08. Reimann - Conditional Use Permit723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5780
April 21, 1994
Bruce Williams, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
RE: Reimann - Conditional Use Permit
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 Roger and Marjorie Reimann for a conditional use permit
to allow a 6 unit apartment complex in Kalispell. The property is located
on the west side of College Avenue approximately 1,000 feet south of
Conrad Drive. The site is more particularly described as Lots 1 and 2,
Block 1, Willis Addition in the NW4 of Section 17, T28N, R21W, P.M.M.,
Flathead County, Montana.
John Parsons, of FRDO presented the staff report, and recommended granting the
permit subject to nine (9) conditions. The representative for the applicant
addressed the requirement for curb, gutter and pavement, noting that it would not
to connect to any other pavement, and would only be for approximately 100 feet. No
one spoke in opposition.
Following the public hearing, Board discussion focused on the Sylvan Drive street
system, and providing curb, gutter and pavement on a dead end. Board voted to
amen4condition #6. The vote was 8-0 in favor of adopting the findings of fact in
report #KCU-94-03, to recommend approval of the conditional use permit, subject to
the amended conditions as listed on Attachment A.
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,
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
-'_�r."-- f�_�Uul
Therese Fox Hash
President
TFH/JJP/eo
Attachments: Attachment A c: Roger and Marjorie Reimann
FRDO Report #KCU-94-03 2728 SE 98th
Application Materials Portland, OR 97266
Providing Community Planning Assistance To:
o Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish
ATTACHMENT A
ROGER AND MARJORIE REIMANN
CONDITIONAL USE PERMIT #KCU-94-03-
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 the building, 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. Prior to receiving a building permit, comply with all related provisions
and requirements as presented by the Kalispell Site Plan Review
Committee and this conditional use permit.
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. Prior to occupancy, dedicate to the City sufficient right-of-way to
maintain a 66.5-foot right--of-way for Sylvan Drive to be extended; a 55-
foot right-of-way for College Avenue; and a 20-foot alley.
6. Sylvan Drive shall be improved with curb, gutter and pavement if
accessed by this development.
7. Combine the separate lots/parcels into a single parcel.
8. 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.
9. The conditional use permit shall terminate 18 months from date of
issuance if commencement of the authorized activity has not begun.
F:\...\TRANS MIT\KCU 94-03.REC
CONDITIONALFLATHEAD REGIONAL DEVELOPMENT OFFIC2
•O.
ROGER
April
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 six (6) 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.
. . .
Roger and Marjorie Reimann
2728 S.E. 98th
Portland, OR 97266
i 0 . .
Location: The property is located at the southern end of College Avenue on
the west side of the road.
Legal Description: The property is described as Lots 1 and 2, of Block 1, Willis
Addition, in the SW4, Section 8, Township 28 North, Range 21 East, P.M.M.
Flathead County, Montana.
Size of Property: The size of the property is approximately 18,000 square feet
and rectangular in shape. There is 103 feet of frontage on College Avenue, and
175 feet along Sylvan Drive on the south.
C. NATURE OF REQUEST
This is a request to allow the construction a six (6) unit apartment complex in
one (1) two story building and onsite parking (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 a
Conditional Use Permit.
Existing Land Use: The property is currently vacant.
1
14
4
P
Adjacent Zoning and Land Use: The property to the north contains residences
and is also zoned RA-1. Properties to the south are zoned R-3 and have
residences on them. The property to the east, across College Avenue, is zoned
RA-1 and contains residences.
The Master Plan designates the site as High Density Residential (8-40 units per
acre). The applicant, at six (6) units on 18,000 square feet, is proposing a
density of 14 units/acre.
UTILITIES/SERVICES
Sewer:
City of Kalispell
Water.
