largest buildings located to the east of the site would have a maximum building height of approximately 45 feet, but would be located approximately 20 feet below the grade of the highway. The building nearer the highway would have a maximum building height of approximately 28 feet and would be approximately 10 to 15 feet below the grade of the highway. The buildings to the east would exceed the 35 foot height limit of the zoning regulations. Signage is generally indicated in the application to include two main entrance signs along Highway 93 and West Reserve Drive. Similar type and style monument signs would be used for the smaller buildings along the Highway. The proposed signs are approximately 270 square feet per face and have been indicated at the property boundary. The main entry signs exceed the allowable square footage per face for free R standing signs as allowed under the zoning and do not comply with the setback requirements. There does not appear to be any mitigating factors associated with the larger sign proposal that would provide a rationalization for granting a variance to the maximum limitations. Parking is indicated in several areas within the site, with the main parking lots located between the large commercial sites and the highway. There are approximately 2,741 parking spaces provided for site with approximately 1,700 of the parking spaces located within two large parking lots. Parking was provided at a ratio of 5.34 spaces per 1,000 square feet. Parking required under the zoning is approximately five spaces per 1,000 square feet. Some landscaping has been indicated within the parking lots as tree wells and landscape islands at the end of the aisles. Landscaping is indicated in the setback areas and at the east end of the site. This comprises the major areas of landscaping within the site in addition to the landscaping within the parking lots. The landscaping plans also indicate two small gazebos; one at the northwest corner of the site and one near the center of the landscape area to the east. The following information and evaluation criteria are from Section 27.21.020(2), of the Kalispell Zoning Ordinance. The intent of the planned unit development provisions are to provide a zoning district classification which allows some flexibility in the zoning regulations and the *nixing of uses which is balanced with the goal of preserving and enhancing the integrity and environmental values of an area. The zoning ordinance has a provision for the creation of a PUD district on annexation of the property into the city. Review of Applioation Raced Ligon PITD Evaluation criteria: The zoning regulations provide that the planning board shall review the PUD application and plan based on the following criteria: 1. The extent to which the plan departs from zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to, density, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest; The planned unit development deviates from the zoning with the increased height limits for the large buildings located to the east of the site by proposing a maximum building height of 45 feet rather than the required maximum of 35 feet under the B-2 zoning regulations. The actual building heights would be approximately 38 feet with an additional seven feet being used for screening roof mounted equipment. As proposed, the buildings would be set at an elevation approximately 20 feet below the existing highway grade to the west. The additional building height allowance will also provide the applicants with additional flexibility in integrating some architectural features into the buildings. The location of the buildings below grade will provide some mitigation to the visual impacts related to the building heights being proposed and a variance to the building height limitations may be warranted. A "suggested" list of material, colors and exterior building treatments were part of the application. However, there is no binding mechanism for the use of those materials and 7 other treatments either through the covenants, architectural review committee or other agreement that would insure the public would have these included in the final development of the buildings. Staff would recommend that a list of materials and treatments as found in the application be included in the development agreement with the City. Signs located at the entrances along West Reserve Drive and Highway 93 are proposed to be 28 feet in height and 270 square feet per face located at the western and northern property boundaries. The size of the sign faces exceed the 200 square foot maximum with a 50 foot setback from the property boundaries. The proposed monument signs for the smaller businesses to the west of the site appear to comply, but the signs should be reviewed in the context of an overall sign plan for the site including wall signs and building mounted signs. There does not appear to be any compelling reason to grant a variance to the sign regulations that would serve the public interest when the purpose of the signs would be for identification and reasonable advertising. On the contrary, identification and reasonable advertising can be accomplished within the context of the regulations. Furthermore, a variance to the sign regulations will create unnecessary visual impacts associated with the larger signs that have the potential to create unnecessary visual clutter 2. The nature and extent of the common open space in the planned development project, the reliability of the proposals for maintenance and conservation of the common open space and the adequacy or inadequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; Open space is deemed in the Kalispell Zoning Ordinance as "Any part of a lot unobstructed from the ground upward. Any area used for parking or maneuvering of automotive vehicles or storage of equipment or refuse shall not be deemed open space." Open space has been indicated on the site plan as the landscape areas to the east of the site that will be reclaimed as part of the reclamation of the gravel pit. Additional landscaping along the setback areas between the parking lots and Highway 93 and West Reserve Drive is also indicated on the