6b. Bauder Bed and Breakfast - Conditional Use Permiti
Flathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
May 22, 1996
Al Thelen, Interim City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Rebecca C. Bauder (Keith House) -
Conditional Use Permit for a Bed and Breakfast
Dear Al:
Phone: (406) 758-5980
Fax: (406) 758-5781
The Kalispell City -County Planning Board and Zoning Commission held a public hearing at their
regular meeting of May 14, 1996 at 7:00 p.m. in Kalispell City Council Chambers on the
following agenda item:
A request by Peggy and Doug Keyser on behalf of Rebecca C. Bauder for a
conditional use permit to allow a bed and breakfast facility on property which is
located in an R-3, Residential, zoning district. The R-3 district allows bed and
breakfasts as a conditionally permitted use. The bed and breakfast will be in an
existing residence located at 538 Fifth Avenue East, known as the "Keith House."
The property can be further described as Lots 3, 4, 5, and 6, Block 81, Kalispell
Original located in Section 17, Township 28 North, Range 21 West, P.M.M.,
Flathead County, Montana.
A staff report was presented by Narda Wilson of the Flathead Regional Development Office who
recommended approval of the proposal subject to eighteen conditions. Narda noted that the
house is a "significant element" in the East Side Historic District, and that the fine, old turn of
the century mansion is on the National Register of Historic Places. She described the meticulous
restoration and rehabilitation efforts that the current property owners are doing, which are in
accordance with the Historical Society's guidelines. The main floor of the home will be used
as a common area, the middle floor for the bed and breakfast rooms and the third floor as living
quarters for the owners.
At the public hearing, the property owners spoke in favor of the proposal and briefly described
how they had acquired the home and their future plans. Two property owners in the area wrote
in favor of the proposal noting that the work that was being done on the home would enhance
property values and enhance the neighborhood integrity. No further public testimony was given.
The Board discussed the proposal and commended the applicants and property owners for the
work they have done on the home and the valuable contribution they will make to the community
as a whole.
Providing Community Planning Assistance To:
• Flathead County - City of Columbia Falls - City of Kalispell - City of Whitefish
Al Thelen, Interim City Manager
City of Kalispell
Re: Rebecca C. Bauder (Keith House) -
Conditional Use Permit for a Bed and Breakfast
May 22, 1996
Page 2
The Planning Board adopted FRDO Report #KCU-96-03 as findings of fact and voted
unanimously to recommend to the Council that the conditional use permit be granted with the
recommended conditions.
Attachment A lists the conditions of approval as recommended by the Planning Board. This
recommendation is forwarded to City Council for the May 28, 1996 work session and
subsequent June 3, 1996 regular City Council meeting for final action on the conditional use
permit.
Please contact this Commission or Narda Wilson at the Flathead Regional Development Office
if you have any questions.
Respectfully submitted,
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
Therese Fox Hash
President
TFH/NW/dh
Attachments: Attachment A
FRDO Report #KCU-96-03 and packet
Draft minutes from the 5/ 14/96 Planning Board meeting
cw/Att. A: Rebecca C. Bauder, 1815 Alamo Avenue, Colorado Springs, CO 80907
Doug and Peggy Keyser, 538 Fifth Avenue East, Kalispell, MT 59901
Building Dept., 348 Third Avenue East, Kalispell, MT 59901
H: \... \ 1996\KCU96-3 . TRM
ATTACHMENT A
CONDITIONS OF APPROVAL FOR
KEITH HOUSE CONDITIONAL USE PERMIT
The Kalispell City -County Planning Board forwards a recommendation for approval of the
request for a conditional use permit for the Keith House Bed and Breakfast located at 538 Fifth
Avenue East subject to the following conditions:
1. That the development of the site will be in substantial conformance with the approved
site plan, attached as Exhibit 1. The approved site plan shall govern the general location
of the building, parking, landscaping, and roadways.
2. A minimum of seven parking spaces shall be provided for the facility, one of which shall
be handicapped. The parking lot shall be paved and the parking spaces adequately
identified.
3. Placement and location of the solid waste receptacles for pick-up shall be coordinated
with the City Public Works Department.
4. All applicable permits (Certificate of Occupancy, State Health, Electrical, etc.) and
licenses shall be obtained prior to operation.
5. No more than five rooms shall be provided for overnight guests at one time and shall be
limited to the principal structure and not extended to any accessory or additional
structure.
