07. Courtyard Apartments - Conditional Use PermitCity of Kalispell
P.O. Box 1997
Kalispell, Montana 59903-1997
GRANT OF CONDITIONAL USE
APPLICANT: Brian Wood
City Zoning Official
ADDRESS: P.O. Box 1997
Kalispell, MT 59903
LEGAL DESCRIPTION: Tract 1G, NE1/4, Section
P.M.M.
OWNER: City of Kalispell
19, T28N, R21W,
ZONE: Low Density Residential Apartment, RA-1
Brian Wood representing applicant, applied to the City of
Kalispell for a conditional use permit to construct a 32 unit
apartment complex on the property described above.
The Kalispell City -County Planning Board and Zoning
Commission, after due and proper notice, on April 12, 1994 held a
public hearing on the application, took public comment and
recommended that the application be approved subject to eight
conditions.
After reviewing the application, the record, the FRDO report,
and after duly considering the matter, the City Council of the City
of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby
adopts Flathead Regional Development Office, Conditional Use Report
#KCU-94-05 as the Council's findings of fact, and issues and grants
to the above -described real property a conditional use permit for
the construction of a 32 unit apartment complex, subject to the
following conditions:
SECTION I.
1. The applicant shall conform to the requirements contained
in the City of Kalispell Zoning Ordinance.
2. Development of the site will be in substantial
conformance with the approved site plan. The approved
site plan shall govern the general location of all
buildings, parking, landscaping, and roadways. The
applicant shall submit a final site plan to the Site Plan
Review Committee that incorporates all the conditions
specified in this conditional use permit.
1
3. A fire hydrant shall be located as approved by the Fire
Chief.
4. The parking lots shall be designed in conformance to
Chapter 27.26 of the zoning ordinance. This includes
submission of a landscape plan to buffer the parking
facilities from adjoining properties.
5. The play area shall contain at least one children's tot
lot, the design of which shall be approved by the City of
Kalispell Parks Director. The tot lot shall be designed
with play amenities so as to create a usable site.
6. A storm water drainage plan prepared by a licensed
architect or engineer shall be submitted to, and approved
by, the City Public Works Department that adequately
addresses on -site storm water detention and disposal.
7. Prior to receiving a building permit, comply with all
related provisions and requirements as presented by the
Kalispell Site Plan Review Committee.
SECTION II.
The conditional use permit, herein granted, shall terminate 18
months from date of issuance if commencement of the authorized
activity has not begun.
Dated this day of
1994.
Douglas D. Rauthe, Mayor
STATE OF MONTANA )
ss
County of Flathead )
On this day of , 1994, before me, a Notary
Public, personally appeared Douglas D. Rauthe, Mayor of the City of
Kalispell, known to me to be the person whose name .is subscribed to
the within instrument and acknowledged to me that he executed the
same on behalf of the City of Kalispell.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
Notarial Seal, the day and year first above written.
Notary Public, State of Montana
Residing at Kalispell, Montana
My Commission Expires
3
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406)758-5780
April 13, 1994
Bruce Williams, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
RE: City of Kalispell - Conditional Use Permit
Airport Road Apartments
Dear Bruce:
The Kalispell City -County Planning Board and Zoning Commission met in regular
session on Tuesday, April 12, 1994, and held a public hearing on the following:
A request by the City of Kalispell for a conditional use permit to allow
a 32 unit apartment complex in Kalispell. The complex will be located on
the west side of Airport Road approximately 600 feet south of 18th
Street. Access would be from Airport Road. The site is zoned RA-1,
Low Denisty Residential, and contains 2.25 acres. The site is more
particularly described as Tract 1G, in the NE4 of Section 19, T28N, R21
W, P.M.M., Flathead County, Montana.
John Parsons, of FRDO presented the staff report, and recommended granting the
permit subject to eight (8) conditions in the report. During the public hearing, the
joint project between the City of Kalispell and Montana Human Resources was
explained and questions answered. No one spoke in opposition. The Board discussed
children safety in relation to the proximity of the site to the Ashley Creek floodplain,
and were assured that the creek is a substantial distance from the apartment
complex, and is not intended for family based occupancy. The Board adopted the
findings of fact, and voted 8-0 with one abstention, to recommend approval of the
conditional use permit.
This recommendation is being forwarded to the City Council for final action. If you
have any questions regarding this request, please contact the Commission or John
Parsons at FRDO.
Respectfully Submitted,
'7her
SPELL CITY -COUNTY PLANNING BO D AND ZONING COMMISSION
_6� 6/1
ese Fox Hash
President
TFH/JJP/eo
Attachments: FRDO Report #KCU-94-05
Application Materials
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls ® City of Kalispell 9 City of Whitefish 9
ATTACHMENT A
AIRPORT ROAD APARTMENTS
CONDITIONAL USE PERMIT #KCU-94-05
CONDITIONS OF APPROVAL
AS RECOMMENDED BY
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
APRIL 12, 1994
It is recommended that the City Council grant the requested Conditional Use Permit,
subject to the following conditions:
1. The applicant shall conform to the requirements contained in the City of
Kalispell Zoning Ordinance.
