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I1. Wade Apartment CUPPLANNING FOR THE FUTURE REPORT TO: Doug Russell, City Manager FROM: Jarod Nygren, Senior Planner Planning Department 201 1" Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planninp, SUBJECT: KCU-17-07 — Conditional Use Permit (CUP) Request for 14-unit multi -family project MEETING DATE: August 7, 2017 BACKGROUND: A request from Lisa Wade for a conditional use permit for a 14-unit apartment complex within the RA-1 Zoning District on two parcels of land. The apartment complex would be comprised of one (1) six -unit building and one (1) 8-unit building. Multi -family apartments are permitted within the RA-1 Zoning District provided a conditional use permit is obtained per Section 27.09.030 of the Kalispell Zoning Ordinance. There are currently two single-family residences, a mobile home and appurtenant facilities onsite. Construction of the multi -family complex would include the demolition of the existing structures. The property is located at 1613 and 1615 51h Avenue East. The property can be legally described as Parcel A and Parcel B of Certificate of Survey 4789 in Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing July 11, 2017, to consider the application request. Staff presented staff report KCU-17-07 providing details of the proposal and evaluation. Staff reported that the proposed CUP was compatible with the zoning, the growth policy, and the applicant has met the burden of proof requirements. Staff recommended that the Planning Board adopt the staff report as findings of fact, and recommend to the Kalispell City Council that the CUP be approved, subject to eleven (11) conditions. During the public comment portion of the hearing, the applicant spoke in favor of the project. There being no further testimony, the public hearing was closed and a motion was presented to adopt staff report KCU-17-07 as findings of fact, and recommend to the Kalispell City Council that the CUP be approved, subject to eleven (11) conditions. Board discussion concluded that the request was appropriate, and the motion passed unanimously upon roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve a request from Lisa Wade for Conditional Use Permit KCU-17-07, a conditional use permit for a 14-unit multi- family project with eleven (11) conditions of approval within the RA-1 Zoning District, located within Parcel A and Parcel B of Certificate of Survey 4789 in Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. FISCAL EFFECTS: Approval of the request would have minimal fiscal impact to the City. ALTERNATIVES: Deny the request. ATTACHMENTS: CUP Letter CUP Staff Report KCU-17-07 Minutes of the July 11, 2017, Kalispell Planning Board Application Materials c: Aimee Brunckhorst, Kalispell City Clerk Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59903 City of Kalispell P. O. Box 1997 Kalispell, Montana 59903-1997 GRANT OF CONDITIONAL USE APPLICANT: Lisa Wade PO Box 836 Kila, MT 59920 LEGAL DESCRIPTION: Parcels A and B of Certificate of Survey 4789 located in the Southwest Quarter of Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana ZONE: RA-1, Low Density Residential Apartment The applicant has applied to the City of Kalispell for a conditional use permit to allow the construction of two multi -family buildings, consisting of one six unit building and one eight unit building totaling 14 units in an RA-1 zone. Multi -family dwellings are allowed in the RA-1 zone as a conditionally permitted use. The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on July 11, 2017, held a public hearing on the application, took public comment and recommended that the application be approved subject to 11 conditions. After reviewing the application, the record, the Kalispell Planning Department report, and after duly considering the matter, the City Council of the City of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby adopts Kalispell Planning Department Conditional Use Report #KCU-17- 07 as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit to allow the construction of one six unit building and one eight unit building in the RA-1, Low Density Residential Apartment zoning district subject to the following conditions: That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. That the development of the site shall be in substantial conformance with the submitted architectural and site plan drawings in regards to setbacks, landscaping, parking and recreational amenity. 3. Architectural renderings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 4. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit. 5. To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be in substantial compliance with the submitted renderings and approved by the Parks and Recreation Director prior to issuance of the building permit. 6. A minimum of 500 square feet of land per unit which has recreational value, or recreational amenities equivalent to the fair market value of 500 square feet of land shall be provided on - site and approved by the Kalispell Parks and Recreation Director. 7. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the City of Kalispell Construction and Design Standards. 8. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department with approval prior to construction. 9. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 10. Sidewalks shall be constructed along the property frontage of 5th Avenue East. 11. A 20-foot utility easement shall be located along the eastern property boundary for future extension of water and sewer lines and the easement shall be recorded with the Flathead County Clerk and Recorder's Office. Dated this 7th day of August, 2017. Mark Johnson Mayor STATE OF MONTANA ss County of Flathead On this day of , 2017 before me, a Notary Public, personally appeared Mark Johnson, Mayor of the City of Kalispell, known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same on behalf of the City of Kalispell. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal, the day and year first above written. Notary Public, State of Montana LISA WADE APARTMENTS REQUEST FOR A CONDITIONAL USE PERMIT KALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU-17-07 June 30, 2017 This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a request for a conditional use permit for 14 multi -family residential units within the RA- 1 Zoning District. A public hearing on this matter has been scheduled before the Planning Board for July 11, 2017, beginning at 6:00 PM, in the Kalispell City Council Chambers. The Planning Board will forward a recommendation to the Kalispell City Council for final action. A. BACKGROUND INFORMATION: Owner: Lisa Wade PO Box 836 Kila, MT 59920 Applicant: Jackola Engineering and Architecture P.O. Box 1134 Kalispell, MT 59901 Summary of Request: A request from Lisa Wade for a conditional use permit for 14- unit apartment complex within the RA-1 Zoning District on two parcels of land. The apartment complex would be comprised of one (1) 6-unit building and one (1) 8-unit building. Multi -family apartments are permitted within the RA-1 Zoning District provided a conditional use permit is obtained per Section 27.09.030 of the Kalispell Zoning Ordinance. There are currently two single-family residences, a mobile home and appurtenant facilities onsite. Construction of the multi -family complex would include the demolition of the existing structures. The eight (8) unit apartment building is two- story and 9,000 square feet in size. The six (6) unit apartment building is two-story and 7,000 square feet in size. The site plan also depicts a private driveway to access the units, 26 parking spaces, sidewalks, storm water and open space areas. Location: The property is located at 1613 and 1615 5th Avenue East. The property can be legally described as Parcel A and Parcel B of Certificate of Survey 4789 in Section 17, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. Size: The subject property is .99 acres. Existing Land Use and Zoning: There are currently two single-family residences, a mobile home, appurtenant facilities onsite and large trees on site, which would be removed to allow for the proposed development. 1 The subject property is located within the RA-1 (Residential Apartment) Zone. The Kalispell Zoning Regulations state that the RA-1 Zone is: "A residential district intended to provide for urban areas for multi -family use and compatible non-residential uses of medium land use intensity. It should be served with all public utilities and be in close proximity to municipal services, parks, or shopping districts. This zoning district would typically be found in areas designated as urban residential or high density residential on the Kalispell Growth Policy Future Land Use Map." Adjacent Zoning: West: County RA-1 North: City RA-1 and County R-4 East: City RA-1 and County R-4 South: RA-1 Adjacent Land Uses: West: 5th Avenue and Multi -family apartments North: Single-family East: Single-family South: Multi -family apartments and single-family Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as High Density Residential in the western portion and Urban Residential in the eastern portion. High Density Residential allows for forty (40) dwelling units per acre and Urban Residential allows for twelve (12) dwelling units per acre. The development as proposed is in substantial compliance with the land use categories density requirements. The Growth Policy 2020, Growth Management Chapter, states to encourage housing types that provide housing for all sectors and income levels within the community. Additionally, infill development is encouraged within the Growth Policy to lessen impacts on sensitive lands and provides additional housing opportunities where services are available. City services including, sewer, water and streets are in the vicinity and available to the subject property. Utilities/Services: Sewer service: Water service: Solid Waste: Electric: Phone: Police: Fire: Schools: City of Kalispell City of Kalispell City of Kalispell Flathead Electric Cooperative CenturyLink City of Kalispell City of Kalispell School District #5, Kalispell 2 B. EVALUATION OF THE REQUEST This application has been reviewed in accordance with the conditional use review criteria in the Kalispell Zoning Ordinance. A conditional use permit may be granted only if the proposal, as submitted, conforms to all of the following general conditional use permit criteria, as well as to all other applicable criteria that may be requested: 1. Site Suitability: a. Adequate Useable Space: The subject property is .99 acres and the entire project site is flat. Following the demolition of the existing structures and trees onsite, there will be no impediments leaving the entire site developable. The RA-1 Zoning allows a density of one dwelling unit per 3,000 square feet. The property is .99 acres, which allows for 14 dwelling units as proposed. b. Height, bulk and location of the building: The proposed multi -family project meets the RA-1 required setbacks of 15' front, 5' interior side and 10' rear setback. The maximum permitted lot coverage of the site is 45%. The proposed lot coverage is 18.4%, far below the maximum permitted. The maximum allowable height of the structures will be 40 feet. C. Adequate Access: The multi -family project will be taking access via 5th Avenue East to the west. 5th Avenue East is an improved city street and the internal driveway meets the minimum width requirements for ingress and egress. d. Environmental Constraints: There are no environmental constraints, such as steep slopes, streams, floodplains, or wetlands on the property, which could affect the proposed use. 2. Appropriate Design: a. Parking Scheme/Loading Areas: The off-street parking requirement for multi- family dwelling units is 1.5 spaces for every dwelling unit. There are 14 units proposed, which would equate to 21 required parking spaces. The development provides 26 parking spaces, exceeding the minimum parking requirements. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards for all outdoor lighting on commercial or residential structures. Exterior lighting installed in conjunction with the development will be reviewed for compliance with the zoning ordinance during site development review. C. Traffic Circulation: The multi -family projects gains its primary access from 51h Avenue East to the west, which is an improved public street. In the case of emergency, access to the units will be taken from 51h Avenue East. The internal private driveway within the development meets the minimum width requirement for adequate traffic circulation. d. Open Space: The development is proposing a large open space area on the west side of the property and a small area on the eastern property boundary. In addition, the development meets all of the required setbacks, which are open space areas. e. Fencing/Screening/Landscaping: The site plan has provided adequate landscaping area in regards to parking, buffering, etc. Additionally, to ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be approved by the Parks and Recreation Department prior to issuance of the building permit. f. Signage: The development shall comply with all of the sign standards as set forth in Chapter 27.22 of the Kalispell Zoning Ordinance. At this point no signs are being proposed. 3. Availability of Public Services/Facilities: a. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the project. b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. Fire hydrants will be located as required by the Fire Chief. There is adequate access to the property from the public road system and the buildings will be constructed to meet current building and fire and safety code standards. Station 61 is approximately 1.2 miles from the subject property giving good response time. C. Water and Sewer: City water and sewer are available and would serve the property. The developer will be required to pay the cost for the utility extensions. The apartment project to the south was required to provide a 20-foot utility easement along the west and north property boundaries for the future extension of water and sewer to properties located to the east. That staff report, KCU-03-07, noted that the area east is sparsely developed and without good access to city utilities. Eight Avenue East lies to the east and some or most of the residences along this avenue are served by a 2-inch city water main. Sewer is not easily available to the area with the nearest main several hundred feet to the north in Eight Avenue East. The staff report noted that it would be beneficial to both the city and the residents in the area if some type if utility access were made available. Therefore, staff recommends that a 20- foot utility easement be located along the eastern property boundary in order 4 to allow water and sewer lines to the properties east of the project site. d. Storm Water Drainage: Storm water will be gathered to a storm pond at the northwest corner of the property. Storm water runoff from the site shall be managed and constructed per the City of Kalispell Construction and Design Standards. Final design will be approved by Kalispell Public Works Department prior to building permit issuance. Prior to receiving a building permit the developer will also 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. e. Solid Waste: Solid waste pick-up will be provided by the City. Prior to building permit issuance the location of these trash receptacle areas will need to be approved by Public Works. f. Streets: The street frontage is 5th Avenue East, which provides access to the greater City of Kalispell circulation system. 5th Avenue East currently does not have curb, gutter, boulevard or sidewalk in the area of the development. As a condition of approval, the developer will be required to upgrade the properties frontage, which would include, curb, gutter, boulevard and sidewalks. g. Sidewalks: Sidewalks will be constructed along the properties western boundary as part of construction of the project. In addition, an internal sidewalk system will lead the tenants of apartment complex from the buildings to the public sidewalk system. h. Schools: This site is within the boundaries of School District #5. An impact to the district may be anticipated from the proposed development depending on the demographics of the residents. On average, 7 students K-12 would be anticipated from 14 dwelling units. i. Parks and Recreation: Dry Bridge Park and Lion Park are within a reasonable distance to the subject property. Section 27.34.060 of the Kalispell Zoning Ordinance requires 7,000 square feet of recreational amenities for the 14-unit development based on a ratio of 500 square feet of usable land per dwelling. The site plan indicates 6,744 square feet of recreational area on the site plan. The applicant intends to construct a gazebo and/or playground equipment, or similar, in order to meet the multi -family recreational amenity requirement. These proposed recreational amenities should be equivalent to the fair market value of 500 square feet of land per unit. The Parks and Recreation Director will need to approve the parks plan prior to building permit issuance of the apartments. 