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I2. Husky Street CUPPLANNING FOR THE FUTURE REPORT TO: Doug Russell, City Manager FROM: Jarod Nygren, Senior Planner Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning SUBJECT: KCU-17-06 — Conditional Use Permit (CUP) Request for 24-unit multi -family project MEETING DATE: August 7, 2017 BACKGROUND: A request from Jackola Engineering and Architecture for a conditional use permit for a 3- story, 24-unit apartment building within the B-2 Zoning District. Multi -family apartments are permitted within the B-2 Zoning District provided a conditional use permit is obtained per Section 27.13.030 of the Kalispell Zoning Ordinance. The multi -family project would include one (1) building with twenty four (24) units. The building is 3-story with eight (8) units per floor. The site plan also depicts private driveways, forty eight (48) parking spaces, parking garages, landscaping areas, sidewalks, open space and storm water. The subject property is currently undeveloped grasslands and located at the southeast corner of the intersection of Husky Street and Glenwood Drive. The property can be described as a tract of land located in Lot 1 of Block 1 of Lewis and Clark Addition in Section 12, Township 28 North, Range 22 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-17-06 providing details of the proposal and evaluation. Staff reported that the proposed CUP was compatible with the zoning, and 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 ten (10) conditions. During the public comment portion of the hearing, the applicant spoke in favor of the project. Additionally, Greg Harris, the owner of Grizzly Security business immediately to the east of the subject property spoke in opposition to the project. He was concerned that the project would bring trouble to the neighborhood and that his business security would be compromised. There being no further testimony, the public hearing was closed and a motion was presented to adopt staff report KCU-17-06 as findings of fact, and recommend to the Kalispell City Council that the CUP be approved, subject to ten (10) conditions. The Board discussed security options, including additional fencing, which they ultimately decide was not needed and 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 Jackola Enginnering and Architecture for Conditional Use Permit KCU-17-06, a conditional use permit for a 24-unit multi -family project with ten (10) conditions of approval within the B-2 Zoning District, located within a tract of land located in Lot 1 of Block 1 of Lewis and Clark Addition in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, more particularly described in the attached Exhibit "A". 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-17-06 Minutes of the July 11, 2017, Kalispell Planning Board Application Materials c: Aimee Brunckhorst, Kalispell City Clerk Exhibit "A" A tract of land located in Lot 1 of Block 1 of Lewis and Clark Addition in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, described as follows: Beginning at the Northwest corner of said Lot 1 of Block 1; thence easterly along the southern boundary of Husky Street a distance of 240 feet to a point; thence southerly and parallel to the easterly boundary line of Kinshella Avenue a distance of 170 feet to a point; thence westerly and parallel to the southern boundary of Husky Street, a distance of 240 feet to a point of intersection with the easterly boundary line of Kinshella Avenue; thence northerly and along easterly boundary line of Kinshella Avenue, a distance of 170 feet to the point of beginning. 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: Jackola Engineering and Architecture PO Box 1134 Kalispell, MT 59903 LEGAL DESCRIPTION: A tract of land located in Lot 1 of Block 1 of Lewis and Clark Addition in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, described as follows: Beginning at the Northwest corner of said Lot 1 of Block 1; thence easterly along the southern boundary of Husky Street a distance of 240 feet to a point; thence southerly and parallel to the easterly boundary line of Kinshella Avenue a distance of 170 feet to a point; thence westerly and parallel to the southern boundary of Husky Street, a distance of 240 feet to a point of intersection with the easterly boundary line of Kinshella Avenue; thence northerly and along easterly boundary line of Kinshella Avenue, a distance of 170 feet to the point of beginning. ZONE: B-2, General Business The applicant has applied to the City of Kalispell for a conditional use permit to allow the construction of one three-story, 24-unit apartment building units in a B-2 zone. Multi -family dwellings are allowed in the B-2 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 10 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- 06 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 three-story, 24-unit apartment building in the B-2, General Business zoning district subject to the following conditions: 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. 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 Glenwood Drive and Husky Street. Dated this 7th day of Ate, 2017. STATE OF MONTANA ss County of Flathead Mark Johnson Mayor 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 HUSKY STREET APARTMENTS REQUEST FOR A CONDITIONAL USE PERMIT KALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU-17-06 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 a 24-unit multi -family residential project within the B-2 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: George M. Begg Trust 220 Woodland Avenue Kalispell, MT 59901 Applicant: Jackola Engineering and Architecture P.O. Box 1134 Kalispell, MT 59901 Summary of Request: A request for a conditional use permit for multi -family residential within the B-2 Zoning District. Multi -family projects are permitted within the B-2 Zone provided a conditional use permit is obtained per Section 27.13.030 of the Kalispell Zoning Ordinance. The multi -family project would include one (1) building with twenty four (24) units. The building is 3-story with eight (8) units per floor. The site plan also depicts private driveways, 48 parking spaces, carport, landscaping, sidewalks, open space and storm water areas. Location: The property is located at 1110 Husky Street, which is at the southeast corner of the intersection of Husky Street and Glenwood Drive. The property can be legally described as a tract of land located in Lot 1 of Block 1 of Lewis and Clark Addition in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana, and more particularly described in the attached Exhibit "A". Size: The subject property is .94 acres. Existing Land Use and Zoning: The site is currently undeveloped grasslands. The subject property is located within the B-2 Zoning District. The Kalispell Zoning Ordinance describes the intent of this district: "A district which provides for a variety of sales and service establishments to serve both residents of the area and the traveling public. This district depends on the proximity to major streets and arterials and should be located in business corridors or in islands. This zoning district would be typically found in areas designated as commercial and urban mixed use on the Kalispell Growth Policy Future Land Use Map." Adjacent Zoning: West: City B-2 North: City B-2 East: City B-2 South: City B-2 Adjacent Land Uses: West: Gateway West Community Center and Glenwood Drive North: Commercial, UPS East: Commercial South: Commercial Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Commercial. 