2. Development of the site will be in substantial conformance with the
approved site plan. The approved site plan shall govern the general
location of all buildings, parking, landscaping, and roadways. The
applicant shall submit a final site plan to the Site Plan Review Committee
that incorporates all the conditions specified in this conditional use
permit,
3. A fire hydrant shall be located as approved by the Fire Chief.
4. The parking lots shall be designed in conformance to Chapter 27.26 of
the zoning ordinance. This includes submission of a landscape plan to
buffer the parking facilities from adjoining properties.
5. The play area shall contain at least one children's tot lot, the design of
which shall be approved by the City of Kalispell Parks Director. The tot
lot shall be designed with play amenities so as to create a usable site.
6. A storm water drainage plan prepared by a licensed architect or
engineer shall be submitted to, and approved by, the City Public Works
Department that adequately addresses on -site storm water detention and
disposal.
7. Prior to receiving a building permit, comply with all related provisions
and requirements as presented by the Kalispell Site Plan Review
Committee.
8. The conditional use permit shall terminate 18 months from date of
issuance if commencement of the authorized activity has not begun.
TRANS MIT\KCU 94-05.REC
FLATHEAD
REGIONAL
CONDITIONAL USE REPORT #KCU94-05
AIRPORT
r 1 ROAD
♦:, APARTMENTS
; r
MARCH 1994
A report to the Kalispell City -County Planning Board and Zoning Commission and the
City Council regarding a request for a Conditional Use Permit to construct and operate
a 32-unit apartment complex. A public hearing before the Zoning Commission is
scheduled for April 12, 1994, with a recommendation to be forwarded to the Kalispell
City Council for final action.
Brian Wood, on behalf of
The City of Kalispell
P. O. Box 1997
Kalispell, MT 59903-1997
Location: The property is located approximately 600 feet south of 18th Street
on the west side of Airport Road. The site is presently vacant and lies north and
east of Ashley Creek.
Legal Description: The property is described as Assessor's Tract 1 G in the NE4,
Section 19, Township 28 North, Range 21 East, P.M.M. Flathead County,
Montana.
Size of Property: The size of the property is approximately 2.25 acres and
rectangular in shape. There is 350 foot of frontage on Airport Road, and the
property extends back approximately 280 feet.
C. NATURE OF REQUEST
This is a request to allow the construction a thirty-two (32) unit low income
apartment complex in four buildings with a centralized play area and perimeter
parking. In addition, a future Laundry -Office -Maintenance building would be
constructed (See attached site plan).
Existing Zoning: City of Kalispell RA-1, Low Density Residential Apartment
Zoning. "Multi -family dwelling" is listed as a use which may be permitted by
Conditional Use Permit.
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Existing Land Use: The property is currently a field with no improvements.
Adjacent -Zoning and Land Use: The property to the north contains apartments
and is also zoned City RA-1. Properties to the south and west are zoned County
R-1 and are vacant with Ashley Creek running through them. The property to
the east, across Airport Road, is zoned P-1 Public and contains the Kalispell
Airport.
SUM
The Master Plan designates the site as High Density Residential (8-40 units per
acre). The applicant, at 32 units on 2.25 acres, is proposing a density of 14.2
unitslacre.
UTILITIES/SERVICES
Sewer:
City of Kalispell
Water:
City of Kalispell
Garbage.
City of Kalispell
Police:
City of Kalispell
Fire:
City of Kalispell
1. Site Suitabilitv:
a. Adequate Useable Space: The gross area of the property is
approximately 98,000 square feet. The zoning ordinances sets a
maximum density of 3,000 square feet per unit. This site can
accommodate a maximum of 32 units, which is what the applicant
proposes.
b. Adequate Access: Airport Road provides immediate primary
access. This road is considered a collector street in the Kalispell
City -County Master Plan.
C. Environmental Constraints: A small portion of the west end and
south side of the property is in a designated floodplain. This is not
considered significant since all buildings are well out of the
floodplain. The site is level and easily accessible. There are no
known endangered plants or species on the site. The soil types,
however, do indicate some potential problems. The soils are
classified as SA (saline -alkaline). They are soggy in wet seasons
and are characterized as saline or salty. Typical limitations include
flooding or ponding, seasonal high water table, adverse shrink -
swell and frost heave potential and have unfavorable load bearing
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capabilities. These limitations cause problems with road and
foundation work, lawn and yard care. While each limitation can be
overcome with proper engineering, such factors do increase the
cost of project development.