6. Room rentals to families or individuals shall not exceed fourteen consecutive days.
7. The bed and breakfast facility must be accessory to and contained within the existing
single-family dwelling occupied by the dwelling's owner.
8. The bed and breakfast facility will be subject to a yearly review by the Zoning
Administrator.
9. Transfer of ownership of the bed and breakfast facility will require review by the Zoning
Commission and issuance of a conditional use permit in the new owner's name.
10. The bed and breakfast facility must maintain an up-to-date guest register.
11. The owners of the dwelling must be in permanent residence and maintain full use of the
kitchen, dining room, living room, and at least one (1) bedroom and bathroom not
accessible to the overnight lodgers.
1
12. Overnight lodgers shall not have direct access to cooking facilities although the
permanent resident(s) of the dwelling may provide breakfast service to the guests.
13. The residential structure shall not be significantly modified to provide additional sleeping
rooms or exhibit a non-residential appearance except for a small permitted sign as
provided for in these conditions.
14. A freestanding placard or a nameplate, not to exceed three square feet, attached to the
front entryway or gate of the house with the words "Bed and Breakfast" may be
permitted. The sign shall be architecturally harmonious with the residential structure.
15. The use of the bed and breakfast facilities shall be limited to the exclusive use of the
residential dwellers and their overnight guests. No other use such as a restaurant, bar
or otherwise which attracts non -boarding customers is permitted. No alcoholic beverages
shall be sold on the premises.
lb. No people, other than the residents of the dwelling, may be employed or otherwise assist
in the operation of a bed and breakfast facility.
17. The use of the residential dwelling for bed and breakfast must comply with all applicable
State rules pertaining to "Food, Public Accommodations, and Consumer Safety" and with
all applicable building and fire codes.
18. The conditional use permit shall terminate 18 months from date of issuance if
commencement of the authorized activity has not begun.
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FLATHEAD REGIONAL DEVELOPMENT OFFICE
CONIDITIONAL USE PERMIT STAFF REPORT #KCU-96-3
PEGGY AND DOUG KEYSER on behalf of REBECCA C. BA ER
MAY 6, 1996
A report to the Kalispell City -County Planning Board and Zoning Commission and the City
Council regarding a request by Peggy and Doug Keyser on behalf of Rebecca C. Bauder for a
Conditional Use Permit to allow a bed and breakfast in an R-3, Residential, zoning district. A
public hearing before the Planning Board has been scheduled for May 14, 1996, with a
recommendation to be forwarded to the Kalispell City Council for final action.
BACKGROUND INFORTMATION
A. Owner/ Applicant:
Rebecca C. Bauder
1815 Alamo Avenue
Colorado Springs, CO. 80907
(719)630-3949
Peggy and Doug Keyser
538 Fifth Avenue East
Kalispell, MT 59901
(406)752-7913
B. Size and Location:
The property is located at the northwest comer of Fifth Avenue East and Sixth Street
East in Kalispell and is part of the Kalispell's East Side Historic District.
The property address is 538 Fifth Avenue East and is actually comprised of four parcels
for a total of approximately 30,000 square feet. The property can be described as Lots
3, 4, 5 and 6, Block 81 of Kalispell Original Townsite located in Section 17, Township
28 North, Range 21 West, P.M.M., Flathead County, Montana.
C. Nature of Request and Background Information:
The applicants are requesting to operate a bed and break -fast from an existing residence
The residence is known as the "Keith House," a three story brick mansion designed in
1910 and built in 1911. In 1992 an Historical and Architectural Inventory was done by
Kathy McKay with various funding sources provided through the State Historical Society.
This inventory established the East Side and West Side Historic Districts. This residence
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is considered to be a "primary element" in the East Side Historic District, and is listed
on the National Register of Historic Places. The home is considered one of the finest
examples of the work of Kalispell architect Marion Riffo. Information from the
Historical and Architectural Inventory relating to the Keith mansion is included as an
attachment to this report.
The current property owners have undertaken the restoration and rehabilitation of this
fine, old home in accordance with the guidelines set by the National Register of Historic
Places. Working within these guidelines requires a commitment to maintaining the
historic and architectural integrity of the home by using specific materials and methods
in the rehabilitation process.
In 1992 the Planning Board and City Council granted a conditional use permit for the
home for a bed and breakfast which was issued to Sheryl Getman, daughter of the
previous owner Shirley Loutherback. It appears that the bed and breakfast was operated
for approximately one year or so' The house has since been vacant and deteriorating
badly primarily due to water damage.
