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I2. Ord 1792 - Glacier Rail Park PUDPLANNING FOR THE FUTURE REPORT TO: Doug Russell, City Manager FROM: Jarod Nygren, Senior Planner Planning Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning SUBJECT: Ordinance 1792 — First Reading, Glacier Rail Park PUD Request MEETING DATE: July 3, 2017 BACKGROUND: Flathead County Economic Development Authority (FCEDA) has submitted a request for a Planned Unit Development (PUD) overlay zoning district on 40 acres of property known as the Glacier Rail Park. The application request has been evaluated in accordance with 76-2-303- M.C.A., 76-2-304-M.C.A. and Section 27.19.020(4) of the City of Kalispell Zoning Ordinance. The PUD will function in concert with the underlying zone to provide standards that are more appropriate for an industrial rail park. The extent to which the PUD application seeks to address the limitations includes the following: 1) Timing of building permit issuance; 2) Ability to gate the private road; 3) List of permitted uses on the property; 4) Allowable fence height; 5) Wayfinding signage; 6) Paving standards; 7) Landscaping standards; and 8) Standard for private roads serving a subdivision. The site is located east of Whitefish Stage Road and the Whitefish River and north and west of East Oregon Street in the old McElroy and Wilkin Gravel Pit site. The Kalispell Planning Board held a duly noticed public hearing June 13, 2017, to consider the PUD application request. Staff reported that the proposed PUD was compatible with the zoning, growth policy and Core Area Plan. Staff recommended that the Planning Board adopt staff report KPUD 17- 02 as findings of fact, and recommend to the Kalispell City Council that the PUD application request be approved, subject to conditions. During the public comment portion of the hearing, a representative of FCEDA spoke in support of the project. In addition there was one public comment received that had concerns about all of the conditionally permitted uses within the 1-2 Zone becoming permitted uses, specifically that telecommunication towers would be outright permitted. There being no further testimony, the public hearing was closed and a motion was presented to adopt staff report KPUD-17-02 as findings of fact and recommend to the Kalispell City Council that the PUD overlay zone for Glacier Rail Park be approved subject to the conditions listed in the staff report. There was lengthy discussion regarding all of the conditionally permitted uses within the I-2 Zone becoming permitted uses. Accordingly, another motion was made that would make telecommunication towers a conditionally permitted use, rather than a permitted use. Discussion concluded that it would be appropriate to continue requiring a conditional use permit for telecommunications and the motion passed unanimously upon roll call vote. There being no further discussion, the original motion to approve the PUD, as amended, passed unanimously on a roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve the first reading of Ordinance 1792, an ordinance amending the official zoning map by creating a PUD overlay zone over certain real property described as Glacier Rail Park, described as Tracts 4, 5BA, 5B, 30ICA, 30IB, and 30S, located in the north 1/2 of Section 8, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana, and more particularly described in the attached Exhibit "A". FISCAL EFFECTS: Approval of the request will allow the development of the rail park, which in turn will have positive fiscal impact. ALTERNATIVES: Deny the request. Report compiled: June 26, 2017 ATTACHMENTS: Ordinance 1792 June 13, 2017, Kalispell Planning Board Minutes Staff Report Application Materials & Maps c: Aimee Brunckhorst, Kalispell City Clerk Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59903 ORDINANCE NO. 1792 AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1677), BY CREATING A PLANNED UNIT DEVELOPMENT OVERLAY ZONE OVER CERTAIN REAL PROPERTY DESCRIBED AS THE GLACIER RAIL PARK, LOCATED IN THE NORTH HALF OF SECTION 8, TOWNSHIP 28 NORTH, RANGE 21 WEST, FLATHEAD COUNTY, MONTANA, AND FURTHER DESCRIBED ON EXHIBIT "A", IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY 2020, AND TO PROVIDE AN EFFECTIVE DATE. WHEREAS, Flathead County Economic Development Authority (FCEDA) petitioned the City of Kalispell that a Planned Unit Development overlay be attached to the current zoning classification on those 40 acres of land known as the Glacier Rail Park; and WHEREAS, the property is zoned I-2, Heavy Industrial, and is located east of Whitefish Stage Road and the Whitefish River and north and west of East Oregon Street; and WHEREAS, the petition of FCEDA was the subject of a report compiled by the Kalispell Planning Department, Staff Report #KPUD-17-02, in which the Kalispell Planning Department evaluated the petition and recommended that a Planned Unit Development overlay be attached to the above described tract of land pursuant to Kalispell City Code 72.21.030(2)(b); and WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on June 13, 2017, and recommended that a Planned Unit Development overlay be attached to approximately 40 acres of land, pursuant to Kalispell City Code 72.21.030(2)(b); and WHEREAS, after considering all the evidence submitted on the proposal to attach a Planned Unit Development overlay to the property, the City Council finds such zoning to be consistent with the Kalispell Growth Policy 2020 and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set forth in Staff Report No. #KPUD-17-02. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION 1. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning Ordinance, (Ordinance No. 1677) is hereby amended by attaching the property described above with a Planned Unit Development overlay. SECTION 2. The Planned Unit Development overlay proposed by FCEDA upon the real property described above is hereby approved subject to the following conditions: 1. The Planned Unit Development for the rail park allows for the following modifications to the Kalispell Zoning Ordinance: a. Kalispell Zoning Ordinance Section 27.19.030(1)(b): Allows for both the permitted and conditionally permitted uses of the underlying I-2 zone to be included as permitted uses within the PUD overlay, excluding telecommunication towers and cellular communication towers (including radio. TV, internet. phone and cable providers) which requires a conditional use permit. b. Kalispell Zoning Ordinance Section 27.17.040(7) and 27.20.040: Allows fence height in the front setback to eight (8) feet, provided that there be no barbed wire in the front setback area. C. Kalispell Zoning Ordinance Chapter 27.22: The request would allow for the developer to submit a wayfinding sign plan (in addition to the individual per lot signage allocations) to the City Planning Department for its review and approval. d. Kalispell Zoning Ordinance Section 27.24.030(4): Required paved parking areas are limited to those areas used for customer and employee parking and access and a minimum paved driveway at all other accesses for industrial user traffic. e. Kalispell Zoning Ordinance Section 27.24.030(6): Landscaping for parking areas is not required. 2. The Planned Unit Development for the rail park allows for the following modifications to the Kalispell Subdivision Regulations: a. Kalispell Subdivision Regulations Section 28.2.09 (D): Allows for a building permit to be issued prior to final plat provided that adequate fire access and water is available to the satisfaction of the Kalispell Fire Department prior to any combustibles being on site. b. Kalispell Subdivision Regulations Section 28.3.13: Allows for the gating of the rail park access road at the intersection of Whitefish Stage. Final gate design shall be approved by the Kalispell Fire Department, Kalispell Police Department and Kalispell Public Works prior to installation. Kalispell Subdivision Regulations 28.3.14(A)(4): Allows for the 60' rail park access road right -of way to be private and not have sidewalks on either side. SECTION 3. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell Zoning Ordinance not amended hereby shall remain in full force and effect. SECTION 4. This Ordinance shall take effect from and after 30 days of its passage by the City Council. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, MONTANA, THIS 17TH DAY OF JULY, 2017. Mark Johnson Mayor ATTEST: Aimee Brunckhorst, CMC City Clerk EXHIBIT "A" A PARCEL OF LAND CONTAINING IN TRACTS 2 AND 3 OF C.O.S. No. 19246 AND TRACTS 4, 5, 6, AND 7 OF C.O.S. No.18380 IN THE NW1/4 AND NW1/4NE1/4 OF SECTION 8, T.28N., R.21W., P.M.MONTANA, FLATHEAD COUNTY, CITY OF KALISPELL; MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 5, THENCE N 89°34'38" W, 739.10 FEET ALONG THE NORTH LINE OF SAID TRACT 5 TO THE WESTERLY RIGHT- OF-WAY LINE OF BURLINGTON NORTHERN RAILROAD, THENCE S 18°25'57" W 188.74 FEET ALONG SAID RAILROAD RIGHT-OF-WAY LINE; THENCE ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 1382.69 FEET, DELTA ANGLE OF 1057'48" AND ARC LENGTH OF 47.38 FEET ALONG SAID RAILROAD RIGHT-OF- WAY LINE TO THE SOUTH LINE OF SAID TRACT 5; THENCE S 89°57'46" W, 64.23 FEET TO THE WEST RIGHT-OF-WAY LINE OF EAST OREGON LANE; THENCE ALONG A NON -TANGENT CURVE TO THE RIGHT WITH RADIAL BEARING OF N 68°37'58" W, A RADIUS OF 1322.69 FEET, DELTA ANGLE OF 9°05'44" AND ARC LENGTH OF 209.98 FEET ALONG SAID ROAD RIGHT-OF-WAY; THENCE S 30°27'46" E, 306.73 FEET ALONG SAID ROAD RIGHT-OF-WAY TO THE SOUTHEAST CORNER OF SAID TRACT 6; THENCE N 89°26'03" W, 385.63 FEET ALONG THE SOUTH LINE OF SAID TRACTS 6,7 AND 2 TO THE NORTHWEST CORNER OF SAID TRACT 4; THENCE ALONG THE EAST, SOUTHERLY AND WEST LINES OF SAID TRACT 4 THE FOLLOWING FOUR (4) COURSES: 1) S 02°47'02" W, 486.62 FEET; 2) S 85°41'04" W,151.07 FEET; 3) N 59°53'06" W, 259.84 FEET; 4) N 00°52'08" E, 371.09 FEET TO THE NORTHEAST CORNER OF SAID TRACT 4; THENCE ALONG THE SOUTH LINE OF SAID TRACTS 2 AND 3 THE FOLLOWING FOUR (4) COURSES: 1) N 89°40'29" W, 834.59 FEET; 2) S 12°08'30" E, 9.23 FEET; 3) S 89°58'50" W, 369.06 FEET; 4) S 88°26'07" W, 31.32 FEET TO THE EAST RIGHT-OF-WAY LINE OF WHITEFISH STAGE ROAD; THENCE ALONG SAID ROAD RIGHT-OF-WAY THE FOLLOWING THREE (3) COURSES: 1) N 17°54'25" W, 389.40 FEET; 2) A CURVE TO THE LEFT HAVING A RADIUS OF 1730.00 FEET; DELTA ANGLE OF 8°16'28" AND ARC LENGTH OF 249.85; 3) N 26°10'40" W, 104.95 FEET TO THE WESTERN MOST POINT OF SAID TRACT 2; THENCE ALONG THE NORTHERLY LINE OF SAID TRACT 2 THE FOLLOWING ELEVEN (11) COURSES: 1) N 63°31'57" E, 49.58 FEET; 2) N 22°32'14" E, 303.76 FEET; 3) S 59°24'34" E, 305.12 FEET; 4) N 63°43'14" E, 367.58 FEET; 5) S 48°03'21" E, 534.06 FEET; 6) S 53'01'11" E, 151.01 FEET; 7) S 62°30'51" E, 156.96 FEET; 8) S 74°15'35" E, 118.99 FEET; 9) 89°41'52" E,188.69 FEET; 10) N 67°23'07" E, 323.43 FEET; 11) N 75°52'58" E, 144.95 FEET TO THE WEST LINE OF SAID TRACT 5; THENCE N 00°08'21" W, 56.40 FEET ALONG THE WEST LINE OF SAID TRACT 5 TO THE SAID POINT OF BEGINNING. THE TRACT CONTAINS 40.69 ACRES, MORE OR LESS, AND IS SUBJECT TO ALL EXISTING EASEMENTS AND DOCUMENTS OF RECORD. KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING June 13, 2017 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and CALL Zoning Commission was called to order at 6:00 p.m. Board members present were: Chad Graham, Steve Lorch, George Giavasis and Doug Kauffman. Ronalee Skees, Rory Young and Christopher Yerekes were absent. Tom Jentz, Jarod Nygren and PJ Sorensen represented the Kalispell Planning Department. APPROVAL OF MINUTES Lorch moved and Kauffman seconded a motion to approve the minutes of the May 9, 2017 meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. PUBLIC COMMENT None. GLACIER RAIL PARK Flathead County Economic Development Authority (FCEDA) has submitted a Planned Unit Development (PUD) application for their 40-acre property known as the Glacier Rail Park. The PUD application seeks to address a number of zoning and subdivision regulations that have not anticipated the development of an industrial rail park. STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department reviewed Staff Report #KPUD-17-02. Nygren reviewed the staff report for the planning board focusing on key standards of the PUD such as paving, landscaping, signage, fence heights and gate access to and from the site. Reviewed modifications to the existing zoning ordinance and subdivision regulations. