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09. Herron Development Conditional Use Permit723 5th Avenue East - Room 414 April 25, 1994 Kalispell, Montana 59901 Phone: (406) 758-5780 Bruce Williams, City Manager City of Kalispell P.O. Drawer 1997 Kalispell, MT 59903 RE: Herron Development - Conditional Use Permit Bulk Fuel Storage Facility 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 Herron Development for a conditional use permit to construct a bulk fuel storage facility in Kalispell. The storage facility will be located on the west side of 5th Avenue West North, west of the Kalispell Center Mall. Access would be from 5th Avenue West North and 6th Avenue West North. The site is zoned B-5, Industrial Commercial, and contains approximately 3.5 acres, and is more particularly described as Tract 1, Kalispell Townsite Company's Addition #1 in the SW4 of Section 7, 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 Valcon Distributing presented an overview of the proposal, and stated they were working with the City of Kalispell regarding the paving requirement. No one spoke in opposition. The Board discussed the paving of 6th Avenue WN at length. The Board adopted the findings of fact, and voted 9-0 to recommend granting 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, KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION �� Therese Fax Hash President TFH/JJP/eo Attachments: FRDO Report #KCU-94-04 Application Materials Letter: Doris Sonstelie (4/7/94) Statement: Valcon Distributing (4/12/94) F:\FRDO\TRANSMIT\KCU-94-5.REC Providing Community Planning Assistance To: o Flathead County o City of Columbia Falls o City of Kalispell 9 City of Whitefish o c w/Att A: Herron Development P.O. Box 339 Kalispell, MT 59903 Clarke & Meredith P.O. Box 7128 Kalispell, MT 59903 ATTACHMENT A HERRON DEVELOPMENT (VALCON) BULK FUEL STORAGE FACILITY CONDITIONAL USE PERMIT #KCU-94-04 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. Improvements to the property shall be in substantial conformance with the approved site plan, except as modified by these conditions. 2. The developer shall make improvements in accordance with the Kalispell City Zoning Ordinance. 3. Submit detailed landscape/buffer plan to include type, size and location of all materials and automatic irrigation plan. Landscaping/buffering must be of sufficient quality and quantity to effectively buffer the subject property from surrounding uses to the satisfaction of the City's Site Plan Review Committee. 4. The driveways and parking shall be approved by the Site Plan Review and paved to City specifications. 5. Any signs shall comply with the Kalispell Zoning Ordinance. 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, this project shall comply with all related provisions and requirements of this Conditional Use Permit. 8. The conditional use permit shall terminate 18 months from date of issuance if commencement of the authorized activity has not begun. 9. Coordinate with the reconstruction of 6th Avenue WN and Railroad Street to enhance safety and general public use. TRANS MIT\KCU 94-04.REC FLATHEAD REGIONAL DEVELOPMENT OFFICE CONDITIONAL USE REPORT #KCU94-04 HERRON DEVELOPMENT (VALCON), BULK FUEL STORAGE FACILITY APRIL 3, 1994 This is a report to the Kalispell City -County Planning Board and Zoning Commission regarding a request to allow a Conditional Use Permit (KCU94-04) to expand a bulk fuel storage facility. This request is scheduled for a public hearing at the April 12, 1994 Zoning Commission hearing. A recommendation will then be forwarded to the Kalispell City Council for final action. A. APPLICANVOWNER owner: Herron Development PO Box 339, Kalispell, MT 59903 Representative: Clarke and Meredeth PO BOX 7128, Kalispell, MT 59904 B. SIZE AND LOCATION: Location: The property is located on the west side of 5th Avenue West North, approximately 300 feet north of Center Street, west of Kalispell Center Mall. The property is described as Kalispell Townsite Company's Addition #1, Tract 1, of Section 7, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. Size of Property: The site contains approximately 3.5 acres and has 300 foot of frontage along 5th Avenue West North. C. BACKGROUND: The site is currently being used as a storage facility for Herron Development (Valcon). This Conditional Use Permit would permit the developer to move the operation from 1st Avenue West North to this location. Currently on the property is the office, warehousing, and fuel storage for Valcon Distributing. in addition, the primary railroad tracks Into town go through the center of the site as well as rail spurs on the south side of the site. D. NATURE OF REQUEST The applicant is requesting a Conditional Use Permit to allow the expansion of the existing storage facility which requires a Conditional use Permit in the B-5, Industrial - Commercial zone. The project would include relocating six (6) above ground fuel storage tanks; a 7,000 square foot expansion of the existing warehouse; and a number of pumps and docks. No modification to the site south of the primary rail tracks is proposed. E. LAND USE AND ZONING Onsite: The property Is zoned B-5, Industrial -Commercial. Fuel storage is allowed as a conditional use. Currently the property is being used for the same purpose under non -conforming status. F. G. H. Adiacent: To the east lies 5th Avenue West North and the Kalispell Center Mail zoned B-d, Central Business. To the south and west is zoned 1-1, Light Industrial with various types of commercial and industrial uses. North of the property Is zoned B-5, industrial -Commercial and has various industrial and commercial enterprises. MASTER PLAN DESIGNATION The Master Plan designates this area as Light Industrial and anticipates this type of use. UTILITIES/SERVICES Sewer: City of Kalispell Water: City of Kalispell Solid Waste: City of Kalispell Police: City of Kalispell Fire: City of Kalispell EVALUATION OF REQUEST 1. Site Suitability: a. Adequate Useable Space: The property contains 3.5 acres. It is bisected east -west by the Burlington Northern Rail Road. The applicant is requesting a Conditional Use Permit to allow the expansion of the existing storage facility. The project would Include relocating SIX (6) above ground fuel storage tanks; a 7,000 square foot expansion of the existing warehouse; and a number of pumps and docks. No modification to the site south of the primary rail tracks Is proposed. b. Adequate Access: The site has access from both 5th