4. Neighborhood impacts: a. Traffic: The multi -family project gains its primary ingress and egress from 5th Avenue East, which is an improved public street. Traffic generation for an apartment complex of this size would be noticeable but relatively insignificant. Any development of the property that creates 300 or more vehicle trip per day would require a traffic impact study; however this project falls below this threshold. b. Noise and Vibration: The development of the property as multi -family residential will create additional noise and vibration. Primarily the aforementioned will be generated from automobiles. The impacts of the automobiles noise and vibration are mitigated through the setbacks, which act as a buffer from the neighboring properties. C. Dust, Glare, and Heat: The use of the property as a multi -family residential would not generate any unreasonable dust, glare, and heat other than during construction. d. Smoke, Fumes, Gas, or Odors: The development of the property as multi- family residential will create additional smoke, fumes, gas and odors. Primarily the aforementioned will be generated from automobiles. The impacts of the smoke, fumes, gas and odors are mitigated through the setbacks, which act as a buffer from the neighboring properties. e. Hours of Operation: As the property is for residential there will be no hours of operation there will be people residing on the premises 24-hours a day. 5. Consideration of historical use patterns and recent changes: The project is generally compatible with the area, where a mix of house types is anticipated and encouraged. Generally speaking, the area is in transition from rural to high density. Much of the area was originally developed in the county, however, over time the area has acted as an infill development area with multi -family apartment complexes being developed in the immediate vicinity, taking advantage of the properties access to city services. Additionally, the area is zoned for multi -family apartments which anticipates development such as the one being proposed. 6. Effects on property values: No significant negative impacts on property values are anticipated as a result of the requested conditional use of the property. As previously mentioned, the proposal is compatible with the neighborhood, and the development and land use impacts would be typical of that anticipated for the area. RECOMMENDATION The staff recommends that the Kalispell Planning Board adopt staff report #KCU-17-07 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the following conditions: CONDITIONS OF APPROVAL 1. That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. That the development of the site shall be in substantial conformance with the submitted architectural and site plan drawings in regards to setbacks, landscaping, parking and recreational amenity. 3. Architectural renderings are required to be submitted to the Kalispell Architectural Review Committee for review and approval prior to issuance of a building permit. 4. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, the development shall receive Site Review Committee approval prior to issuance of the building permit. 5. To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be in substantial compliance with the submitted renderings and approved by the Parks and Recreation Director prior to issuance of the building permit. 6. A minimum of 500 square feet of land per unit which has recreational value, or recreational amenities equivalent to the fair market value of 500 square feet of land shall be provided on -site and approved by the Kalispell Parks and Recreation Director. 7. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the City of Kalispell Construction and Design Standards. 8. The developer shall submit water and sanitary sewer plans, applicable specifications, and design reports to the Kalispell Public Works Department with approval prior to construction. 7 9. The developer shall submit to the Kalispell Public Works Department prior to construction an erosion/sediment control plan for review and approval and a copy of all documents submitted to Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 10. Sidewalks shall be constructed along the property frontage of 5th Avenue East. 11. A 20-foot utility easement shall be located along the eastern property boundary for future extension of water and sewer lines and the easement shall be recorded with the Flathead County Clerk and Recorder's Office. E-3 PLANNING FOR THE FUTURE MONT. Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/ planning APPLICATION FOR CONDITIONAL USE PERMIT PROPOSED USE: (1) 6 Unit & (1) 8 Unit Apartment Buildings OWNER(S) OF RECORD: Name: Lisa Wade Mailing Address: Po Box 836 City/State/Zip: Kila, Montana 59920 Phone: 406-253-5602 PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: Jackola Engineering and Architecture Mailing Address: PO Box 1134 City/State/Zip: Kalispell, MT59901 Phone: 406-755-3208 LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): Street Sec. Town- Range Address: 1613 & 1615 5th Avenue East, Kalispell No.17 ship 28NV No. 21W Subdivision Tract Lot Block Name: No(s). No(s). No. 1. Zoning District and Zoning Classification in which use is proposed: RA-1 Residential 2. Attach a plan of the affected lot which identifies the following items: a. Surrounding land uses. b. Dimensions and shape of lot. C. Topographic features of lot. d. Size(s) and location(s) of existing buildings e. Size(s) and location(s) of proposed buildings. SEE ATTACHED f. Existing use(s) of structures and open areas. g. Proposed use(s) of structures and open areas. h. Existing and proposed landscaping and fencing. 