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPUD-17-02 as findings of fact and recommend to the Kalispell City Council the PUD overlay zoning district for Glacier Rail Park be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Giavasis inquired about the elimination of the landscaping. Nygren advised that it is not practical in a heavy industrial area, would be hard to maintain due to heavy truck traffic that will regularly pull into the boulevard. Lorch asked why the right of way will be private rather than public. Nygren advised that Public Works requested this condition because of long term maintenance to this right of way. Lorch went Kalispell City Planning Board Minutes of the meeting of June 13, 2017 Pagel on to ask about the effect on the residences and the residential streets surrounding the rail park. Nygren advised that there will be improvements made with curbs, gutters and sidewalks for safety within the public right-of-way. Also there will be additional traffic studies done as additional developments happen in the rail park, which may require additional mitigation measures. Jentz pointed out that the Preliminary Plat was approved for this subdivision about 3 years ago. Standards were reviewed at that time and the original access road was declared to be a private road. Jentz reminded the board that this subdivision is not like the normal subdivisions they are used to dealing with. This will be heavy industrial so they won't see all the landscaping, sidewalks, etc. We do not want to encourage the public to use this area for walks, bike rides, etc. Lorch asked for clarification on what roads will be private and which will be public. Nygren advised that there will be some sharing of the roads between residential traffic and trucks coming in and out of the rail park on the east end of the property. Kauffman asked about the dust abatement and who will be regulating that. Jentz replied that the county has a policy but the city has adopted its own terms of regulations that was based on the county wide study because Flathead County was a non -attainment area. Therefore the city will be regulating the dust abatement. PUBLIC HEARING Jerry Meerkats — CEO for Flathead County Economic Development — 44 2nd Ave W., Kalispell, MT — agrees with PUD proposal. Reviewed with the board the possibility of the Cenex Fuel Station being moved and making it a card controlled fueling station right at the entrance to the park. Went on to explain that Northwest Drywall is aware of the changes being made to their current entrances. Tom Rygg — PO Box 429, Kalispell, MT 59903 — expressed his concern with the 140ft communication tower that was discussed at the work session on May 9th. He feels that a communication tower should not be a permitted use but rather a conditionally permitted use so that the public can be involved in the decision of adding a tower later on. MOTION — ORIGINAL Kauffman moved and Lorch seconded a motion that the Kalispell City Planning Board and Zoning Commission adopt staff report #KPUD-17-02 as findings of fact and recommend to the Kalispell City Council that the Planned Unit Development be approved subject to the conditions listed in the staff report. BOARD DISCUSSION None. Kalispell City Planning Board Minutes of the meeting of June 13, 2017 Page12 MOTION — AMEND Graham moved and Kauffman seconded a motion to amend Staff CONDITION IA Report #KPUD-17-02 to amend condition l.a to be re -worded from its original text to read - Kalispell City Zoning Ordinance section 27.19.030(1)(b) allows for both the permitted and conditionally permitted uses of the underlying I-2 zone to be included as permitted uses within the PUD overlay, excluding telecommunication towers and cellular communication towers (including radio, TV, internet, phone and cable providers) which requires a conditional use permit. BOARD DISCUSSION Graham advised he feels when a cell tower reaches a certain height that the public should be involved in the decision making process. ROLL CALL — AMEND The motion, as amended, passed unanimously on a roll call vote. CONDITION 1A ROLL CALL — ORIGINAL The motion passed unanimously on a roll call vote. MOTION OLD BUSINESS None. NEW BUSINESS Nygren reviewed items on the July I Ith Planning Board agenda. ADJOURNMENT The meeting was adjourned at approximately 7:01pm. NEXT MEETING The next meeting of the Kalispell Planning Board will be held on Tuesday, July 11, 2017 at 6:00 p.m. and located in the Kalispell City Council Chambers, 201 1st Ave East. Chad Graham President APPROVED as submitted/amended: Kari Hernandez Recording Secretary Kalispell City Planning Board Minutes of the meeting of June 13, 2017 Page13 GLACIER RAIL PARK PLANNED UNIT DEVELOPMENT REQUEST STAFF REPORT #KPUD-17-02 KALISPELL PLANNING DEPARTMENT June 2, 2017 A report to the Kalispell City Planning Board and the Kalispell City Council for a Planned Unit Development (PUD) overlay district request from Flathead County Economic Development Authority (FCEDA) on 40 acres of land within the Glacier Rail Park development. A public hearing on this matter has been scheduled before the planning board on June 13, 2017, beginning at 6:00 PM, in the Kalispell City Council Chambers. The planning board will make a recommendation and forward a set of findings to the Kalispell City Council for final action. BACKGROUND INFORMATION: Flathead County Economic Development Authority (FCEDA) has submitted a Planned Unit Development (PUD) application for their 40-acre property known as the Glacier Rail Park. The PUD application seeks to address a number of zoning and subdivision regulations that have not anticipated the development of an industrial rail park. The PUD would serve as a zoning overlay district for the entire 40-acre site. It will function in concert with the underlying zone to provide standards that are more appropriate for an industrial rail park. The extent to which the PUD application seeks to address the limitations includes the following: 1) Timing of building permit issuance; 2) Ability to gate the private road; 3) List of permitted uses on the property; 4) Allowable fence height; 5) Wayfmding signage; 6) Paving standards; 7) Landscaping standards; and 8) Standard for private roads serving a subdivision. Planned Unit Developments are intended to serve as an overlay zoning district that functions in concert with the underlying zones to provide a comprehensive, integrated development plan, which will serve to modify the underlying zone and guide future development. The PUD provides for flexibility in the subdivision standards and architectural designs standards, where appropriate, to preserve and enhance the integrity and environmental values of the area. A. Owner/Petitioner: Flathead County Economic Development Authority 314 Main Street Kalispell, MT 59901 B. Location and Legal Description of Property: The PUD overlay is generally located east of Whitefish Stage Road and the Whitefish River and north and west of East Oregon Street in the old McElroy and Wilkin Gravel Pit site. The properties can be described as Tracts 4, SBA, 513, 30ICA, 30IB, and 305, located in the north 1/2 of Section 8, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. For complete legal description see the attached Exhibit "A". 1 C. Existing Land Use: The site functions as a reclaimed gravel extraction and concrete batch site. The northwest corner of the site was recently used by a trucking business; however, this use has vacated the site. D. Existing Zoning: The subject property is located within the I-2 (Heavy Industrial) zone. The Kalispell Zoning Regulations state that the I-2 zoning district is "intended to provide areas for heavy industrial uses to accommodate heavy manufacturing, processing, fabrication and assembling of products or materials. It is also intended that the encroachment of non -industrial uses within the district be prevented. This zoning district would typically be restricted to areas designated as industrial on the Kalispell Growth Policy Future Land Use Map." E. Adjacent Land Uses: North: Klinger post and pole production and Glacier Stone East: A commercial truck repair shop, E. Oregon Street and BNSF right- of-way. West: Whitefish Stage Road and vacant riparian area adjacent to a side channel of the Stillwater River South: Four residential properties, Greenwood Village RV Park and a small hotel. F. Adjacent Zoning: North: County I-2 ( Heavy Industrial) East: County I-2 ( Heavy Industrial) West: County R-1 (Suburban Residential) South: County R-5 (Two-family Residential) G. General Land Use Character: The general land use character of this area can be described as industrial. The active land uses in the area are a landscape stone supply company, a post and pole wood products manufacturing operation, and a commercial truck repair business. There are residential properties adjacent to the site on its southern boundary, but there is a significant topographic difference between the residential properties and the industrial area, with the residential properties sitting 20 to 30 feet above the industrial zone. There is also an RV park located just south of East Oregon Street. H. Utilities and Public Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: Evergreen Disposal Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy 2 Telephone: CenturyLink Schools: School District #5, Edgerton Elementary Fire: City of Kalispell Police: City of Kalispell I. EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL: Project Narrative: Nature of the Request: This is a request for a Planned Unit Development overlay zoning district on 40 acres of land, known as the Glacier Rail