Avenue West North from the east, and 6th Avenue West North from the north. Fifth avenue West North is a paved two lane road. Currently 6th Avenue West North at the entrance to the site is not paved. C. Environmental Constraints: No known or documented environmental constraints exist on or adjacent to this site. 2. Appropriate Design: a. Parking Scheme: No parking has been Indicated on the site plan other than that for truck loading areas. Paved parking in accordance with the City of Kalispell Zoning Ordinance would be required. b. Traffic Circulation: The site has adequate access from both 5th and 6th Avenues West North. The internal circulation pattern of the site has not been indicated on the plan. A site plan would need to be approved by the Site Plan Review Committee showing this circulation pattern. in addition, in order to comply with the clean air standards these driving aisles and parking/stopping areas would need to be paved. C. Open Space: The buildings are scattered throughout the property. The area that is not used for parking or drive aisles should be landscaped to Improved the appearance of the site. This landscape 2 plan would be approved by the Site Plan Review Committee. d. Fencing/Screening/Landscaping: None of these types of improvements have been proposed. As indicated under open Space a landscape plan should be approved by the Site Plan Review Committee. e. Si na e: The applicant has not proposed any additional signage. Any sign will have to comply with the Kalispell City zoning Ordinance. 3. Availability of Public Services/Facilities: a.. Schools: Because of the commercial nature of this facility, no impact on schools is anticipated. b. Parks and Recreation: Because of the commercial 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: An 8 inch main exists in 5th Avenue West North and adequately serves this property. f. Sewer: Sewer exists in the alleys that adutt the property to the north and also in Center Street. g. Solid Waste: The site can be adequately served by the Kalispell Municipal collection service. 4. immediate Neighborhood Impact: This property is currently being used for the same type of use that is proposed. This type of development is anticipated. it Is generally compatible with the adjacent development. The only negative impact would be if insufficient landscaping were installed to buffer the use, especially to the east. This is one of the sites that is visible from Kalispell Center Mall. 5. Immediate Neighborhood Integrity: As mentioned above, this project is an expansion of an existing use and is anticipated by the Master Plan for Kalispell. With proper design, it will serve to be an asset to the community. 6. Impact on Property Values: The proposed project will not impact property values in the area since the use already exists on site and other industrial/commercial uses exist in the vicinity. SUMMARY OF FINDINGS The proposed development is anticipated. There is adequate space on the site to meet the needs of the proposed facility and parking. Access to and from this site is adequate. Paved drive aisles and parking areas can be installed to reduce the amount of dust created be vehicular traffic. Landscaping can be installed that will soften the visual impact of the use from adjacent properties. Any fire safety hazards would be mitigated by installation of appropriate suppression systems. 3 RECOMMENDATION it is recommended that the City -County Planning Board and Zoning Commission adopt as findings of fact, FRDO staff report JKCU-94-04 and recommend approval to the requested Conditional Use Permit, subject to the following requirements and conditions. 1. Improvements to the property shall be In substantial conformance with the approved site plan, except as modified by these conditions. 2. The developer shall make improvements In accordance with the Kalispell City Zoning ordinance. 3. Submit detailed landscape/buffer plan to include type, size and location of all materials and automatic irrigation plan. Landscaping/buffering must be of sufficient quality and quantity to effectively buffer the subject property from surrounding uses to the satisfaction of the City's site Plan Review Committee. 4. The driveways and parking shall be approved by the Site Plan Review and paved to City specifications. 5. Any signs shall comply with the Kalispell zoning ordinance. 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, this project shall comply with all related provisions and requirements of this Conditional Use Permit. 8. The conditional use permit shall terminate 18 months from date of issuance If commencement of the authorized activity has not begun. F:1...\KCU94-04.VLC 4 APPLICATION FOR CONDITIONAL USE PERMIT For Valcon Distributing, 52 - 5th Avenue W.N., Kalispell, Montana March 11, 1994 #2(A) through 2(F) - See attached blueprints. #2(G) - See attached plan which shows Phase I improvements which include the following: A. Relocation of the bulk fuel storage plant as it exists presently at First Avenue W.N. B.) Relocation of the empty -barrel loading dock presently located on -site. C.) A 7000 s.f. warehouse addition to the existing warehouse building. D.) A remodel of the office area within the existing warehouse building. No new office square footage will be added. Existing space is being utilized more efficiently. E.) Relocate truck card pump island. Also noted on the plan is Phase 2 work which proposes to relocate the re -packaging plant from the west center street building into the existing warehouse. #3(A) Traffic Flow and Control: Current truck traffic utilizes 5th and 6th Avenue W.N. onto the project site. We do not see a significant increase in truck traffic on the site as the proposed projects are consolidation of current services provided on three separate sites. We do estimate a decrease in truck traffic on First Avenue West North and West Center Street. #3(B) through 3(G) - See attached blueprint. #3(H) The proposed addition to the warehouse will match the existing structure in height or about 16'. #3(I) - See attached blueprint. #3(J) Hours of operation will remain the same or Monday through Saturday from 7:00 a.m. to 6:00 p.m. #3(K) The noise, light, dust, odors, fumes and vibration will remain the same as traffic is not estimated to increase. The owner has, however; proposed to pave the high traffic areas. SUPPLEMENTAL INFORMATION #5 - See attached list of all property owners as required. A check in the amount of $300.00 for the application processing fee.