site plan. No plan for the maintenance of the common open space area has been provided in the application. However, this can be easily accomplished through a maintenance agreement between the tenants and the developer. Perimeter landscaping is proposed along Highway 93, West Reserve Drive and there are landscape islands at the end of the aisles of the parking lots. Tree types and caliper were not specified in the application. It appears that the trees have been located at 100 to 75 foot intervals on the perimeter landscape plan. Kalispell's Street Tree Ordinance requires spacing of trees at 40 foot intervals with a two and a quarter inch caliper tree. Potentially, the 75 foot intervals of street trees may be appropriate along the highway and West Reserve Drive to allow more visibility of the development from the roadway. However, the internal placement of the street trees along the internal driving aisles should comply with the 40 foot spacing or at a minimum of 50 feet on both sides of the roadways, with the exception of south boundary of the southern entrance off of Highway 93. All trees should be a minimum of two and a quarter inch caliper at planting. The overall landscape plan should be coordinated with the Kalispell Parks and Recreation Director for the exact placement and species of the trees within the parameters outlined in the application and conditions of approval. n All of the parking lots, roadways, sidewalks and landscape areas will be should be held in common or have cross easement agreements recorded to ensure unrestricted accesses within the site. Although not specified, these common parking and access areas are generally maintained through a property owners association for the development. Covenants were included with the application, but were very generic in nature and had no real specificity to this site or to this development. There is no reference to the maintenance of common area included. The covenants will need to be revised to include some appropriate language on a pro-rata share of maintenance of the common areas. 3. The manner in which said plan does or does not make adequate provision for public services, provide adequate control over vehicular traffic and further the amenities of light or air, recreation and visual enjoyment; The extension of public water and sewer to the site is proposed as part of the development proposal. Some of the initial comments from the Kalispell Public Works Department are that the proposed improvements and their impact on the existing City systems have not been verified. The existing information and data are incomplete and inadequate to identify the full scope of improvements or their adequacy. Water to the site is being proposed by extension of the City's 12 inch main from the Flathead Valley Community College to the south. A looped water main system has been proposed within the development. Utilization of an existing well is proposed to be made part of the public water system or as an alternative system. However, incomplete information relating to the use of the well and the needs of the development make it impossible for the public works department to adequately analyze the impact on the City water system in general and the City's ability to meet the needs of the development. Public works and the fire department have expressed some concerns regarding the necessary facilities for fire flow requirements. Sewer would be extended to serve the project site. Public works has stated that there is not enough information included in the application to adequately assess the sewer facilities needs or flow, and that the peak flows from this development to the lift station to the south could create operational problems. There is adequate treatment capacity at the City's waste water treatment plant to serve the development. Stormwater drainage is intended to be handled on site. No detailed plan for handling drainage has been submitted with the application, but the applicants state that they intend to utilize dry wells for stormwater disposal. Public works has concerns about the long term viability and functionality of these systems especially in association with large commercial developments which have a higher percentage of fine particulate matter that can render these systems ineffective within a relatively short period of time. Traffic is proposed to be handled by having three accesses onto Highway 93 with a signalized intersection at the center entrance. There is also a signalized intersection proposed at one of the two accesses onto West Reserve Drive. The Montana Department of Transportation has stated that this development will significantly impact Highway 93 and West Reserve Drive (State Seconday 548), and that as the project progresses, access issues will need to be addressed prior to permitting. The public works department is recommending that the northernmost access near Ole's County Store be eliminated. The State will need to complete a review of a comprehensive traffic impact study and site 0 plan for the project. The DOT expects all traffic impacts would be identified and there would be a commitment to mitigation prior to permitting. Comments from the Montana Department of Transportation regarding the proposal are that the new proposed development will significantly impact US 93 and West Reserve Drive (State Secondary 548). MDT will need to review the traffic impact study, site plan, and access issues prior to any MDT permitting. All corrective measures identified by the traffic impact study will be at the sole cost of the developer/property owner. All aspects of the traffic impacts must be studied now and analyzed for all phases of development. This includes coordinating access points with the development to the west of US 93 on the school trust property. MDT and Pack have had a land exchange and an environmental assessment was done on the two parcels. That assessment dealt with a coliseum included and so this is a slightly different scenario. The proposed development is a change in land use and requires new approach permits from MDT for both US 93 and West Reserve Drive. US 93 in this area is a limited access facility under federal aid project