Park. The 40-acre property is currently undeveloped, however, the property is in the process of being developed into a rail park with up to twenty (20) rail - served lots. In the immediate future, CENEX and Northwest Drywall will be relocating from their properties within Downtown Kalispell to the rail park. Additionally, a trans -load facility will be constructed within the rail park that can be used for business within the Flathead Valley. The PUD application seeks to address a number of zoning and subdivision regulations that have not anticipated the development of an industrial rail park. The PUD would serve as a zoning overlay district for the entire 40-acre site. It will function in concert with the underlying zone of I-2 to provide standards that are more appropriate for an industrial rail park. The extent to which the PUD application seeks to address the limitations includes the following: a. Kalispell Subdivision Regulations Section 28.2.09 (D): This section does not allow a building permit to be issued until final plat is approved and recorded for land that has received preliminary plat approval. This site will be developed as a single -owner rail park. The intent of this standard was to ensure that various future owners of these lots would not start construction until all improvements are in place and final lot lines are determined. In this case, there will only be one owner and the lots will be leased to future builders. Therefore, the underlying property owner (FCEDA) has full control of the site. In addition, due to the timing of the TIGER Grant, the final plat will not be ready be recorded for several months. This will create a hardship for the relocation and construction of CENEX. The PUD overlay would allow for the building permit to be issued prior to final plat, provided that adequate fire access and water is available to the satisfaction of the Kalispell Fire Department prior to any combustibles being on site. This would allow for CENEX to start construction onsite while the necessary steps for the federal grant process are proceeding. b. Kalispell Subdivision Regulations Section 28.3.13: This section addresses gating of streets. It specifically prohibits residential streets from being gated and our design and construction standards do not provide for gating of any public -access roads. FCEDA is considering the option of gating the private interior access road at Whitefish Stage so that the rail park access road does not become a thorough fare open to the general public. The PUD overlay would clarify the potential ability to gate the private road at the intersection with Whitefish Stage. For 3 multiple reasons it is appropriate for the road through the property to be gated. First, the road through the development will be private and FCEDA will be in charge of maintenance of the road. Second, the development is industrial, which means there will regularly be heavy equipment, trucks, etc. using the road, creating potential for conflict with the general public. Third, all of the traffic within the development will be routed east toward the new intersection of U.S. 2 and Flathead Drive. No truck traffic is intended to be entering the development from Whitefish Stage as Whitefish Stage is not designed or intended to be a major truck route at this time. Finally, if there is not a gate at Whitefish Stage, the internal rail park road will become an easily accessible cut across on the east side of town. This will greatly increase traffic volumes on this private road and would require a significant upgrade in the rail road crossing features at the east end of the rail park which are now only envisioned to be horns and lights and not include crossing gates or other safety features. Lastly, such a volume of traffic would tend to overwhelm the intersection of Montclair Drive and U.S. 2, a location that currently does not have any required upgrades as truck traffic is being routed down Flathead Drive instead. If a gate is installed, it will need to be reviewed by both the Kalispell Fire Department and Kalispell Police Department, assuring adequate access to the site in case of emergency. c. Kalispell Subdivision Regulations 28.3.14(A)(4): This section requires that the 60' right-of-way road extending through the rail park from Whitefish Stage to Flathead Drive be public and that the right-of-way have sidewalks on both sides. The PUD overlay would allow for the 60' rail park access road right-of-way to be private and not have sidewalks on either side. FCEDA would like to maintain the internal rail access road as a private road and does not want to encourage the traveling public to use it and interface with the rail industrial truck and equipment traffic that will be using this internal road on a regular basis. If the rail park access road is maintained as public street complete with sidewalks, there is the concern that the general public (pedestrian, bike and vehicle) would be allowed to travel over the road and through the rail park as any city street. With the rail park access road being private it will be entirely up to the FCEDA to maintain this road based on the volume of track the park itself generates. With the rail access road being private it allows for the access to be gated, as outlined above. A public road would need to be open to the public, at which time it would become an easily accessible cut across on the east side of town. A large amount of public traffic using the rail access road would extenuate the issues with the intersection of Whitefish Stage and the intersection of Montclair. At this time, these intersections have not been designed to handle additional traffic other than what will be generated by the rail park. Since the development is an industrial rail park there will regularly be heavy equipment, trucks, etc. using the rail access road and approaches into the site, creating potential for conflict with the general public. For this reason, it is not appropriate for pedestrians to be walking the V subject property, thus eliminating the need for sidewalks which would encourage pedestrian access into the site. d. Kalispell Zoning Ordinance Section 27.19.030(1)(b): This section allows for both the permitted and conditionally permitted uses of the underlying zone to be included as permitted uses within the PUD. This request would include all uses listed as permitted and conditionally permitted within the I-2 (Heavy Industrial) zone as permitted uses within the PUD, as is typical for PUDs within the City of Kalispell. e. Kalispell Zoning Ordinance Section 27.17.040(7) and 27.20.040: These sections limit the height of fences within the front setback area to four (4) feet and address the use of barbed wire in certain applications. This request would increase the allowable height in the front setback to eight (8) feet provided that there be no barbed wire in the front setback area. Allowing an 8' high fence within the front yard setback would allow for additional security and screening of properties and equipment. Typically, 8' high fences are not permitted within the front yard setback because the property are generally located along public right-of-ways and tall fences create site view hazards at street corners as well as create an unsightly appearance - more prisonesque in nature. In this case, the primary access road is proposed to be private; therefore, no impacts to the public would be anticipated from an 8' tall fence. f. Kalispell Zoning Ordinance Chapter 27.22: This section regulates sign type, placement and physical dimensions. This request would allow for a master wayfinding signage plan within the subdivision to direct industrial traffic that is separate from the general advertising and identification signs available to the individual property/business. In essence, the rail park will be allowed to function more as a private business park. The request would allow the developer to submit a wayfinding sign plan to the City Planning Department for its review and approval. g. Kalispell Zoning Ordinance Section 27.24.030(4): This section requires all parking lots and associated access areas to be improved with asphalt or concrete. This request would limit the requirement to those areas used for customer and employee parking, along with a minimum driveway apron for all other access points into a lot. Industrial lots are expansive in size - upwards to 5 to 10 acres. This is both costly to develop and to maintain. It greatly increases storm water management. Finally, it is more problematic to maintain due to industrial traffic being heavier, utilizing shorter turning radius movements and occasionally containing cleated wheels. Traffic will be moving very slow on individual lots thus the concern of re -[trained dust is greatly reduced. The applicants would be required to submit a paving plan, storm water management plan and a dust abatement plan for each lot. 5 h. Kalispell Zoning Ordinance Section 27.24.030(6): This section requires that a minimum of 5% of the total interior parking lot be landscaped and that a perimeter landscaped buffer is required between a parking area and the street. The request would eliminate these requirements, as the rail park will be heavy industrial, which means there will regularly be heavy equipment, trucks and rail cars onsite actively operating. Landscaping is typically an integral component to developments, as it softens the landscape and increases quality of life for all of the community. In this case the project site is being developed as a private rail park and in a location that it would be difficult for the developer to maintain the landscaping due to the industrial activities that will be ongoing. II. EVALUATION BASED ON STATUTORY CRITERIA FOR THE PROPOSED PUD OVERLAY The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings of fact for the PUD overlay request are discussed relative to the itemized criteria described by 76-2-304, M.C.A. and Section 27.19.020(4) of the City of Kalispell Zoning Ordinance. 