The current property owners undertook their restoration and rehabilitation efforts in the
fall of 1995, and anticipate they will have completed the project in spring of 1997. In
spring of 1997, they plan to open the bed and breakfast operation.
As previously mentioned, this is a three story house. The bottom floor is proposed to
be used primarily as a common area which includes a large parlor, library, reception
room and dining room. Additionally, there will be a bedroom and bathroom designed
to be handicapped accessible on the main floor. - The middle floor will have five
bedrooms with individual bathrooms to be used for the bed and breakfast operation. The
third floor, which was previously a ballroom, has been converted into the master
bedroom which will be used exclusively by the owners. It is the intent of the property
owners to limit the total number of guest rooms available at any one time to five.
D. Existing Zoning and Land Use:
This property is zoned R-3, a Residential zoning district which allows bed and breakfasts
as a conditionally permitted use under Section 27.06.030(i) of the Kalispell Zoning
Ordinance. Currently the property is undergoing major restoration and rehabilitation,
while the property owners' brother and sister-in-law are living on the third floor and
overseeing the operations.
E. Surrounding Land Use and Zoning:
Many of the homes in this area are of significance to the East Side Historical District and
were built at the turn of the century at a time when an "eclectic" architectural style was
popular, a mix of styles from previous periods as well as "new" Prairie and Craftsman
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styles of architecture. The Historical and Architectural Inventory available at the
Flathead County Library details the specific homes in the area and their historical
significance as well as architectural style.
North: Property to the north is zoned R-3 and has a single family home.
South: There is R-3 zoning to the south and single family homes.
East: The property to the east is zoned R-3, and distinctive Prairie style home.
West: The property to the west is zoned RA and is primarily single family
homes.
Master Plan Designation:
The Master Plan designates this area as Urban Residential with a maximum density of
eight dwelling units per acre, however, nearly all of these properties have been
developed. Some of the homes in the area have been converted into duplex units. This
proposal can be considered to be in substantial compliance with the Master Plan.
Utilities/Services:
Sewer and sewer:
Solid Waste:
Gas:
Electric:
Phone:
Police:
Fire:
Schools:
Evaluation of the Request:
Site Suitability:
City of Kalispell
City of Kalispell
Montana Power Company
Pacific Power (underground)
PTI (underground)
City of Kalispell
City of Kalispell
School District #5
a. Adequate Useable Space: These four parcels were developed at the tum of the
century and no additional expansion to the home is proposed. The applicants do
plan on placing an addition to the existing garage which is currently under review
by the City of Kalispell's Building Department.
b. Adequate Access: Access to the property is from Fifth Avenue East and Sixth
Street East by way of existing driveways. The alley to the west is not used for
access to the property. Adequate access currently exists. .
3'
C. Environmental Constraints: There are no apparent environmental constrains
associated with the property such as floodplain, seismic activity or ponding water.
2. ADprooriate Design:
a. Building Orientation: This building is oriented facing east and no structural
modifications will be made to change the exterior of the home.
b. Parking Scheme: Section 27.35.020 of the Kalispell Zoning Ordinance provides
specific conditional use permit requirements for bed and breakfasts. Parking
requirements are one parking space for each room, plus one for the resident
owner. For this proposal, the property owners would be required to provide a
total of seven parking spaces. According to the application, the property owners
intend to provide four parking spaces along the south side of the property which
will be paved with asphalt as well as two parking spaces in the proposed three car
garage either inside or in front. Additionally, there will be parking for the
residents in the existing garage and the proposed garage addition totaling a
maximum of eight parking spaces. The parking and driveway are proposed to be
paved with asphalt.
C. Traffic Circulation: Traffic will enter the property either from Sixth Street East
or from Fifth Avenue East. There is a circle driveway and parking area along
the western portion of the property. Traffic circulation appears to be good.
d. Open Space: No specific open space is required under the zoning ordinance,
however, this residence occupies four parcels and easily meets the current setback
requirements of the district.
e. Fencing/Screening/Landscaping: Existing mature landscaping in the way of
shrubs, trees and lawn are on the property. There is some fencing along the
northern boundary of the property. No additional fencing, screening or
landscaping is proposed or appears necessary.
f. Sianage: A small placard sign from the National Register of Historic Places is
proposed next to the doorbell along with a placard "The Keith House Bed and
Breakfast" placard on the upper lawn which will be designed in conformance with
the specifications of the zoning ordinance.