number F 5-3(32)115. Any encroachments or landscaping within state highway right-of-way will require encroachment permits from MDT for both US 93 and West Reserve Drive. Due to the proposed size of commercial development and future traffic impacts, MDT's Transportation Planning Division will coordinate internal review through its System Impact Review Process via the Helena Headquarters office. This must be done and completed prior to any approach permits being issued from the Kalispell Area Office. Although not a direct impact on the transportation system, drainage and utility infrastructure are a concern and should be identified in the evaluation process in detail. This location is within the air quality urban boundaries. Mitigation measures for this development need to insure compliance to appropriate PM 10 and CO standards. Internal traffic is proposed to be handled primarily through a main access from Highway 93 to the two main parking lots to the west, and two other primary accesses, one from West Reserve Drive and another from Highway 93 South. The overall design of the main parking lots provide little opportunity for traffic to be channeled in a manner that will lead to smooth flowing traffic within the lot. Continuous, expansive parking lots provide for uneven traffic flows and potential conflicts. Staff would recommend that a north / south traffic lane be provided within the parking lots and that one additional entrance / exit on the west sides of these lots be provided to improve traffic flows within the parking. Future access to the property to the south of this site should be accommodated via the proposed access road off of Highway 93 along the southern boundary. Some provision should be made for shared access to the site, at a minimum, and consideration should be given to the relocation of the traffic signal to this area to accommodate future development. Construction of the roadway and associated expenses could be reimbursed to the developer of this site at some point in the future via a development agreement that would assess a pro-rata share of the costs. 4. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established; Redevelopment of the existing gravel pit and batch plant into a commercial development may benefit the community as a whole by filling a perceived need within the community for this type of a development. The greatest adverse impacts to the neighborhood would be related to increased traffic from the site and the creation of a highly visible, large 10 scale commercial element in a relatively rural area of the county. The impacts of the commercial development can be mitigated to a certain extent with extensive landscaping, good site design and internal circulation, the limitation on certain uses allowed within the B-2 district such as manufactured home dealers and used auto sales. Staff would recommend that such landscaping and limitation of uses be included in the conditions of approval. Environmental issues and concerns raised by the Kalispell Public Works Department relate to the environmental assessment of the MDOT parcel which indicated a high potential for hydrocarbon contamination of the site because of visible evidence of numerous spills in the area of the underground storage tanks. Public Works is recommending that a Phase II environmental assessment be undertaken as soon as possible because information contained therein may be critical to properly evaluate the feasibility of using the on -site well as well as the design of the proposed utility improvements. S. 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 plan which finding shall be made only after consultation with the city attorney; This development is proposed to occur in eight phases over 12 years. Phase One would include the commercial pad at the northeast corner of the site with subsequent development of the large retail sites to the south. The phases IV through VIII would be along the highway corridor. There is no information in the application that adequately addresses the interim grading, revegetation and long term maintenance of the undeveloped areas of the site. Additionally, there is no mention of the relocation, removal and reclamation of the site where the batch plant, offices, equipment storage and gravel pit and what the timing would be for its completion. These issues should be more fully addressed in the development agreement. Staff would recommend that the gravel pit operations be completely removed and full remediation begum prior to the occupancy of the first building. In previous approvals of planned unit developments, the city council required that all of the required improvements be in place prior to the issuance of a building permit. No collateral or bonding was proposed with this application. 6. 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. Summary: The zoning regulations require that once a final plan is approved by the city council, the applicant shall submit a revised plan in accordance with the approval of the council which incorporates any conditions which have been imposed by the council. After all of the terms and conditions of the agreement have been determined along with a final site plan, a development agreement will be drafted between the City of Kalispell and the Developer outlining and formalizing the terms. The final plan as approved, together with the conditions and restrictions imposed, shall constitute the Planned Unit Development (PUD) zoning for the site. 11 Staff recommends that the Kalispell City -County Planning Board adopt FRDO staff report 4KPUD-00-1 as findings of fact and recommend to the Kalispell City Council that the PUD overlay be approved subject to the following conditions: 1. That the development of the site shall be in substantial compliance with application submitted, the site plan and conditions for the PUD as approved by the city council. 2. The proposed development areas within the site shall be substantially the same as indicated on the preliminary site plan submitted with the application or as modified by these conditions. 3. That a Phase II environmental assessment of the site be completed prior to the detailed design of the water, sewer and stormwater management facilities. 