1. Does the requested zone comply with the growth policy? The Kalispell Growth Policy 2020 designates the proposed PUD boundary as industrial. The I-2 zoning on the property, which allows rails park industrial parks as a permitted use, is consistent with the growth policy land use designation of the site as industrial. Additionally, the City of Kalispell Core Area Plan was adopted by the Kalispell City Council as an amendment to the Growth Policy 2020. The Core Area Plan focuses on the redevelopment of the core area of Kalispell, which involves the relocation of the railroad tracks through town and construction of an industrial rail park. The Kalispell Growth Policy 2020 and Core Area Plan has several goals that support the PUD request: Growth Policy 2020, Chapter 4 - Business and Industry, states the following: GOAL # 1 - Encourage the development and growth of prosperous commercial and industrial districts, each with a viable mix of business, suitable infrastructure, and a coordinated development pattern that reduces business costs and increases small business opportunities. GOAL #6 - Provide adequate areas within the community for commercial and industrial expansion and development. POLICIES (Industrial Districts, c.) - These areas should have adequate access to rail, highway, and airport facilities and be of sufficient size to allow for future expansion. Core Area Plan, Chapter 4 - First steps states the following: G'l # 1 - Burlington Northern Sante Fe (BNSF) Railroad track relocation. a. Identify businesses using rail access in Kalispell, i.e. CENEX and Northwest Drywall b. Meet with each rail depended business to determine needs and expectations should rail be removed in Kalispell. c. Develop a partnership and plan with each existing business having rail service to accommodate the loss of rail service in Kalispell. # 13 - Develop zoning tools that will enable the Core Area to accommodate a mix of land uses and achieve Core Area vision. a. Develop zoning tools and creative approaches to enable property owners to achieve the Core Area vision. The proposed PUD overlay zoning would allow for the development of the rail park to meet the user's needs, which in turn meets the above cited goals and policies within the Kalispell Growth Policy 2020 and Core Area Plan. Construction of the project will contribute to the long-term growth of the economy by fostering jobs in Northwest Montana. The City of Kalispell works to attract new and expanding businesses to the region and assist existing companies to grow in order to foster job creation in the northwest region of Montana. The City of Kalispell does not have an existing rail industrial park nor does the city have specific site design criteria or standards to address the specific unique needs of an industrial rail park. The Glacier Rail Park has been designed to current industry standards. To bridge this gap in city regulations, the PUD overlay is a zoning tool that can address the unique conditions and needs both of the rail park and of the city. 2. The effect on motorized and nonmotorized transportation systems? The requested PUD overlay will positively affect the motorized system and non - motorized system as it will craft specific design standards that will ensure industrial traffic does not mix with non -industrial traffic. It will also develop safety measures to help ensure that pedestrian traffic does not get funneled into an industrial area, that industrial traffic will be diverted off of Whitefish Stage and that the existing rail road crossing on the east side of Glacier Rail Park will have the proper safety features to address the intended flow of traffic. Efforts in the development of the site have been made to discourage use and connectivity to Whitefish Stage and Oregon Street. Development plans call for routing of industrial rail traffic to the east onto Flathead Drive to a new lighted intersection at U.S. 2. All traffic truck traffic from the development will be directed to this location rather than accessing Whitefish Stage Road, or using Oregon Street to the south. As part of any future development of the site, any project creating more than 300 rA vehicle trips will require an additional traffic impact study report. The traffic impact study will analyze the traffic impacts associated with a development and recommend mitigation measures for the increase in traffic. Those recommendations will be implemented at the building permit stage of the development in order to mitigate the potential impacts of the associated development. Any development or redevelopment is reviewed by the city's Site Review Committee to ensure any impacts to the transportation system are adequately addressed. There is potential impact to non -motorized systems, as the proposed PUD overlay would eliminate sidewalks. Since the development is an industrial rail park there will regularly be heavy equipment, trucks, etc. using the rail access road and approaches into the private site, creating potential for conflict with the general public. For this reason, it is not appropriate for pedestrians to be walking the subject property, thus eliminating the need for sidewalks which would encourage pedestrian access into the site. 3. That historical uses and established use patterns and recent change in use trends will be weighed equally and consideration not be given to one to the exclusion of the other. This site was developed as a gravel extraction site and concrete batch plant and operated in this manner for over 70 years. FCEDA, the current owners, has overseen the reclamation of this site. The general character of the area is industrial, with a small number of residential properties to the immediate south. The requested PUD overlay would not change the permitted uses within the I-2 zoning district, which allows the property to be developed as an industrial rail park. An industrial rail park is consistent with the properties past use as a gravel pit. The PUD overlay would maintain and is compatible with the established land use pattern in this area which is a mixture of industrial uses. 4. Will the requested zone secure safety from fire, panic, and other dangers? The requested PUD overlay does not contain any features which would compromise the safety of the public in regards to safety from fire, panic, and other dangers. All new construction will be required to be in compliance with the safety codes of the city which relate to fire and building safety. All municipal services including police and fire protection, water and sewer service are available to the properties. 5. Will the requested zone promote public health, public safety and the general welfare? The requested PUD overlay will promote the health and general welfare by allowing the continued development of the rail park within an appropriate I-2 zone. Construction of the rail park will contribute to the long-term growth of the economy by fostering jobs in Northwest Montana. The requested PUD overlay zoning will allow the rail park to develop with appropriate standards for a rail E: park, which provides an area for rail served businesses. Rail served business will be a major economic provider to the area, further expanding on the regions general well-being. The standards provided in the PUD will ensure that the rail park is safely and appropriately designed and that the associated industrial traffic is managed and directed to traffic routes designed to accommodate it. 6. Promotion of compatible urban growth? The requested PUD overlay does not change the I-2 zoning district currently on the property, which allows the property to be developed as an industrial rail park. The property being developed as a rail park is consistent with the properties past use as a gravel pit and ultimately a concrete batch plant. The PUD overlay maintains the I-2 zoning district uses, which are compatible with the established land use pattern in the area of industrial uses. The requested PUD overlay would modify some standards that would be unique to the rail park development and applicable only to the isolated 40-acre project site. Neighboring properties within the County are also zoned I-2, which is comparable to the City I-2 designation. 7. Will the requested zone avoid undue concentration of people? The PUD overlay would modify standards applicable to the 40-acre rail park, which would not create an undue concentration of people. The 40-acre property is already zoned I-2, which allows for an industrial rail park. The PUD standards do address traffic flow and limits pedestrian access into an area that is generally not appropriate for general pedestrian free access due to the nature of industry, traffic and rail service. 8. Will the requested zone provide for adequate light and air? The requested PUD overlay does not modify the setback, height, and lot coverage standards for development of the rail park, which are established in the Kalispell Zoning Ordinance to insure adequate light and air are provided. 9. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? Improvements to the rail park such as water, sewer and drainage would be installed in accordance with city policies and standards at the developer's expense, thereby insuring that there is adequate provision of services to the site prior to development. Any development is reviewed by the city's Site Review Committee to ensure any impacts to the public infrastructure are adequately addressed. The proposed PUD overlay would not have any impacts to schools or parks in the immediate area, as the development is industrial in nature. 10. Does the requested zone give consideration to the particular suitability of the property for particular uses? The proposed PUD overlay in conjunction with the I-2 zoning district is consistent with the surrounding industrial character of the area and its location C adjacent to the BNSF right-of-way. The PUD overlay creates standards more appropriate for an industrial rail park, that in conjunction with the I-2 zoning district gives due consideration of the suitability of this property for the permitted uses in the zoning district. 11. Will the proposed zone conserve the value of property? The value of the industrial area will increase with the establishment of new railroad lines into the park and connections to the existing BNSF right-of-way to the east. 12. Will the requested zone encourage the most appropriate use of the land throughout the municipality? The most appropriate land uses throughout the jurisdiction are promoted by encouraging complementary and compatible uses which promote the general well-being of all citizens of the community. As the site it currently developed primarily as industrial, the most appropriate use of the area would be a rail park. Rail parks are unique developments that have different demands than typical development within the city. The PUD overlay addresses the unique circumstances created by rail park development, while at the same time maintaining the I-2 zone. The only areas of the municipality that will be affected directly by the proposed PUD overlay at this time are the properties within the 40-acre PUD boundary. The requested PUD overlay provides the most appropriate zoning for the rail park and provides the tools necessary to implement the goals and policies of the Kalispell Growth Policy 2020 and Core Area Plan, as outlined earlier. III. Criteria for the Creation of a Planned Unit Development (PUD) District The intent of the PUD district is to serve as an overlay zoning district. The Kalispell Zoning Ordinance describes the intent of a PUD district as follows: "The district shall function in concert with one or more of the underlying zones to provide a comprehensive, integrated development plan which will serve to modify the underlying zone and, where appropriate, subdivision standards with the intent of providing flexibility of architectural design and density as well as providing the option to mix land uses and densities while preserving and enhancing the integrity and environmental values of an area." Sections 27.19.020(4) of the zoning regulations