3. Availability of Public Services/Facilities:
a. Schools: - This development is within the. boundaries of School District #5.
However, no substantial impact on the school district can be anticipated as a
result of this use.
4
b. Parks and Recreation: Woodland Park, Conrad Mansion and other park facilities
are in the nearby area and within walking distance. Park facilities are adequate
and this proposal will create minimal impact.
C. Police: The Kalispell Police Department can adequately respond to emergency
situations at the complex.
d. Fire Protection: Fire protection
Department who have reviewed thi
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e. Water/Sewer: City water and sewer is currently provided to the residence.
g. SoIid Waste: The City of Kalispell will provide solid waste pick-up for the
facility. Location of the receptacle should be coordinated with the City Public
Works Department.
s
h. Roads: Minimal additional traffic can be anticipated to be generated from this
use onto the streets in the area. Any additional traffic which will be generated
will be able to be accommodated with the existing roadways.
4. Immediate Neighborhood Impact: Potential for an insignificant increase in traffic in the
neighborhood can be anticipated. There should not be a significant impact with regard
to noise or other disturbing elements.
5. Immediate Neighborhood Integrity: The current restoration and rehabilitation of this
historically significant home will make a positive contribution to the neighborhood as
well as the community as a whole.
b. Impact on Property Values: By making the major investment involved in the restoration
and rehabilitation of this fine old mansion, property values in the area.will be maintained
and enhanced.
REACTION OF NEARBY PROPERTY OWNERS
A notice of public hearing was mailed to property owners within 150 feet of the subject property
approximately 15 days prior to the hearing. At the writing of the staff report, no comments had
been received by the staff.,
SUNLMARY OF FIh-DINGS
The proposed bed and breakfast is a conditionally permitted use in the R-3, Residential zoning
district and is in compliance with the guidelines and special conditions outlined in the zoning
ordinance. The restoration and rehabilitation of this historically significant building will make
a positive contribution to the community. Adequate parking, open space, landscaping and access
are proposed for the bed and breakfast facility. Property values and neighborhood integrity will
be enhanced by the restoring of this beautiful old home to its previous grandeur.
5
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It is recommended that the Kalispell City -County Planning Board and Zoning Commission adopt
staff report #KCU-96-3 as findings of fact and recommend that the City Council grant the
Conditional Use Permit, subject to the following conditions:
i . That the 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.
2. A minimum of seven parking spaces shall be provided for the facility, one of which shall
be handicapped. The parking lot shall be paved and the parking spaces adequately
identified.
3. Placement and location of the solid waste receptacles for pick-up shall be coordinated
with the City Public Works Department.
i
4. All applicable permits (Certificate of Occupancy, State Health, Electrical, etc.) and
licenses shall be obtained prior to operation.
5. No more than five rooms shall be provided for overnight guests at one time and shall be
limited to the principal structure and not extended to any accessory or additional
structure.
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6. Room rentals to families or individuals shall not exceed fourteen-exee days.
i. The bed and breakfast facility must be accessory to and contained within_ the existing
single-family dwelling occupied by the dwelling's owner.
8. The bed and breakfast facility will be subject to a yearly review by the Zoning
Administrator.
9. Transfer of ownership of the bed and breakfast facility will require review by the Zoning
Commission and issuance of a conditional use permit in the new owner's name.
10. The bed and breakfast facility must maintain an up-to-date guest register.
11. The owners of the dwelling must be in permanent residence and maintain full use of the
kitchen, dining room, living room, and at least one (1) bedroom and bathroom not
accessible to the overnight lodgers.
12. Overnight lodgers shall not have direct access to cooking facilities although the
permanent resident(s) of the dwelling may provide breakfast service, to the guests.
13. The residential structure shall not be significantly modified to provide additional sleeping
rooms or exhibit a non-residential appearance except for a small permitted sign as
provided for in these conditions.
2
14. A freestanding placard or a nameplate, not to exceed three square feet, attached to the
front entryway or gate of the house with the words "Bed and Breakfast" may be
permitted. The sign shall be architecturally harmonious with the residential structure.
15. The use of the bed and breakfast facilities shall be limited to the exclusive use of the
residential dwellers and their overnight guests. No other use such as a restaurant, bar
or otherwise which attracts non -boarding customers is permitted. No alcoholic beverages
shall be sold on the premises.
