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04b. Flathead Industries - Conditional Use PermitFLATHEAD REGIONAL DEVELOPMENT OFFICE CONDITIONAL USE REPORT JKCU-94-08 FLATHEAD INDUSTRIES - COMMUNITY RESIDENTIAL FACILITY APRIL 28, 1994 A report to the Kalispell City -County Planning Board and Zoning Commission regarding a request for a Conditional Use Permit to allow a community residential facility. This request is scheduled for a public hearing at 7:00 PM on May 10,1994. A recommendation will then be forwarded to the Kalispell City Council for final action. The hearing will be held in the City Council Chambers, City Hall, 213 -1st Avenue East, Kalispell. A. APPLICANT/OWNER Mike Kelly Flathead Industries BOX 1916 Kalispell, MT 59903 B. SIZE AND LOCATION: The property is approximately 14,000 square feet in area, located 'on the east side of 4th Avenue West approximately 150 feet south of Center Street. The property is more particularly described as lots 9 and 10 of Block 32, Kalispell Original Townsite, in the SE4 of Section 7, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. C. NATURE OF REQUEST The applicant is requesting a Conditional Use Permit to allow the construction of an eight (8) person, 3821 square foot Community Residential Facility in the B-2 zone. The property is currently on two city size lots. D. LAND USE AND ZONING Exist in Currently the properties are vacant and zoned B-2 Adjacent: The surrounding properties are zoned B-2 and contains a mixture of commercial and residential type uses. E. MASTER PLAN DESIGNATION The Master Plan designates this area as Commercial and anticipates the type of use proposed. F. UTILITIES/SERVICES Sewer: City of Kalispell Water: City of Kalispell Solid Waste: City of Kalispell Police: City of Kalispell Fire: City of Kalispell G. EVALUATION OF REQUEST 1. Site Suitability: a. Adequate Useable Space: The proposed facility is considered to have minimum adequate space on the site. Although, parking seems to possibly be inadequate. b. Adequate Access: The proposed access onto 4th Avenue West to the alley provides adequate access. C. Environmental Constraints: No known or documented environmental constraints exist on or adjacent to this site.. 2. Appropriate Design: a. Parking Scheme: Parking Is concern with this project. While the parking lot is well laid out for its size, four (4) spaces may be inadequate. The current Zoning Ordinance does not provide a ratio for this particular use. The ordinance does indicate that when a use is not listed the Zoning Commission shall determine the number of parking spaces required using the most similar use listed. It would appear that the Rooming House/Dormitory is the most similar, this would require one (1) per bed. However, if this were to be and stay a facility for housing the elderly, then 0.5 per lodging unit could be used. It would be however deficient in number if the use were to change in the future to a more commercially permitted use. Staff suggests that a deed restriction be recorded with the property that indicates this use/property has been designed for a Residential Care Facility and that a change in use might require additional parking. b. Traffic Circulation: A single access from 4th Avenue West to the alley presently serves the site. There appears to be an adequate drop-off site provided. in addition, since the project would utilize the alley as its only exit, the alley should be paved. C. Open Space: The applicant proposes to provide a lawn area with a portion of the side yard fenced off. This appears to be adequate. d. Fencing/Screening: The applicant has not submitted a landscape plan. As previously indicated they propose to secure a portion of the side yard with a fence. e. Landscaping: The applicant has not submitted a landscape plan. A plan would be required to be submitted for the approval of the Site Plan Review Committee. f. Signage: The applicant has not submitted a signage plan, sign would conform to the Kalispell Zoning ordinance. 2 3. Availability of Public Services/Facilities: a. Schools: Because of the nature of this facility, no impact on schools is anticipated. b. Parks and Recreation: Because of the nature of this facility, no impact on parks or recreation is anticipated. C. Police: The facility can be adequately served by existing staff and equipment. d. Fire Protection: The facility can be adequately served by existing staff and equipment. e. Water: A water main lies in 4th Avenue West and adequately serves the site. f. Sewer: A sewer main lies in the alley and adequately serves the site. g. Solid Waste: The site can be adequately served by the' Kalispell Municipal collection service. h. Roads: The property abuts 4th Avenue West. Adequately serves the site. 4. immediate Neighborhood Impact: This area has developed with commercial and residential uses. The proposal will support this concept. The greatest impacts will include an increased demand for parking, slightly increased traffic flows and the loss of some green space. Parking is a limiting factor as there appear to be no additional parking options on site. 5. immediate Neighborhood Integrity: This project is located within an area anticipated for commercial use. This type of use is not considered out of character for this area. This type of development is both anticipated and welcomed. 6. impact on Property Values: The proposed project should not have significant impacts on the surrounding properties. The proposed development is anticipated to be harmonious with adjacent uses and developments and should have no impact on established values in the area. H. SUMMARY OF FINDINGS The requested use has adequate space for the proposed development; With adequate safeguards for future users of the property, no significant impact would be expected from the parking, circulation, and layout; All public services/utilities are available to the development and; All neighborhood impacts would be insignificant since the use is anticipated by the zone and Master Plan. 3 RECOMMENDATION It is recommended that the City -County Planning Board and Zoning Commission adopt this report as Findings of Fact and grant the requested Conditional Use Permit, subject to the following conditions. 1. This development comply with zoning ordinance requirements. 2. The developer record a Covenant/Restriction on the property that Indicates this development has been specifically approved for a Community Residential Facility; that any change in use might require a new Conditional Use Permit and additional onsite parking. In addition, indicate any change to the facility would have to be approved by the City of Kalispell. The specific wording of said Covenant/Restriction would be approved by the City Attorney prior to the issuance of a building permit. 3. A parking and landscape plan be submitted and approved by the site Plan Review Committee. 4. A final Site Plan be approved by the Site Plan Review Committee. 5. This Conditional Use Permit shall be valid for a period of 18 months. FA ... 1KCU94-08.CRF 4 i k a 5�4RK6yt Gst{4n / 2b� yE?7aue, L4W#- � I L PaQTE • mGH6KC- YWrs�cn.ls cun.+. COLIVA-A 2i Ji �f sl I I i i 7 v F- 1 vl A �I � w 5 w I i I I j ----------r {—---�.ovE.1WI�.F14• �L�S�vE. 1 d� AVE... weST.