provide that the Kalispell City Planning Board and Kalispell City Council shall review the PUD application based on the following criteria: Review of Annlication Based Unon PUD Evaluation Criteria: The zoning regulations provide that the planning board and city council shall review the PUD application and plan based on the following criteria: 10 A. The compliance of the proposed PUD with the city growth policy and in particular the density and use policies of the plan; The Kalispell Growth Policy 2020 designates the proposed PUD boundary as industrial. The I-2 Zoning on the property, which allows rails park industrial parks as a permitted use, is consistent with the growth policy land use designation of the site as industrial. Additionally, the City of Kalispell Core Area Plan was adopted by the Kalispell City Council as an amendment to the Growth Policy 2020. The Core Area Plan focuses on the redevelopment of the core area of Kalispell, which involves the relocation of the railroad tracks through town and construction of an industrial rail park. The Kalispell Growth Policy 2020 and Core Area Plan has several goals that support the PUD request: Growth Policy 2020, Chapter 4 - Business and Industry, states the following: GOAL # 1 - Encourage the development and growth of prosperous commercial and industrial districts, each with a viable mic of business, suitable infrastructure, and a coordinated development pattern that reduces business costs and increases small business opportunities. GOAL #6 - Provide adequate areas within the community for commercial and industrial expansion and development. POLICIES (Industrial Districts, c.) - These areas should have adequate access to rail, highway, and airport facilities and be of sufficient size to allow for future expansion. Core Area Plan, Chapter 4 - First steps states the following: # 1 - Burlington Northern Sante Fe (BNSF) Railroad track relocation. d. Identify businesses using rail access in Kalispell, i.e. CENEX e. Meet with each rail depended business to determine needs and expectations should rail be removed in Kalispell. f. Develop a partnership and plan with each existing business having rail service to accommodate the loss of rail service in Kalispell. # 13 - Develop zoning tools that will enable the Core Area to accommodate a mix of land uses and achieve Core Area vision. b. Develop zoning tools and creative approaches to enable property owners to achieve the Core Area vision. The proposed PUD overlay zoning would allow for the development of the rail park to the users needs, which in turn meets the above cited goals and policies within the Kalispell Growth Policy 2020 and Core Area Plan. Construction of the project will contribute to the long-term growth of the economy by fostering jobs 11 in Northwest Montana. The City of Kalispell works to attract new and expanding businesses to the region and assist existing companies to grow in order to foster job creation in the northwest region of Montana. The Rail Park has been designed to industrial rail park standards that are not currently addressed within the Kalispell Zoning Ordinance. The Kalispell Zoning Ordinance does not adequately take into consideration rail park industrial development. The PUD overlay is a zoning tool that addresses the standards applicable to development of the unique industrial rail park site. B. The extent to which the PUD departs from the underlying zoning and the reasons why such departures are or are not deemed to be in the public interest, and the mitigating conditions that the PUD provides to address the deviations; The PUD overlay departures from the zoning regulations are outlined in Section 1 of this report and includes the following: a. Kalispell Zoning Ordinance Section 27.19.030(1)(b): Allows for both the permitted and conditionally permitted uses of the underlying zone to be included as permitted uses within the PUD. This request would include all uses listed as permitted and conditionally permitted within the I-2 (Heavy Industrial) zone as permitted uses within the PUD, as is typical for PUDs within the City of Kalispell. b. Kalispell Zoning Ordinance Section 27.17.040(7) and 27.20.040: Limits the height of fences within the front setback area to four (4) feet. This request would increase the allowable height in the front setback to eight (8) feet provided that there be no barbed wire in the front setback area. Allowing an 8' high fence within the front yard setback would allow for additional security and screening of properties and equipment. Typically, 8' high fences are not permitted within the front yard setback because the property are generally located along public right-of-ways and tall fences create site view hazards at street corners as well as create an unsightly appearance - more prisonesque in nature. In this case, the primary access road is proposed to be private; therefore, no impacts to the public would be anticipated from an 8' tall fence. c. Kalispell Zoning Ordinance Chapter 27.22: Regulates sign type, placement and physical dimensions. This request would allow for a master wayfinding signage plan within the subdivision to direct industrial traffic that is separate from the signs available to the property where the wayfinding signs are located. The request would allow for the developer to submit a wayfinding sign plan to the City Planning Department for its review and approval. i. Kalispell Zoning Ordinance Section 27.24.030(4): This section requires all parking lots and associated access areas to be improved with asphalt or concrete. This request would limit the requirement to those areas used for customer and employee parking, along with a minimum 12 driveway apron for all other access points into a lot. Industrial lots are expansive in size - upwards to 5 to 10 acres. This is both costly to develop and to maintain. It greatly increases storm water management. Finally, it is more problematic to maintain due to industrial traffic being heavier, utilizing shorter turning radius movements and occasionally containing cleated wheels. Traffic will be moving very slow on individual lots thus the concern of re -[trained dust is greatly reduced. The applicants would be required to submit a paving plan, storm water management plan and a dust abatement plan for each lot. d. Kalispell Zoning Ordinance Section 27.24.030(6): Requires that a minimum of 5% of the total interior parking lot be landscaped and that a perimeter landscaped buffer is required between a parking area and the street. The request would eliminate these requirements, as the rail park will be heavy industrial, which means there will regularly be heavy equipment, trucks and rail cars onsite actively operating. Landscaping is typically an integral component to developments, as it softens the landscape and increases quality of life for all of the community. In this case the project site is being developed as a rail park and in a location that the It would be difficult for the developer to maintain the landscaping due to the industrial activities that will be ongoing. C. The extent to which the PUD departs from the subdivision regulations (if subdivision is anticipated) and the public works standards for design and construction applicable to the subject property, the reasons why such departures are deemed to be in the public interest, and the mitigating conditions that the PUD provides to address the deviations; The PUD overlay departures from the subdivision regulations are outlined in Section 1 of this report and includes the following: a. Kalispell Subdivision Regulations Section 28.2.09 (D): Does not allow a building permit to be issued until final plat is approved and recorded. Due to the timing of the federal grant process, the final plat cannot happen until after a building permit is needed for the CENEX construction. The PUD overlay would allow for the building permit to be issued prior to final plat, provided that adequate fire access and water is available to the satisfaction of the Kalispell Fire Department prior to any combustibles being on site. This would allow for CENEX to start construction onsite while the necessary steps for the federal grant process are proceeding. b. Kalispell Subdivision Regulations Section 28.3.13: The PUD overlay would clarify the potential ability to gate the private road at the intersection with Whitefish Stage. For multiple reasons it is appropriate for the road through the property to be gated. First, the road through the development will be private. FCEDA will be in charge of maintenance of the road. The gate will need to be reviewed by both the Kalispell Fire Department and Kalispell Police Department, assuring adequate access 13 to the site in case of emergency. Second, the development is industrial, which means there will regularly be heavy equipment, trucks, etc. using the road, creating potential for conflict with the general public. Third, all of the traffic within the development will be routed east toward the new intersection of U.S. 2 and Flathead Drive. No truck traffic will be entering the development from Whitefish Stage due to the current condition of Whitefish Stage, which would need improvements if truck traffic were regularly using it. Fourth, if there is not a gate the road will become an easily accessible cut across on the east side of town. If the road were accessible to the public, more traffic would use Whitefish Stage further extenuating its limitations, as highlighted earlier. c. Kalispell Subdivision Regulations 28.3.14(A)(4): Requires that the 60' right-of-way be public and that the right-of-way have sidewalks on both sides. The PUD overlay would allow for the 60' rail park access road right -of way to be private and not have sidewalks on either side. If the rail park access road is maintained as public there are maintenance concerns due to the industrial type traffic that will regularly be using it. With the rail park access road being private it will be entirely up to the FCEDA to maintain it. With the rail access road being private it allows for the access to be gated, as outlined above. A public road would need to be open to the public, at which time it would become an easily accessible cut across on the east side of town. A large amount of public traffic using the rail access road would extenuate the issues with the intersection of Whitefish Stage and the intersection of Montclair. At this time, these intersections have not been designed to handle additional traffic other than what will be generated by the rail park. Since the development is an industrial rail park there will regularly be heavy equipment, trucks, etc. using the rail access road and approaches into the site, creating potential for conflict with the general public. For this reason, it is not appropriate for pedestrians to be walking the subject property, thus eliminating the need for sidewalks which would encourage pedestrian access into the site. D. The overall internal integrity of the PUD including the appropriate use of internal design elements, the use of