16. No people, other than the residents of the dwelling may be employed or otherwise assist
in the operation of a bed and breakfast facility.
17. The use of the residential dwelling for bed and breakfast must comply with all applicable
State rules pertaining to "Food, Public Accommodations, and Consumer Safety" and with
all applicable building and fire codes.
18. The conditional use permit shall terminate 18 months from date of issuance if
commencement of the authorized activity has not begun.
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10 Year Built: 1911 Q Factual Estimate
11 Location d Originalj] Moved
12
Architect (if known):Nox'�'nnCy
13
Builder/Original Owner (if known) I /115rry C. Keith
14
Exterior Materials: [] Stone Brick [jStucco d Wood D Log E] Terra-cotta n Concrete
❑ Shingle O Other Materials (specify):
15
Condition: 10
Excellent B6 Good ❑ Fair[D Deteriorated [] In Ruins E] No Longer Exists
16
Retention of Original Design: [] Altered [] Major Minor [] Unaltered
17
Present Use: Flathead Ind GrouD lime
18 Original Use: Rpqlrience
19
Please describe the present general physical appearance of the structure and site.
To the extent possible, please also describe changes that have occurred to the
property over the years, noting the approximate dates•at which they occurred.
A large two story brick structure with turret, expansive
porch and gambrel roof. Stylistic conections can be
drawin from pennsylvanian dutch farm house.
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20a Reason for significance: ViHistorical Associations ElArchitectural and Engineering
design and appearance []Presence of historic or prehistoric information
20b Please justify the historical significance; noting important persons, events and/or
historical patterns.associated with structure, site and surrounding area.
This massive and most outstanding home was built by Harry C. Keith
who was the Vice President and General
Manager of the Missoula (1891-1911) and then Kalispell Mercantile
(1911 on) (see 11G-200). The home represents the success with
which the business was operated by Keith who had brought the enter-
prise to Kalispell from Demersville in 1894. Up until 1911 Kieth
and Family lived at 444 3d-Ave.- East. (see 13I-444) which is also
an interesting structure. Keith and family owned this home from 191
to 1936. The home is presently operated as a Flathead industry
group home by owner Shirley Loutherback.j/
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538 5th Avenue East
1992 Revision
Kathy McKay
Additional information (house is already listed on the National Register of Historic Places)
STATEMENT OF SIGNIFICANCE
The Keith House is a primary element of the East Side Historic District because of its excellent
historic architectural integrity and its association with Harry Keith, one of the most significant
people in Kalispell's early history. Designed in 1910 and built in 1911 for Harry Keith, who lived
in it with his family until his death in 1932,'the house is one of the finest examples of Kalispell
architect Marion Riffo's work. Situated on three lots, it commands an imposing position in the East
Side Historic District.436
Harry Clifford Keith was born in New Brunswick in 1863. He grew up on the family farm, and at
the age of 16 he began clerking in a general store and also attended commercial college. In 1887 he
moved to Missoula, Montana, joining his brother J. M. Keith who was working for the Missoula
Mercantile. Harry Keith soon moved to Stevensville to take charge of the operations of the
Missoula Mercantile Company in that town. Later he opened a branch store in Victor, and when he
returned to Missoula he was the treasurer of the company. When the Missoula Mercantile
purchased the mercantile of T. 1. Demers in Demersville, Keith was placed in charge. In 1892 or
1893 the store was moved to Kalispell (at first it was confined to hardware and implements and
there was only one clerk). In 1898 the company built a grain elevator and added a grocery
department. In 1911 the name was changed to the Kalispell Mercantile and Harry Keith was named
the vice president and general manager. By that time, the business had grown to be the largest in
western Montana. In 1907 Keith purchased control of the First National Bank of Kalispell and soon
became president, a position he held for 24 years while also managing the Kalispell Mercantile.
Keith was a member of the Republican party, the Baptist church, the Masons, the board of directors
of the Montana Automobile Association, the Elks, the Mystic Shrine, the Rotary, the Chamber of
Commerce, and the Knights of Pythias. He married Mary Mowry Hunt in 1894 in Kansas. She
was the adopted daughter of Daniel Hunt of Avoca, Iowa, and -had moved to Demersville with her
parents, who managed the Cliff House in that town. In 1901 Mary Keith's father Colonel Hunt
retired from managing the Kalispell Hotel and made plans to "make goo goo eyes at his grand
children of the Harry Keith family." Mary Keith was active in the Presbyterian Church and,
according to her obituary, "was prominent in the social life from the beginning, as well as being
identified with every charitable movement started here. And yet, she was known as a home -loving
woman who always found time to minister to the needs of a large growing family of children." The
Keiths had ten children (the oldest, Harry C. Keith, Jr., worked for the Kalispell Mercantile for
many years, eventually becoming manager). Mary Keith passed away in 1930, and the Keith House
"Marion B. Riffo," Daily Inter Lake, November 14, 1910, p. 18.