4. That the plans and specifications for water, sewer, drainage and grading shall be designed and installed in accordance with the Kalispell Design and Construction Standards and shall be subject to review and approval by the Kalispell Public Works Department. 5. That access from the southern access road off of Highway 93 to the adjoining property to the south should be available to accommodate future development on the property through the execution of a development agreement and payment of a latecomers fee to the developer. 6. The fire access and suppression system shall be reviewed and approved by the Kalispell Fire Department for compliance with the Uniform Fire Code. 7. A plan shall be developed and in place that addresses the grading, revegetation, irrigation and maintenance of the undeveloped areas that creates a weed free, dust - free area until such time as that phase is fully developed. 8. That the necessary easements be obtained for the extension of water and sewer services to the site. 9. That a comprehensive traffic impact study be completed which identify all expected traffic impacts and proposals for mitigation, and that appropriate approach permits be obtained from the Montana Department of Transportation and the City of Kalispell. 10. That the northernmost accesses along Highway 93 near Ole's Country Store be eliminated. 11. That a north / south traffic lane be provided within the two main parking lots and that one additional entrance / exit on the west side of these lots be provided to improve traffic flows within the parking lots. 12 12. That trees be placed within the parking lots at a rate of one tree per every 14 parking spaces as indicated in the application narrative. 13. Street trees shall be placed at 40 foot intervals which are a minimum of a two and a quarter inch caliper at planting along both sides of the internal roadways except where they immediately abut a parking lot island or planter or abut building fronts. 14. That the landscaping along Highway 93 and West Reserve Drive include street trees placed at 50 foot intervals which are a minimum of a two and a quarter inch caliper at planting and a minimum three foot tall hedge or shrubs between the parking lots and the roadways. 15. That a landscape pod shall be placed at the end of each parking aisle and the parking medians which includes a minimum of one street tree at a minimum of a two and a quarter inch caliper along with shrubs or other greenery. 16. The overall landscape plan shall be coordinated with the Kalispell Parks and Recreation Director regarding the exact size and location of the plantings and species lists. 17. That pedestrian walkways be provided as indicated on the site plan that provide a continuous and connected system with the existing walkways along Highway 93 and West Reserve Drive including a sidewalk on both sides of the main entrance road. 18. That the landscape areas within the site be constructed as proposed that includes landscaping, walkways and gazebos. 19. That the use of retaining walls in excess of four feet tall be avoided, but rather the implementation of landscaped terracing be used to make the transition in areas with the steepest grades. 20. The list of materials and exterior building treatments that was part of the application for the final development of the buildings be included in the development agreement with the City. 21. That the east face of the large buildings not be used for advertising, display of corporate colors or logos and shall be treated with the approved list of building materials and colors. 22. That a lighting plan be submitted which utilizes attractive lighting fixtures and a type and level of lighting not exceeding what is appropriate for its purpose. 23. That a comprehensive sign plan be submitted which indicates an integrated design of lettering and materials. Two main entry signs shall be used which may be located at the property boundary and not to exceed 200 square feet per face nor 28 feet in height. All other signs shall comply with the Kalispell Zoning Ordinance. Freestanding signs shall be limited to the proposed monument signs for the businesses along Highway 93. The use of oversized signs, garish or corporate 13 colors, trademarks, or logos on the buildings shall be avoided as a primary means of advertising. 24. That the uses allowed within the development shall not include those which require areas for the display of large merchandise such as new and used automobile sales, manufactured home sales, recreational vehicle sales and lumberyards. This would not preclude incidental events associated with the other businesses on the site. 25. That the three large buildings proposed for the eastern portion of the site shall not exceed 38 feet in height, with an additional seven foot allowance for the screening of roof mounted equipment and as an architectural fagade. 26. That the refuse areas be adequately screened from public view. 27. That the covenants be modified to include some language regarding the maintenance of common areas within the development and which grant cross easement access between the lots and throughout the development. 28. That the phasing and timing of the development shall occur as proposed. Bonding for the proposed infrastructure and improvements or other acceptable means of insuring that the improvements will be completed as proposed shall be provided by the developer. 29. That the removal and / or relocation of the batch plant, associated equipment and warehouses located on the NuPac and the Montana Department of Transportation be accomplished prior to the occupancy of any commercial building(s) on the site. 30. The developer and City of Kalispell shall execute a development agreement based on terms and conditions included in the planned unit development. H \... \KPUD \00 \KPUD00-1 NW 14 - Ilse Barker I� Vgn Gony"W 2SC6 GREENHOUSE RO, HOUSTON, TEXAS 7/ 111ml,pl, I 11111111111s TITLE: DRAWN BY: SALES REP: SCALE: DATE: MOUNTAIN VIEW PLAZA MRJ KLP N.T.S. 1-8-01 ,C,lM NO DRAWING IS THE PROPERTY OF BARKER SIGN OOMPANY ALL ROGERS TO USE FOR REPRCOUCRON)ARE RESERVED BY BARKER SIGN COMPANY.