buffers between different land uses, the use of transitions between uses of greater and lesser intensity, the use of enhanced design features to provide connectedness for both vehicle and pedestrian traffic throughout the PUD and the use of innovative and traditional design to foster more livable neighborhoods; The requested PUD overlay does not change the I-2 zoning district currently on the property, which allows the property to be developed as an industrial rail park. The property being developed as a rail park is consistent with the properties past use as a gravel pit. The PUD overlay maintains the I-2 zoning district uses, which are compatible with the established land use pattern in the area of industrial uses. The requested PUD overlay would modify some standards that would be unique to the rail park development and applicable only to the isolated 40-acre project site. The requested PUD overlay provides the most appropriate 14 zoning for the rail park and provides the tools necessary to implement the goals and policies of the Kalispell Growth Policy 2020 and Core Area Plan. E. The nature and extent of the public parks and common open space in the PUD, the reliability of the proposal for maintenance and conservation of these areas and the adequacy or inadequacy of the amount and function of the parks and open space in terms of the land use, densities and dwelling types proposed in the PUD; No public parks and common open space are within the PUD overlay because the development is industrial, consisting of the construction of a rail park. Industrial developments do not have any requirements for parks or open space. F. The manner in which the PUD plan makes adequate provision for public services, provides adequate control over vehicular traffic and furthers the amenities of recreation and visual enjoyment; 1. Public Services: Police and Fire Services The Kalispell Fire Department and Police Department can adequately provide service to the property. The PUD does provide for the ability to gate the private road at Whitefish Stage. The gate will need to be reviewed by both the Kalispell Fire Department and Kalispell Police Department, assuring adequate access to the site in case of emergency. Water and Sewer The city has the ability to serve the property and any future expansions. Any new water and sewer mains/service lines will be required to be installed per the City of Kalispell Construction and Design Standards Ctnrm vratPr Storm water runoff from the site shall be managed and constructed per the City of Kalispell Construction and Design Guidelines. Final design will be approved by Kalispell Public Works Department prior to building permit issuance. Prior to receiving a building permit the developer will need to submit a construction storm water management plan to the Public Works Department. This plan will need to show how storm water will be treated and where it will be directed during construction activities. 2. Control Over Vehicle Traffic: The requested PUD overlay will positively affect the traffic system as it will craft specific design standards that will ensure industrial traffic does not mix with non -industrial traffic. It will also develop safety measures to help ensure that pedestrian traffic does not get funneled into an industrial area, that industrial 15 traffic will be diverted off of Whitefish Stage and that the existing rail road crossing on the east side of Glacier Rail Park will have the proper safety features to address the intended flow of traffic. Additionally, as part of any future development of the site, any project creating more than 300 vehicle trips will require an additional traffic impact study report. The traffic impact study will analyze the traffic impacts associated with a development and recommend mitigation measures for the increase in traffic. Those recommendations will be implemented at the building permit stage of the development in order to mitigate the potential impacts of the associated development. Any development or redevelopment is reviewed by the city's site review committee to ensure any impacts to the transportation system are adequately addressed. 3. Recreational Amenities: No recreational amenities are required for the rail park as it is an industrial use. 4. Visual Enjoyment The PUD overly does not enhance the visual enjoyment of the subject property, which will be developed as an industrial rail park. An industrial rail park is consistent with the properties past use as a gravel pit, neither of which could be construed as uses that would be perceived as visually enjoyable. Although not visually enjoyable, construction of the project will contribute to the long-term growth of the economy by fostering jobs in Northwest Montana, an integral component to the quality of life for residents within the valley. G. The relationship, beneficial or adverse, of the PUD plan upon the neighborhood in which it is proposed to be established in concert with the underlying zone; The PUD overlay maintains the I-2 zoning district uses, which are compatible with the established land use pattern in the area of industrial uses. The requested PUD overlay would modify some standards that would be unique to the rail park development and applicable only to the isolated 40-acre project site. The requested PUD overlay provides the most appropriate zoning for the rail park and provides the tools necessary to implement the goals and policies of the Kalispell Growth Policy 2020 and Core Area Plan. Neighboring properties within the County are also zoned I-2, which is comparable to the City I-2 designation where similar development would occur. H. In the case of a plan which proposes development over a period of years, the sufficiency of the terms and conditions proposed to protect and maintain the integrity of the PUD; The rail industrial park will be developed as a single entity. Phasing of the rail park infrastructure is not proposed. Individual lots within the rail park will 16 develop as individual users choose to locate their rail served business within the rail park. I. Conformity with all applicable provisions of this chapter. No other specific departures from the Kalispell Zoning Ordinance or subdivision regulations can be identified based upon the information submitted with the application other than those addressed in this report. RECOMMENDATION Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KPUD-17-02 as findings of fact and recommend to the Kalispell City Council the PUD overlay zoning district for Glacier Rail Park be approved subject to the conditions listed below: CONDITIONS OF APPROVAL 1. The Planned Unit Development for the rail park allows for the following modifications to the Kalispell Zoning Ordinance: a. Kalispell Zoning Ordinance Section 27.19.030(1)(b): Allows for both the permitted and conditionally permitted uses of the underlying I-2 zone to be included as permitted uses within the PUD overlay. b. Kalispell Zoning Ordinance Section 27.17.040(7) and 27.20.040: Allows fence height in the front setback to eight (8) feet, provided that there be no barbed wire in the front setback area. c. Kalispell Zoning Ordinance Chapter 27.22: The request would allow for the developer to submit a wayfinding sign plan (in addition to the individual per lot signage allocations) to the City Planning Department for its review and approval. d. Kalispell Zoning Ordinance Section 27.24.030(4): Required paved parking areas are limited to those areas used for customer and employee parking and access and a minimum paved driveway at all other accesses for industrial user traffic. e. Kalispell Zoning Ordinance Section 27.24.030(6): Landscaping for parking areas is not required. 2. The Planned Unit Development for the rail park allows for the following modifications to the Kalispell Subdivision Regulations: a. Kalispell Subdivision Regulations Section 28.2.09 (D): Allows for a building permit to be issued prior to final plat provided that adequate fire 17 access and water is available to the satisfaction of the Kalispell Fire Department prior to any combustibles being on site. b. Kalispell Subdivision Regulations Section 28.3.13: Allows for the gating of the rail park access road at the intersection of Whitefish Stage. Final gate design shall be approved by the Kalispell Fire Department, Kalispell Police Department and Kalispell Public Works prior to installation. c. Kalispell Subdivision Regulations 28.3.14(A)(4): Allows for the 60' rail park access road right -of way to be private and not have sidewalks on either side. f] WE PLANNING FOR THE FUTURE MONT"A Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com / planning APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD) PROJECT NAME Glacier Rail Industrial Park 1. 2. 3. NAME OF APPLICANT: Flathead County Economic Authority MAIL ADDRESS: 44 2nd Ave W CITY/STATE/ZIP: Kalispell, MT 59901 PHONE: 257-7711 NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT: 4. NAME: 5. MAIL ADDRESS: 6. CITY/STATE/ZIP: PHONE: 7. TECHNICAL ASSISTANCE: 8. MAIL ADDRESS: 9. CITY/STATE/ZIP: PHONE: — If there are others who should be notified during the review process, please list those. Ch k One: Initial PUD proposal Amendment to an existing PUD A. Property Address: 655 and 801 Whitefish Stage; Kalispell, MT B. Total Area of Property: Approximately 41 acres C. Legal description including section, township 8s range: see Attached - generally described as Tracts 4, 513A, 5B, 301CA, 301B and 30S in the NW4 & NW4 NE4 of Section 8, Township 28 North, Range 21 West, N The present zoning of the above property is: 1-2 (Heavy Industrial) 1 E. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the goals and objectives for the development of the project. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. C. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest; d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; e. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. f. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. h. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how with the impacts of those uses be mitigated. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Total acreage and present zoning classifications; (2). Zoning classification of all adjoining properties; (3). Density in dwelling units per gross acre; (4). Location, size height and number of stories for buildings and uses proposed for buildings; (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; 2 (6). Vehicle, emergency and pedestrian access, traffic circulation and control; (7). Location, size, height,.color and materials of signs; (8). Location and height of fencing and/or screening; (9). Location and type of landscaping; (10). Location and type of open space and common areas; (11). Proposed maintenance of common areas and open space; (12). Property boundary locations and setback lines (13). Special design standards, materials and / or colors; (14). Proposed schedule of completions and phasing of the development, if applicable; (15). Covenants, conditions and restrictions; (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. If the PUD involves the division of land for the purpose of conveyance, a preliminary plat shall be prepared in accordance with the requirements of the subdivision regulations. Please note that the approved final plan, together with the conditions and restrictions imposed, shall constitute the zoning for the district. No building permit shall be issued for any structure within the district unless such structure conforms to the provisions of the approved plan. The signing of this application signifies that the aforementioned information is true and correct and grants approval for Kalispell Planning staff to be present on the property for routine monitoring and inspection during review process. 