538 5th Avenue East - page 2
was not large enough to accommodate everyone who attended the funeral. Harry Keith passed away
in 1932 after an illness of two years. According to his obituary, "He was looked upon as one of the
most influential and successful business men in northwestern Montana and was numbered among the
early and most substantial residents of Flathead valley who helped to build the larger business
institutions of Flathead county.""'
Before the Keith House was built, the Keiths lived on a ranch along the shore of Lake Blaine
(beginning in 1895) and at 444 3rd Avenue East (by 1901).033
When the 1920 federal population census was taken, Harry and Mary Keith were living in the Keith
House with their ten children between the ages of five and 23. A 19-year-old servant named Olinda
Koelling was also living in the house. She Was originally from Illinois.
From 1936 until 1967 dentist Earl Johnson and his wife Rosaline owned the property, and they
occupied the house until approximately 1951. The Johnsons divided the residence into apartments.
For example, according to the 1936 Kalispell City Directory the occupants of the dwelling were Earl
and Rosaline Johnson, mortician Frank Owen and his wife Helen, trucker Howard Snyder and his
wife Gladys, and four nurses. Some or all of the families may also have had children living with
them.
PHYSICAL DESCRIPTION (see National Register nomination for physical description)
additional notes:
The concrete walks, driveways and retaining walls around the Keith House were constructed in the
spring of 1911 by the Two Miracle Concrete Corporation t39
There was a large outbuilding behind the residence until at least 1955 (it is visible in the attached
historic photograph).
Between 1899 and 1903 a house was built at the rear of lots three and four. This dwelling was gone
by 1910.
'"Sanders, Helen Fitzgerald, History of Montana (Chicago, IL: Lewis Publishing Co., 1913), vol. 3, pp. 1363-
64; 'H. C. Keith Dies After Long lllnest," Flathead Monitor, March 17, 1932, p. );Kalispell Bee, May 14, 1901,
p. 4; "Loved Matron Called to Her Final Reward,' Flathead Monitor, November 28, 1929, p. 1.
`Kalispell Graphic, January 23, 1895, p. 3; Kalispell Times, January 1, 1914.
"Kalispell Tmes, April 27, 1911.
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April 14, 1996
FIathead Regional Development Office
723 Fifth Avenue East, Room 414
Kalispell, MT 59901
To Whom It May Concern:
Enclosed please find the completed application for a conditional use
permit proposing the use of our property at 538 Fifth Avenue East (The
Keith House) as a Bed and Breakfast as required under Section 27.34,
Kalispell Zoning Ordinance. The property, under applicant Sheryl
Getman, was granted the conditional use permit on July 13, 1992. We
have carefully reviewed the Flathead Regional Development Office
Conditional Use Report #KCU-92-2 dated June 2, 1992 and have made
every effort to address the Office's concerns in their evaluation and
recommendations which were made at that time.
My husband, Don, and I first "discovered" the Keith House in
November 1992 when were guests there of The Whitney Inn. We have
always loved historic homes and feel they are jewels to be preserved for
generations to come and greatly enhance the charm of a community.
The grand Conrad Mansion as well as the lovely old homes of Kalispell's
Walking Tour has always made the east -side one of our favorite areas to
enjoy on our visits to town. Don graduated from Flathead Community
College and lived in Kalispell through much of the 1970's and has
always longed to return to the Valley. When there became an
opportunity for us to purchase the Keith House in August 1995, it was
a dream come true for both of us.
Over the years, The Keith House has fallen into significant disrepair.
Before our purchase of the home last August, the house had been
vacant for a considerable length of time. In our research about the
history of the house, we had the wonderful opportunity to visit with
two of the Keith grandsons last Fall, and learned that the home's
maintenance had been sadly neglected and the house had often been
abandoned throughout, it's history. Fortunately, for Don and I, we
were able to enlist the services of my brother, Doug Keyser, a
qualified general contractor" of 25 years and an outstanding craftsman,
who shares our respect for historical homes which cannot be replicated
today. He and his family moved _into the house and under the auspices
of Keyser Management immediately begin the repairs and restoration of
this grand old home this past Fall. 'He has taken great care to respect
the integrity of this home and to appreciate it's placement on the
National Register of Historic Places.