City of Kalispell
Garbage:
City of Kalispell
Police:
City of Kalispell
Fire:
City of Kalispell
EVALUATION OF REQUEST
1. Site Suitability:
a. Adequate Useable Space: Currently the properties contain just
under the required 18,000 square feet necessary for the applicant
to construct six (6) units. As a result the applicant has requested
the City abandon the ROW for Sylvan Drive. Sylvan Drive is, at
this location, a 70-foot ROW. Under Resolution 4144 the City will
abandon 35-foot of ROW. The Reimanns' need an additional 3.5
feet along the southern boundary of the property to meet the
required 18,000 square foot necessary to build a six-plex. The
Reimanns will dedicate back to the City all but 3.5 feet. The gross
area of the property will then be approximately 18,000 square feet.
The zoning ordinances sets a maximum density of 3,000 square
feet per unit. This site can accommodate a maximum of six (6)
units after abandonment, which is what the applicant proposes. In
addition, two (2) individual lots should be combined into one (1) lot
for uniformity and the issuing of building permits.
b. Adequate Access: College Avenue provides- immediate primary
access. This road is a two-lane paved local street.
C. Environmental Constraints: The site is basically level and easily
accessible. There are no known endangered plants or species on
the site.
2. Appropriate Design:
a. Building: The single building located on the west end of the
property appears to be adequate. The design allows for parking in
the front with some open space area on the north. The maximum
allowable height of the buildings would be 35 feet.
b. Parking Scheme: A total of 16 parking spaces are provide for the
six (6) units. The zoning ordinance requires two (2) spaces per
unit plus 0.5 space per unit for overflow. This would require a total
of 15 spaces.
C. Traffic Circulation: A 25-foot wide paved driveway is proposed to
access the parking spaces.
d. Open Space: The site has been designed with easy and
convenient access to the units.
e. Fencing/Screening/Landscaping: Landscaping along the property
lines will soften the impact of the perimeter parking areas and the
buildings.
f. Si na e: A request for signage was not included in the proposal.
The applicant must comply with the sign code portion of the zoning
ordinance.
3. Availability of Public Services/Facilities:
a. Schools: The apartments are within the jurisdiction of School
District #5. A County wide average of 0.4 school age children
would be expected to live here. This would mean that
approximately three (3) children would live here. This will have an
insignificant effect on the schools of this District.
b. Parks and Recreation: City park facilities are relatively close. The
Woodland Park facilities are on the north side of College Avenue's
intersection with Conrad Drive.
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.
3
e. Water: A six (6) inch water main is located in College Avenue
which will provide adequate water service.
f. Sewer: An eight (8) inch sewer exists in College Avenue 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 40 daily vehicle
trips (6.6 per unit). Trips will generally head north toward
Woodland Drive. This is an increase; however, College Avenue
has ample capacity. City Council indicated in their abandonment
proceedings the desire for Sylvan Road to be extended as a paved
road. Currently it is dirt.
4. Immediate Neighborhood Impact: The area is already committed to a
variety of residential types including: mobile homes, single-family
residences, and multi -family development. 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
developed with multi -family uses so no impact is expected.
6. Impact on Properly 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.
H. SUMMARY OF FINDINGS
The proposed six (6) 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. Adequate access is provided by College Avenue. Traffic
will increase in the neighborhood; however, the street system can accommodate
it. The additional children will pose a minor impact on school enrollment. The
site has land area for the six (6) units; adequate parking is available; and has
suitable vehicle circulation. .
1.'
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 the building, 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. Prior to receiving a building permit, comply with all related provisions and
requirements as presented by the Kalispell Site Plan Review Committee
and this conditional use permit.
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. Prior to the issuance of a building permit dedicate to the City sufficient
right-of-way to maintain a 66.5-foot right-of-way for Sylvan Drive to be
extended; a 55-foot right-of-way for College Avenue; and a 20-foot alley.
6. Sylvan Drive shall be improved with curb, gutter and pavement.
7. Combine the separate lots/parcels into a single parcel.
8. 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.
9. The conditional use permit shall terminate 18 months from date of
issuance if commencement of the authorized activity has not begun.
F:\FRDO\REPORTS\KCU94-03.APT
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'CONDITIONAL USE PERMIT
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