1':�12 7 1O2L2V"2 (Date) 3 Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the goals and objectives for the development of the project. This project involves two related actions that form a single project. The first component is a $20.8 million investment in rail, road and utility infrastructure to develop the 40 acre Kalispell/FCEDA Rail Park for tenants, leveraging the area's access to the BNSF rail line, resulting in job creation and the more efficient use of both public and private resources. An estimated $10 million investment of TIGER funds in this existing project will leverage $10.8 million in local funds (Flathead County Economic Authority (FCEDA) and the City of Kalispell) to develop this property. CENEX Grain and Harvest is anticipated to be the first tenant relocating from their downtown Kalispell location. They will be moving their grain handling facilities, fertilizer distribution plant, offices and a key card gas station. A trans -load facility will be developed in the park which will allow single car or partial car delivery of freight in and out of the Flathead. It is anticipated that other potential uses will include bulk propane and fuel storage and distribution, agricultural and timber products shipping, general freight delivery and other industrial uses which need rail access to conduct their business. The second component of the overall project involves the development of an 8,300 foot long multi -purpose pedestrian -bike trail along the existing track through Kalispell. Although the trail is not part of the requested PUD, it is important to understand how the two components relate to each other. b. In cases where the development will be executed in increments, a schedule showing the time within phase will be completed. This is not a phased development. C. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density, setbacks and use, and the reasons why such departures are or are not deemed to be in the public interest; The PUD request would involve 6 deviations (2 from subdivision regulations and 4 from zoning regulations). 1. Kalispell Subdivision Regulations Sec. 28.2.09 (D): Does not allow a building permit to be issued until final plat is approved and recorded. Due to the timing of several necessary steps related to the federal grant process, the final plat cannot happen until after a building permit is needed for the CENEX construction. This deviation would allow building permits to be issued prior to final plat provided that adequate fire access and water is available to the satisfaction of the Kalispell Fire Department prior to any combustibles being on site. 1 2. Kalispell Subdivision Regulations Sec. 28.3.13: Requires extension of streets to land beyond the subdivision in certain cases. This deviation would clarify the potential ability to gate the private road at the intersection with Whitefish Stage for vehicular traffic if approved by the Fire Department. The regulations specifically do not allow residential subdivisions to gate its street off from public access. Commercial and industrial subdivisions do not have the same prohibition. Instead, access to those subdivisions is based in part on the length of the access road (a second or multiple accesses are required where the primary access road exceeds 1000 feet or where the Fire Chief determines additional accesses are necessary). While the primary access road exceeds 1000 feet in length, there are two other full accesses to the subdivision. 3. Kalispell Zoning Ordinance Sec 27.19.030(1)(b): Allows for both the permitted and conditionally permitted uses of the underlying zone to be included as permitted uses within the PUD. This request would include all uses listed as permitted and conditionally permitted within the I-2 (Heavy Industrial) zone as permitted uses within the PUD, as is typical for PUDs within the City of Kalispell. 4. Kalispell Zoning Ordinance Sec. 27.17.040(7) and 27.20.040: Limits the height of fences within the front setback area to four (4) feet. This request would increase the allowable height in the front setback to eight (8) feet provided that there be no barbed wire in the front setback area. Pursuant to other provisions in the zoning code section, no electrical fencing or razor wire is allowed within the development. 5. Kalispell Zoning Ordinance Chapter 27.22: Regulates sign type, placement and physical dimensions. This request would allow for a master wayfinding signage plan within the subdivision to direct truck traffic that is separate from the signs available to the property where the wayfinding signs are located. The request would allow for the developer to submit a wayfinding sign plan to the City Planning Department for its review and approval. Such signage should generally consist of monument style signs six (6) feet or less in height that otherwise meet the design requirements of the sign regulations within the zoning ordinance. 6. Kalispell Zoning Ordinance Section 27.24.030(4): Requires all parking lots and associated access areas to be improved with asphalt or concrete. This request would limit the requirement to those areas used for customer and employee parking, along with a minimum 100 foot long driveway at each access for truck traffic. Industrial parks generally do not pave areas with heavy truck traffic due to both the large area that would need to be paved (with design requirements necessitating much thicker asphalt due to the weight and turning of the trucks) as well as the high cost of maintenance. The 100 foot long driveways would provide an area for mud/dust to fall off of the trucks before entering the road. Regardless of whether the surface is asphalt or gravel, all design requirements relating to storm water and dust abatement will be met. d. The nature and extent of the common open space in the project and the provisions for maintenance and conservation of the common open space; K and the adequacy of the amount and function of the open space in terms of the land use, densities and dwelling types proposed in the plan; The development does not include residential uses. Parkland and open space were not required as part of the plat, although there are areas of common usage, including access roads and the rail area, as well as a small tract of common area at the eastern entrance to the development. C. The manner in which services will be provided such as water, sewer, storm water management, schools, roads, traffic management, pedestrian access, recreational facilities and other applicable services and utilities. Provision of public services were considered during the review and approval of the preliminary plat. Utilities will be extended pursuant to the plat. f. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is proposed to be established. The neighborhood will benefit from the PUD, and the property owner is making this request. The main benefit is a more specific consideration of industrial development standards than is presently in the general zoning code. g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability of the property for the proposed use. The industrial character of the development is a continuation of the historical use of the property. The current zoning of the development is I-2 (Heavy Industrial). The PUD does not change the general characteristics of the current zoning. h. Where there are more intensive uses or incompatible uses planned within the project or on the project boundaries, how with the impacts of those uses be mitigated. There are no such uses within the project and the impact on surrounding properties was considered with the initial zoning designation. i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy. The development of the rail industrial park is a key part of a recent major planning document approved by the City. The Core Area Plan (December 2012) is based on relocating the railroad tracks from the Core Area. Within the Core Area, the tracks would be replaced with a green belt providing pedestrian and bike access. Relocating the tracks and developing a new rail terminus at the FCEDA rail industrial park is specifically described in the goals, strategies, and policies contained in Chapter 3 of the Core Area Plan. j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: 3 (1) . Total acreage and present zoning classifications; Approximately 41 acres zoned 1-2 (Heavy Industrial) (2). Zoning classification of all adjoining properties; See attached map (3). Density in dwelling units per gross acre; N/A (4). Location, size height and number of stories for buildings and uses proposed for buildings; See note below (5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing; See note below (6). Vehicle, emergency and pedestrian access, traffic circulation and control; See note below (7). Location, size, height, color and materials of signs; See note below (S). Location and height of fencing and/or screening; See note below (9). Location and type of landscaping; See note below (10). Location and type of open space and common areas; See note below (11). Proposed maintenance of common areas and open space; Common areas and open space will be managed by FCEDA as the property owner of the development. (12). Property boundary locations and setback lines See note below (13). Special design standards, materials and / or colors; See note below (14). Proposed schedule of completions and phasing of the development, if applicable; See note below (15). Covenants, conditions and restrictions; See note below (16). Any other information that may be deemed relevant and appropriate to allow for adequate review. A preliminary plat has already been submitted and approved (Resolution No. 5673; May 5, 2014). The plat details much of the information requested in section 6) for the overall development. Individual lot developments do not yet have a final design, but will conform to the development standards established by this PUD and the applicable city codes. .19 CERTIFICATE OF ACKNOWLEDGEMENT WE, THE UNDERSIGNED PROPERTY OWNER DO HEREBY CERTIFY THAT THE EXISTING SIX (6) TRACTS OF LAND, TRACTS 2 AND 3 OF C.O.S. 19246 AND TRACTS 4, 5, 6 AND 7 OF C.O.S. No, 18380. ARE TO BE AGGREGATED INTO ONE (1) PARCEL. CERTIFICATE OF DEDICATION WE, THE UNDERSIGNED PROPERTY OWNER DO HEREBY CERTIFY THAT WE HAVE CAUSE TO BE