The immediate priority was to make the house habitable for the coming
winter and halt any further deterioration. Water damage from a leaking
roof, especially occurring at the eaves, had rotted out rafter tails,
soffits and fascia. The masonry surrounding the turret was crumbling,
spalling and bowing. The third floor end gable had been rotted out
from water damage. Leaking water from a second floor bathroom had
caused the kitchen ceiling to cave in and the back hall and staircase
had settled to the point that the integrity of the entire structure was
at risk. Steel support braces had been placed at windows to support
the crumbling masonry and sagging windows. The masonry was painted
with graffiti, windows were broken, and there was evidence that
vagrants had been camping out yin the basement. The garage had been
pushed off it's foundation and the landscaping was over -grown with
weeds and lack of attention.
Keyser Management has been pleased to find local skilled craftsmen and
adequate community resources and supplies and has essentially
completed this extensive restoration. Operating according to the
guidelines set by the National Register of Historic Places, we are very
proud of how the Keith House has been preserved for future
generations to enjoy. . The entire three layers of old roofing was taken
off and replaced with a 90-year, fire-resistant roof, suggested by The
National Register. Hand box gutters were installed and they and down
spouts have been heated to eliminate future water damage. The
sagging brick windows have been secured with matching brick and
mortar. Special knives have been made by a Iocal craftsman to
perfectly replicate the original molding details such as crown moldings,
dentil molding, tongue and groove soffit, balusters and handrail. and
to restore it to it's original grandeur. The highest quality materials
have been used, including local woods matching those original to the
house. When weather permits, a fresh coat of. paint with a high quality
finish will essentially complete the exterior renovation. Interior
restoration is currently underway, repairing water damage, improving
plumbing and electrical, restoring original woodwork, and bringing the
home up to it's original grandeur. It is our hope that the
neighborhood will appreciate seeing the Keith .House come back to life
and that the community can once again enjoy and be proud of this
"crown jewel".
I trust we have provided sufficient information about how operating our
home as a bed and breakfast will impact the property. The changes we
have made in the home since its prior approval as a bed and breakfast
have been intended to attract the most discriminating of guests; i.e.
adding private baths, upgrading of plumbing, etc. The home will be
furnished in antiques and period furniture to reflect the history of
1911, when the house was built. Lovely fabrics and antique lace and
linens will provide the graceful ambiance one would expect in this
stately home. It is our expectation that guests will come from such bed
and breakfast guidebooks as "American Historic Inns" and will be
individuals who share a love of historic homes and neighborhoods.
Room rates will be set to appeal to the upscale visitor who's looking for
unique service -oriented lodging in an elegant historic home in a quiet
neighborhood. Additional changes to the property are designed to meet
the parking design and traffic circulation outlined by the FRDC in their
June 2, 1992 report.
We look forward to your reviews and either my brother, Doug Keyser,
(752-7913) or myself (719 630-3949) is available for any .further
information which you may need. Thank you for your consideration.
Sincerely,
ebecca Crissey Bauder
Property Owner
C I TY OF' KAL_ I SPEL-L-
ARPI r CATION FOFE A COt,4D I T I ONAL_ USE PERM I T
This Application shall be submitted, along with all required informA tehTMN1hWTERtAL
herein and the appropriate fee tat }°� •s
Flathead Regional Development Office, 723 Fifth Avenue Easty
Kalispell, Montana 59901 - (406) 758-5760
APR I5 1996
PROPOSED
USE s ) CC —x i (
Ot RiS) OF RECORDS /
Names RehErrn €_. 80t�Apr
F. R ma
_Phonrt,]1g1'q�•r) za
Mailing
City, S ate /` ry
Address: �K15 lomn ;�lle.
i zip In. l it I�no {
PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TD
BE SENT
Namtr r�r) t,
��Y Phones ,
��,'���
Mailing
City, Stet
Address: 5.