1 3. On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flow and control. b. Access to and circulation within the property. C. Off-street parking and loading. d. Refuse and service areas. e. Utilities. f. Screening and buffering. SEE ATTACHED 9- Signs, yards and other open spaces. h. Height, bulk and location of structures. i. Location of proposed open space uses. i- Hours and manner of operation. k. Noise, light, dust, odors, fumes and vibration. 4. 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 farms, documents, plans or any other information submitted as a 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, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and developm t�pVro i2 A cant ignatureDate 2 INSTRUCTIONS FOR CONDITIONAL USE PERMIT APPLICATION A pre -application meeting with the planning director or member of the planning staff is required. Application Contents: 1. Completed application form. 2. Appropriate attachments listed under items 2, 3, and 4 on the application. 3. Application fee based on the schedule below, made payable to the City of Kalispell: Conditional Use Permit: Single-family (10 or fewer trips/day) $250 Minor Residential (2-4 units or 11-49 trips/day) $300 + $25/unit or 10 trips Major Residential (5 or more units or 50+ trips/day) $350 + $50/unit or every 10 trips $350 + (14 APTS PER ITE = 93 TRIPS PER DAY) 90/10 x $50 = $800.00 Churches, schools, public / quasi -public uses $350 Commercial, industrial, medical, golf courses, etc. $400 + $50/acre or unit or $.05/sf of leased space over 5,000 sq. ft. whichever is greater 4. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to p lanning(d kali spell. com (Please note the maximum file size to email is 20mg) 5. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. Application must be completed and submitted a minimum of thirty five (351 days prior to the planning board meeting at which this application will be heard. The regularly scheduled meeting of the planning board is the second Tuesday of each month. After the planning board hearing, the application is forwarded with the board's recommendation to the city council for hearing and final action. Once the application is complete and accepted by Kalispell planning staff, final approval usually takes 60 days, but never more than 90 days. 3 u ` i IW '113dSllV)l 'ISV3 3AV HIS ET9T18 ST9T X31 d W OD A 3 VYiHVdV 3GVM `dSll �LLLLtt: ZR N�ti.�i�va.m-r .. as z0 °� =z�'o >ma0 N o �NwoQG�10 sFiada on G '" o a` Z� a� H O w V) 0 a 0 cr a. N O'] 2 X w EXHIBIT 3 3. Addendum to 51h Avenue Apartments CUP Application a. Traffic flow and control The subject property is located off of 5th Avenue East in between 14th Street East and 18th Street East. Sth Avenue provides connectivity to the residential East side of Kalispell while 18th Street East provides access to US HWY93S less than a half mile from the site. A Traffic Impact Study is not necessary. b. Access to and circulation within the property The subject property is accessed from 5th Ave E with a private drive that provides access to both buildings. c. Off-street parking and loading Off-street parking will be provided in close proximity to each building. The number of parking spaces provided exceeds the requirements of the zoning ordinance. d. Refuse and service areas Trash enclosures will be provided and adequate access will be provided for loading and removal of trash. e. Utilities It is anticipated that a water main will be extended through the property with service lines to provide fire sprinkler and domestic services to each building. Additional Fire Hydrants will be located as required by the Fire Chief. A new sewer main will connect to the sewer main that runs along 5th Ave E. and will extend through the property to provide service to each building. f. Screening and buffering Landscaping and fencing will be used to screen the development from adjacent properties and the relevant yard setbacks will be met or exceeded. g. Signs, yards and other open spaces Internal way finding signs will be used as appropriate. The open area will be shared between open space and storm water. Amenities such as gazebos and playground equipment may be added in order to meet the Multi Family -CUP regulations. h. Height, bulk and location of structures The buildings will be approximately 7,000 sf for the 6 plex and 9,000 sf for the 8 plex and will have protrusions and architectural elements to provide a pleasing facade. The owner may develop each building as a separate phase. The buildings are anticipated to be within the relevant yard setbacks. i. Location of proposed open space uses The open area will be shared between open space and storm water. Amenities such as gazebos and playground equipment may be added in order to meet the Multi Family CUP regulations. j. Hours and manner of operation The development will operate as a typical multifamily residential property. k. Noise, light, dust, odors, fumes and vibration No adverse impacts are expected to these items. During construction the contractor will be required to mitigate the impacts.