SURVEYED, SUBDIVIDED AND PLATTED INTO LOTS AND EASEMENT, AS SHOWN BY THE PLAT HERETO ANNEXED, THE FOLLOWING DESCRIBED LAND IN THE CITY OF KALISPELL, FLATHEAD COUNTY TO WIT: LEGAL DESCRIPTION OUTER BOUNDARY A PARCEL OF LAND CONTAINING IN TRACTS 2 AND 3 OF C.O.S. No. 19240 AND TRACTS 4, 5, 8, AND 7 OF C.O.S. No. 18380 IN THE NWJ AND NW}NE} OF SECTION 8, T.28N., R.21W., P.M.MONTNA, FLATHEAD COUNTY, CITY OF KALISPELL: MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 5, THENCE N 60'34'38" W, 739.10 FEET ALONG THE NORTH LINE OF SAID TRACT 5 TO THE WESTERLY RIGHT-OF-WAY LINE OF BURLINGTON NORTHERN RAILROAD, THENCE S 16'25'57" W 188.74 FEET ALONG SAID RAILROAD RIGHT-OF-WAY LINE; THENCE ALONG A CURVE TO THE RIGHT WITH A RADIUS OF 1382,69 FEET, DELTA ANGLE OF 1'57'48" AND ARC LENGTH OF 47.38 FEET ALONG SAID RAILROAD RIGHT-OF-WAY LINE TO THE SOUTH LINE OF SAID TRACT 5: THENCE S 89"57'46" W, 64.23 FEET TO THE WEST RIGHT-OF-WAY LINE OF EAST OREGON LANE: THENCE ALONG A NON -TANGENT CURVE TO THE RIGHT WITH RADIAL BEARING OF N 68"37'58" W. A RADIUS OF 1322.69 FEET, DELTA ANGLE OF 9'05'44" AND ARC LENGTH OF 209.98 FEET ALONG SAID ROAD RIGHT-OF-WAY; THENCE S 30'27'46" E. 306.73 FEET ALONG SAID ROAD RIGHT-OF-WAY TO THE SOUTHEAST CORNER OF SAID TRACT 6; THENCE N 39"26'03" W, 385.63 FEET ALONG THE SOUTH LINE OF SAID TRACTS 8, 7 AND 2 TO THE NORTHWEST CORNER OF SAID TRACT 4; THENCE ALONG THE EAST, SOUTHERLY AND WEST LINES OF SAID TRACT 4 THE FOLLOWING FOUR (4) COURSES: 1) S 02'47'02" W, 486.62 FEET; 2) S 85'41'04" W, 151.07 FEET; 3) N 59.53'OB" W. 259.84 FEET; 4) N 00'52'08" E. 371.09 FEET TO THE NORTHEAST CORNER OF SAID TRACT 4; THENCE ALONG THE SOUTH LINE OF SAID TRACTS 2 AND 3 THE FOLLOWING FOUR (4) COURSES: 1) N BD'40'29" W, 834.59 FEET; 2) 8 12"48'30" E, 9.23 FEET; 3) S 89'58'50" W. 369.06 FEET; 4) S BB'28'07" W, 31.32 FEET TO THE EAST RIGHT-OF-WAY LINE OF WHITEFISH STAGE ROAD; THENCE ALONG SAID ROAD RIGHT-OF-WAY THE FOLLOWING THREE (3) COURSES: 1) N 17'54'25" W. 389.40 FEET; 2) A CURVE TO THE LEFT HAVING A RADIUS OF 1730.00 FEET; DELTA ANGLE OF 8'10'28" AND ARC LENGTH OF 249.85: 3) N 26'10'40" W, 104.95 FEET TO TICE WESTERN MOST POINT OF SAID TRACT 2; THENCE ALONG THE NORTHERLY LINE OF SAID TRACT 2 THE FOLLOWING ELEVEN (11) COURSES: 1) N 63'31'57" E, 49.58 FEET; 2) N 2232'14" E. 303.78 FEET; 3) S 59.24'34" E, 305.12 FEET; 4) N 63'43'14" E, 367.58 FEET; 5) S 48'03'21" E, 534.08 FEET; 6) S 53'01'11" E, 151.01 FEET; 7) S 82'30'51" E, 156.96 FEET; 8) S 74'15'35" E. 118.90 FEET; 9) 89"41'52" IS, 1B6.69 FEET; 10) N (37'23'07" E, 323.43 FEET; 11) N 75"52'58" E, 144,95 FEET TO THE WEST LINE OF SAID TRACT 5; THENCE N 00'08'21" W. 58.40 FEET ALONG THE WEST LIVE OF SAID TRACT 5 TO THE SA H7 POINT OF BEGINNING. THE TRACT CONTAINS 40.09 ACRES, MORE OR LESS, AND IS SUBJECT TO ALL EXISTING EASEMENTS AND DOCUMENTS OF RECORD. THE ABOVE TRACT IS TO BE KNOWN AND DESIGNATED AS "FCEDA RAIL PARK MAJOR SUBDIVISION TO THE CITY OF KALISPELL" NOTATION: (1) "THE UNDERSIGNED HEREBY GRANTS UNTO EACH AND EVERY PERSON, FIRM OR CORPORATION -- WETHER PUBLIC OR PRIVATE -- PROVIDING OR OFFERING TO PROVIDE TELEPHONE, TELEGRAPH, ELECTRIC POWER, GAS, CABLE TELEVISION, STORM WATER RUNOFF, WATER OR SEWER SERVICE TO THE PUBLIC: THE RIGHT TO THE ;DINT USE OF (AND INGRESS AND EGRESS TO AND FROM) AN EASEMENT FOR THE CONSTRUCTION, MAINTENANCE, REPAIR AND REMOVAL OF THEIR LINES AND OTHER FACILITIES, IN, OVER, UNDER AND ACROSS EACH AREA DESIGNATED ON THIS PLAT AS "UTILITY EASEMENT" TO HAVE AND HOLD FOREVER - TOGETHER AS DEFINED BY MONTANA LAW AND WITH TER FOLLOWING CONDITIONS: (A) NO PERMANENT STRUCTURES MAY BE PLACED WITHIN THE EASEMENT; (B) FEATURES SUCH AS FENCING OR LANDSCAPING PLACED WITHIN AN EASEMENT ARE SUBJECT TO BE TORN UP FOR PLACEMENT OF UTILITIES AND/OR MAINTENANCE NEEDS. NOMON: (2) THE UNDERSIGNED HEREBY CREATES A 20 FOOT WIDE, UNDERGROUND UTILITY EASEMENT, AS SHOWN AND DESCRIBED ON PLAT. NOTATION: (3) THE UNDERSIGNED HEREBY CREATES A 60 FOOT WIDE PRIVATE ROAD ACCESS EASEMENT (PRIVATE ACCESS & PUBLIC UTILITY EASEMENT) KNOWN AS "RAIL ACCESS ROAD" FOR THE EXCLUSIVE USE OF THE LOTS AS SHOWN AND DESCRIBED ON PLAT AND ADJOINING LANDOWNERS. NOTATION: (4) THE UNDERSIGNED HEREBY CREATES A PRIVATE ROAD ACCESS EASEMENT OF VARYING WIDTHS (PRIVATE ACCESS & PUBLIC UTILITY EASEMENT) KNOWN AS "RAIL LOOP ROAD" FOR THE EXCLUSIVE USE OF THE LOTS AS SHOWN AND DESCRIBED ON PLAT. NOTATION: (5) THE UNDERSIGNED HEREBY CREATES A PUBLIC ROAD ACCESS EASEMENT (PUBLIC ACCESS AND UTILITY EASEMENT) DEDICATED TO THE CITY OF KALISPELL AS SHOWN AND DESCRIBED ON PLAT, TOTAL AREA 0.80 ACRES. NOTATION: (6) THE UNDERSIGNED HEREBY ACCEPTS AND AGREES TO ALL PROPERTY LINES AND EASEMENT LIVES, AS SHOWN AND DESCRIBED ON PLAT, FCEDA REPRESS TATIVE ; PRIN D . ON THIS ➢AY 201_, BEFORE ME A NOTARY PUBLIC FOR THE STATE OF MONTANA, PERSONALLY APPEARED THE ABOVE NAMES KNOWN TO ME TO BE THE PERSONS WHOSE NAMES ARE SUBSCRIBED TO THE WITHIN INSTRUMENT, AND ACKNOWLEDGED TO ME THAT THEY EXECUTED THE SAME. NOTARY PUBLIC FOR THE STATE OF RESIDING AT MY COMMISSION EXPIRES K11,hw 1014 THE l KL) -w MJR No "TuoaoSUITEis z , l xu"aa+ 1541ZO05 arse 2 � Z1B S LOT 14 Q�LC Q Py 8 11K+ 1C �[ 10 {GK + BRID 13 ACC 1A Q 3 IiCA HE H3� lA 2AC Count ItHn �� GA 6A tIE � ]A aLfn f ~j LIHA 6C p� L PAR DA E 6AA 1L ,fir SEE 114114MAJ_j �`+L.1 n t "AA 3B+ 3 3& 19 30z RD & BRIDGE GN1�R �9 198 COS 1939 & 5261 mom, 3O-1 (P 3R+ 30V+ 30t 5+ 5A h 5+ v 9 yh 6 B 11D Cit Limits A B 24A+ ^� PARx+ 23BA unty 9B 23B P r � / 243pf D � 1�t K� PARK+ \ � 3 pg v 23K 3 C ADD Of A 30IC F t6 T I County r" 3 PARK+' ST 1 NDR EAS 6 A O 1-2 15 15C w i9 O - CAttFDRN4A 1 it i0 4 m S H nls 4 3 Dy LN 14 ANA F 12 3 i z 3 2 3 O 30L OE 3ocJ*"'n is n ti St � 14 4 v 8 6 � - � ❑ � �� 30P � vrA �a 9 6 7 Sm U 30 1 E1$ 2 $ A� R a x tiy\ry County n `! GON �s OF ,F ,rn 7 m OtZE 1 2 2 R-5 O 3ORC aura 2 36KF x s Pm ❑ 4 3ORC 30P 1 3 AM 22 �� O 3 30 'S°a'" aQRa n 5 1 30R ILA 30 308A 10 A 5 6 30JO aoaeaD 308$ 6 N ST 1 1 if: c: 74-130309B iCH 2 22ap 7�A 7 5 2 36-9 30-7 3 30 lA p UsH Y2 - � 1 AM Z � 3 3o_es zyP P �� 0H➢ W 30-22 1 2 D So c 30-�7 11 DUNCA 3 4 - to 7 .� R P R 3ozig � H County �+ 1� O 3 1 12 2 3ow zan 3010 39-UCS ties 20H U 30HG R-2 n q Iu q VICINITY MAP SCALE 1" - 150' FLATHEAD COUNTY ECONOMIC DEVELOPMENT AUTHORITYIKALISPELLIFCEDA RAIL PARK REQUEST FOR PRELIMINARY PLAT OF KAI_ISPELLIFCEDA RAIL PARK, WITH 20 INDUSTRIAL LOTS ON APPROXIMATELY 41 ACRES. THE PROPERTY WILL BE ZONED 1-2 (INDUSTRIAL) UPON ANNEXATION AND IS LOCATED BETWEEN WHITEFISH STAGE ROAD & OREGON LANE A PLOT DATE 3117114 FILE# KP-14-01 H:%gis5sitetkpp14_01 -FCEDA Rail Park Preliminary Plat.dwg u 4 y 0. z N D V z DDV d1 d 6 i 7 F Z o O szz �uu rW O W � y irynfl.UaVvn�itll. 0. 00 FZ e wk z a u c R OW Im IX N aRZ3, e 0 ' ON 1 ]DO a a .of � sw CmC E A � m � Q 1 � � o 1 � z 1 I � U i a F a F � U m 8 :51 3 Y% po S• F q0 0 � O E a K xa < 6 ff�f b)b v\ O Q) y O �' r CC)ti a�7 C C i- Z Z y% D a) i frol`) N tl) N �- i~ O N U 0) v " N C0 p] Z 0 0 " - a] = a LU v- CO � — C +� o � � D N W � 4 Ci) >., O U 7, O C N a) - D �. O ++- ro a) Q) �• O - fi7 p OD a) U +% ro 0 LO d' W :!7 � 0 a'C L N 7t � � 4- U) D a) 0) AG' oD Ncf)—co �- O A a� � cD ro W a1i � o - U) O u i aFroi o W -- `� o Co ct a� M cf E O N j Cf) N rn v d' CV 0 O 00'l a C O N 7+ O O U) O �!� ��wu airoca�c•UicC)0 —r- �fs�roQ��_ ui��tim 2A�vTmo o L rocu Co Q d O O ,C co � @ � Cu E2 % co ` o D O •.�... 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FUTURE DRY \ (:. a' 7 NEW WATER / PROPERTY LINE FERT. EXPANSION / i `� SERVICE LINE, 77 I a \ W EQUIPMENT 7 SEE SHEET C2 I U. SANITARY PARKING AREA / \ s >> 6" REINFORCED 2 �'� SEWER SERVICE, I CONCRETE WITH C6 J � SEE SHEET C2 / 2 � i a. • .• \� >> \ THICKENED EDGE �� 6 REINFORCED A \ C6 CONCRETE WITH i` .`.• > - O \ THICKENED EDGE \ >> \ r ❑ 77 GRAIN TRUCK Z >> REC. & CONTROL I W / DRY FERTILIZER \ BUILDING I O Z \ BUILDING >> I O 6" REINFORCED 2 � \ � � a.: •:�. C6 \ \ / GRAIN FACILITY CONCRETE WITH 2 6" REINFORCED i THICKENED EDGE / W J 2 DRAINAGE PIPE C6 CONCRETE WITH �..°.. ...a.. _ W \ C� / THICKENED EDGE - - 'o.. STORAGE FUTURE RAIN O >_ cn DITCH TO a Q B \\ DISCHARGE TO z < \ DRAINAGE PIPE OVE/ NEW DITCH CL ° ° Q NEW DITCH CL / `J I U ��.. < < < Lu �YIG 1. THE ENGINEER HAS SHOWN ON THE PLANS THE APPROXIMATE LOCATION OF ALL KNOWN UNDERGROUND UTILITIES AND SERVICE LINES. THE PRESENTATION OF EXISTING UTILITIES IS NOT WARRANTED TO BE EITHER COMPLETE OR EXACT IN HORIZONTAL POSITION AND ELEVATION. THE CONTRACTOR IS RESPONSIBLE FOR REQUESTING UTILITY LOCATE REQUESTS (1-800-424-5555) PRIOR TO THE START OF CONSTRUCTION. DISCREPANCIES IN THE J VERTICAL AND HORIZONTAL LOCATION FOR ANY UTILITY ENCOUNTERED SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE ENGINEER. 2. THE CONTRACTOR WILL BE RESPONSIBLE FOR OBTAINING A "GENERAL PERMIT FOR STORM WATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITY FROM THE MONTANA DEPARTMENT OF ENVIRONMENTAL QUALITY. THE CONTRACTOR IS ALSO RESPONSIBLE FOR ANY ADDITIONAL REQUIRED LOCAL OR STATE PERMITS. I 3. THE CONTRACTOR IS RESPONSIBLE FOR TRAFFIC CONTROL IN ACCORDANCE WITH LOCAL REQUIREMENTS. COORDINATE WITH THE CITY OF KALISPELL AND FLATHEAD COUNTY TO OBTAIN ANY NECESSARY APPROVALS OR PERMITS. 4. DISTURBANCE TO EXISTING SITE FEATURES TO REMAIN SHALL BE MINIMIZED TO THE GREATEST EXTENT POSSIBLE. ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE PATCHED, REPAIRED, OR REVEGETATED AS SPECIFIED. 5. SEE SHEET C-2 FOR UTILITY INSTALLATIONS AND SHEET C-3 FOR SITE LAYOUT AND GRADING. T 6. ALL SITE WORK SHALL MEET THE REQUIREMENTS OF THE SIXTH EDITION OF THE MONTANA PUBLIC WORKS STANDARD SPECIFICATIONS (MPWSS). .A�............... ., 8. UTILIZE TYPE B SURFACE COURSE AGGREGATE AND PG-58-28 ASPHALT BINDER FOR THE NEW ASPHALT PAVEMENT MEETING MPWSS SECTION 02510. *.• z* 9. UTILIZE 4000 PSI CONCRETE FOR ALL NEW SITE CONCRETE MEETING MPWSS SECTION 03310. N DANIEL J. =: EXISTING DITCH CL 10. CONTRACTOR SHALL CONSIDER REMOBILIZATION FOR THE END OF PROJECT (BUILDING CONSTRUCTION) FINE/CLEAN-UP GRADING, AFTER AN EXTENDED ABSENCE, PART OF THE SCOPE. RIC O 11. AFTER REMOBILIZATION AT THE CLOSE OF THE PROJECT (BUILDING CONSTRUCTION) THE CONTRACTOR SHALL SCRAPE THE SURFACE OF THE GRAVEL ROAD, TO REMOVE AND DISPOSE OF THE 40 0 40 80 SOIL AND OTHER CONSTRUCTION DEBRIS THAT HAS FOULED THE SURFACE, AND REPLACE WITH CLEAN AGGREGATE TO GRADE INDICATED ON THE CONSTRUCTION DRAWINGS. o. 16585 PE ram; 12. STANDARD CURB AND GUTTER SHALL BE PER CITY OF KALISPELL STANDARD DETAIL ST.6. STANDARD SPILL CURB AND GUTTER SHALL MATCH CITY OF KALISPELL STANDARD DETAIL ST.6 WITH �'; SHEET ;ALE FEET THE GUTTER PAN TO SLOPE AWAY FROM THE FLOWLINE WITH MATCHING SLOPING IN OPPOSITE DIRECTION. STANDARD DRIVE OVER CURB AND GUTTER SHALL BE PER CITY OF KALISPELL '•.��` ; �CENS'o•'•f?r STANDARD DETAIL ST. 7. •ti ss�ONAL�•. C 1 13. CONCRETE APPROACHES UP TO THE PROPERTY LINE FROM THE INTERIOR ROAD SHALL BE PROVIDED BY OTHERS AND NOT PART OF THIS CONTRACT. •..N May 26, 2017 - 3:20pm - P:\Private\MT\City\Kalispell\15616103 CHSGrainFacilitySiteDesign\CAD\ConstDwgs\C1—OVERALL SITE PLAN.dwg (Layout1) © KLJ 2017