UF. P. :zip, iv1T 99 01
T
LEGAL DESCRIPTION OF PROPERTY
(Refer to Property Records)i
Street ct1� �1� 1�
Address: S�O �Ifi{1.�1,�P
Sec. Town- Range
. E• Na.��ship_,JJLL ?I V
SubdivV" t /'�
�'"'` ..{{ Tract Lot Block
91
Namesr1�s?11TItiCi�ul1SILe
No(s).No(s3�LNo. _
1. Zoning District and Zoning Classification in which use is proposed:
2. Attach a plan of the affected lot which identifies the following iteess
a. Surrounding land uses.
b. Dimensions and shape of lot.
c. Topographic features of lot.
d. Size(s) and locationts) of existing building(s).
e. Size(s) and locationts) of proposed building(s).
f. Existing use(s) of structures and open areas.
g. Proposed use(s) of structures and open areas. -
3. On a separate sheet of paper, discuss the following topics relative to the
proposed uses
a. Traffic flow and control.
b. Access to and circulation within the property. .
c. Off-street parking and loading.
d. Refuse and service areas.
V. Utilities.
f. Screening and buffering.
g. Signs, yards and other.open spaces.
h. Height, bulk and location of structures. ••-
i. Location of proposed open space uses. L
j. Hours and manner of operation.
k. Noise, light, dust, odors, fumes, and vibration.
5. Attach supplemental information for proposed uses that have additional
.requirements (consult Planner).
i hereby certify' under penalty of perjury and the laws of the State of Montana that
the information submitted herein, on all other submitted fares; documents, plans or
any other information submitted as part of this application, to be true, complete,
and accurate to the best of my knowledge. Should any information or representation
submitted in connection with this application be incorrect or untrue, I understand
that any approval. based thereon may be rescinded, or other appropriate action taken.
The signing of this application signifies approval for F.R.D.O. staff to be present
on the property for routine monitoring .'and inspection during the approval and
development process.
Signed: Dates
(applicant)
INSTRUCTIONS FOR CONDITIONAL USE PERMIT APPLICATION
1. Answer all questions. Answers should be clear and contain all the necessary
.., ,.information.
2. In answering question 1, refer to the classification system in the Zoning
Regulations.
3. In answering questions 2 and 3, be specific and complete. If additional space
is needed, please use a separate sheet of paper to discuss the appropriate
topics.
4. A plot plan or site plan must be submitted with each application, with all
existing or proposed structures shown, and distances from each ether and from
the property lines,
5. A list of property owners (within 150 feet, but excluding any surrounding
right-of-way) and their mailing address oust be submitted with each
application.
Examples
Tract • Owner of Record Mailing
Address
6. A fee, as determined by the F.R.D.O. fee schedule, for a Conditional Use
Permit must be submitted with this application to cover the cost of necessary
investigation, publication, mailing and processing procedures. Make check
payable to Flathead Regional Development Office.
1/ FOR OFFICIAL USE OsILY Application No. I'
Application Received/ `,/ !Yl'��`�" 9&
Fee Paidt�zl_n Dates ��-/.5-L1C� Receipt No.s_
Kalispell City -County Planning Hoard Public Hearing Dates ��" i4 - 7
City Council Public Hearing Dates
City Council Decision Dates
Application Approved? Approved with Modifications? Denied?
If Approved, Conditions Attacheds
MAYOR, CITY OF KALISPELI.
Dates
Revised 7/28/93 dh
2. A request by Peggy and Doug Keyser on behalf of Rebecca C. Bauder for a conditional
use permit to allow bed and breakfast. This property is located in an R-3, Residential,
zoning district which allows bed and breakfasts as a conditionally permitted use. The
bed and breakfast will be located at 538 Fifth Avenue East, the "Keith House." The
property can be further described as Lots 3, 4, S, and 6, Block 81, Kalispell Original
located in Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County,
Montana.
3. A request by Ron and Claudia Cattron on behalf of Jack and Viola Markley for a
conditional use permit to allow a ten room personal care facility. This property is
located in an RA-1, Low Density Residential Apartment zoning district which allows
personal care facilities as a conditionally permitted use. The property is located on the
north side of Liberty Street and contains approximately .488 of an acre. The property
can be further described as Lot 4 of Liberty Village located in Section 12, Township 28
North, Range 22 West, P.M.M., Flathead County, Montana.
Documents pertaining to the above agenda items are on file in the Flathead Regional
Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, and are available
for public review during regular office hours.
Interested persons are encouraged to attend the hearings and make their views and concerns
know to the Board. Comments in writing may be submitted to Narda Wilson of the Flathead
Regional Development Office at the above address prior to the date of the hearing.
Thomas '
Planning
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