2. Appropriate Design:
a. Buildings: Each of the buildings appear to have adequate
separation. The design with its perimeter parking lot is a preferable
design to allow for centralized play area so children can be
supervised from the units. Maximum allowable height of the
buildings would be 35 feet.
b. Parking Scheme: A total of 62 standard parking spaces along with
7 handicapped spaces are provided onsite for a total of 69 spaces
for the 32 units. The zoning ordinance requires 2 spaces per unit
onsite plus 0.5 space per unit for overflow. A total of 64 spaces
are required to be onsite. The City has provided 69 spaces,
leaving 5 guest parking spaces onsite. Sixteen spaces for
overflow/guests are required to service this development. An
additional 11 spaces are located adjacent to the development on
the street, making a total of 16 spaces (the required number). This
overflow parking is not required to be contained onsite.
C. Traffic Circulation: A 24-foot wide paved driveway is proposed to
access the parking spaces. With two access points from Airport
Road this is felt to be adequate.
d. Open Space: The site has been designed with easy and
convenient access to the units as well as a centralized play area
for the children. This play area can be easily supervised from all
the buildings.
e. Fencing/Screening/Landscaping: Landscaping along the north and
south property lines will soften the impact of the perimeter parking
areas and the buildings. In addition, on the west and south sides
of the property is a floodzone which is proposed to be landscaped.
f. Siignage: A request for signage was not included in the proposal.
The applicant must comply with the sign code portion of the zoning
ordinance.
3
3. Availability of Public Services/Facilities:
a. Schools: The apartments are within the jurisdiction of School
District #5. On average, 25 to 30 school age children would be
expected to live here. Realistically, because these are destined to
become low income apartments, the number could be more. This
will have an affect on the elementary schools of this District and
will continue to add impetus to build an additional elementary
school in the District.
b. Parks and Recreation: -City park facilities are relatively close. The
airport soccer fields, as well as Griffin Field (South Meadows Park),
are approximately 1/4 mile south on Airport Road. In addition, the
City will develop a play area on its property in the center to create
a place for children to play on site.
C. Police: The Kalispell Police Department can adequately respond
to emergency situations at the complex.
d. Fire Protection: The Kalispell Fire Department can adequately
respond to this complex.
e. Water: A six (6) inch water main is located in Airport Road which
will provide adequate water service.
f. Sewer: Adequate sewer exists and provides ample service
capacity.
g. Solid Waste: The applicant will have to submit a plan to the Public
Works director. The City can adequately serve the site.
h. Roads: The apartment complex will generate up to 210 daily
vehicle trips (6.6 per unit). Trips will generally head north back to
the City center. This is an increase; however, Airport Road has
ample capacity.
4. Immediate Neighborhood Impact The area is already committed to multi-
family development and the City in general needs affordable housing. In
addition, this appears to be a good location due to its proximity to
services.
5. Immediate Neighborhood Integrity: The proposed use is conditionally
permitted by the zoning. The use will increase traffic on the road system
but it is designed to handle the increase. This area is already being
Ell
developed with multi -family uses so no impact is expected.
6. Impact on Property Values: The property is located within a larger area
that is similarly zoned RA-1. Because of the zoning and Master Plan, the
proposed use is "expected" and therefore should have no impact on
property values. The neighboring uses will no longer be "at the edge of
town" with open vistas to the south. However, this would be a false
expectation in a developing area. Views to the west would be expected
to continue because of Ashley Creek and its floodplain.
The proposed 32-unit apartment complex is located in an RA-1 zoning district
which conditionally allows multi -family uses. The Master Plan anticipates this
type of development. Excellent access is provided by Airport Road. Traffic will
increase in the neighborhood; however, the street system can accommodate it.
The additional children will pose a minor impact on school enrollment at the
elementary level. The site has land area for the 32 units; adequate parking is
available; open space and a children's play area; and has suitable emergency
vehicle circulation.
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It is recommended that the Kalispell City -County Planning Board and Zoning
Commission adopt this report as Findings of Fact and recommend that the City
Council grant the requested Conditional Use Permit, subject to the following
conditions:
1. The applicant shall conform to the requirements contained in the City of
Kalispell Zoning Ordinance.
2. Development of the site will be in substantial conformance with the
approved site plan. The approved site plan shall govern the general
location of all buildings, parking, landscaping, and roadways. The
applicant shall submit a final site plan to the Site Plan Review Committee
that incorporates all the conditions specified in this conditional use permit,
3. A fire hydrant shall be located as approved by the Fire Chief.
4. The parking lots shall be designed in conformance to Chapter 27.26 of the
zoning ordinance. This includes submission of a landscape plan to buffer
the parking facilities from adjoining properties.
5. The play area shall contain at least one children's tot lot, the design of
L,
which shall be approved by the City of Kalispell Parks Director. The tot
lot shall be designed with play amenities so as to create a usable site.
6. A storm water drainage plan prepared by a licensed architect or engineer
shall be submitted to, and approved by, the City Public Works Department
that adequately addresses on -site storm water detention and disposal.
7. Prior to receiving a building permit, comply with all related provisions and
requirements as presented by the Kalispell Site Plan Review Committee.
8. The conditional use permit shall terminate 18 months from date of
issuance if commencement of the authorized activity has not begun.
6
AIRPORT ROAD APARTMENTS
CONDITIONAL USE PERMIT REQUEST
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