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 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: B. EVALUATION OF THE REQUEST City of Kalispell City of Kalispell City of Kalispell Flathead Electric Cooperative CenturyLink City of Kalispell City of Kalispell School District #5, Kalispell 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: 2 1. Site Suitability: a. Adequate Useable Space: The subject property is .96 acres and the entire project site is flat with no impediments leaving the entire site developable. b. Height, bulk and location of the building: The proposed multi -family project meets the B-2 required setbacks of 15' front, 15' side corner, 5' interior side and 10' rear setback. Beings the property is within the B-2 Zoning District there is not a maximum lot coverage permitted. The allowable height is 60 feet, however, the proposed project will be much shorter than that as it will be a 3-story apartment building. C. Adequate Access: The multi -family project will be taking access via Husky Street to the north. Husky Street 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 24 units proposed, which would equate to 36 required parking spaces. The development provides 48 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 Husky Street to the north, which is an improved public street that was constructed to city standards for circulation. In the case of emergency, access to the units will be taken from Husky Street. The internal private driveways within the development meet the minimum width requirement for adequate traffic circulation. d. Open Space: The development is proposing a large open space area on the south side of the property. In addition, the development meets all of the required setbacks, which are open space areas. e. Fencinj4/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 3 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. Si na e: 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 1.6 miles from the subject property giving good response time. C. Water: City water is available and would serve the property. The developer will be required to pay the cost for the utility extensions. d. Sewer: Sewer service will be provided by the City. The developer will be required to pay the cost for all of the utility extensions. e. Storm Water Drainage: Storm water will be gathered to a storm pond and drained to the existing curb inlet 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. f. 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. g. Streets: The primary street frontages are Husky Street and Glenwood Drive, which provide access to the greater City of Kalispell circulation system. h. Sidewalks: Sidewalks will be constructed along the properties western and northern boundaries as part of construction of the project. In addition, an internal sidewalk system will lead the tenants of apartment complex from the building to the public sidewalk system. rd i. 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, 12 students K-12 would be anticipated from 24 dwelling units. j. Parks and Recreation: Section 27.34.060 of the Kalispell Zoning Ordinance requires 12,000 square feet of recreational amenities for the 24-unit development based on a ratio of 500 square feet of usable land per dwelling. The site plan indicates 8,278 square feet of open space that could qualify as a recreational amenity. Additionally, the applicant intends to construct a basketball court, gazebo and/or playground equipment, or similar in order to meet the 3,722 square feet of additional area that is not currently provided for. Section 27.34.060 of the Kalispell Zoning Ordinance allows for amenities such as gazebos, gyms, etc. to be constructed instead of land. These 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. 4. Neighborhood impacts: a. Traffic: The multi -family project gains its primary ingress and egress from Husky Street, which is an improved public street that was constructed to city standards. Any development of the property that creates 300 or more vehicle trip per day would require a traffic impact study. The traffic study evaluates the impacts the development has on the traffic system and indicates mitigation necessary to maintain acceptable levels of service. 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. As the neighboring properties are commercial it is not anticipated the noise and vibration generated by the development will have any adverse impacts on the surrounding area. 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. As the neighboring properties are commercial it is not anticipated the smoke, fumes, gas and odors generated by the development will have any adverse impacts on the surrounding area. 5 e. Hours of Operation: As the property is for residential there will be no hours of operation, but there will be people residing on the premises 24-hours a day. 5. Consideration of historical use patterns and recent changes: The area has historically been commercial and has developed that way. The proposed use does not negatively impact surrounding uses and is an appropriate land use of the property. The apartment complex would serve as a housing option for the workers within the neighboring commercial developments. 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. It can be assumed that property values will increase since city services to the property are being added and the property is currently undeveloped. RECOMMENDATION The staff recommends that the Kalispell Planning Board adopt staff report #KCU-17-06 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 0 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 frontages of Glenwood Drive and Husky Street. 7 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: 24 Unit Apartment Building OWNER(S) OF RECORD: Name: George M Begg Trust Mailing Address: 220 Woodland Ave City/State/Zip: Kalispell, MT, 59901 Phone: PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: lackola 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 - Address: 1110 Husky Street, Kalispell, MT, 59901 No. 12 ship 28N Subdivision Name: Range No. 22W Tract Lot Block No(s). No(s). No._ 1. Zoning District and Zoning Classification in which use is proposed: B-2 General Business 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. g. Signs, yards and other open spaces. SEE ATTACHED h. Height, bulk and location of structures. i. Location of proposed open space uses. j. 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 forms, 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 development process. A cant Signature ( Date 2 INSTRUCTIONS FOR CONDITIONAL USE PERNIIT 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 + (24 APTS PER ITE = 160 TRIPS PER DAY) 160/10 x $50 = $1150.00 Churches, schools, public / quasi -public uses $350 Commercial, industrial, medical, golf courses, etc. $400 + $50 / acre or unit or $.05/sf of leased space over 5,000 sq. ft. whichever is greater 4. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to planninKd>kalispeli.com (Please note the maximum file size to email is 20mg) 5. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. Application must be completed and submitted a minimum of thirty five (351 days prior to the planning board meeting at which this application will be heard. The regularly scheduled meeting of the planning board is the second Tuesday of each month. After the planning board hearing, the application is forwarded with the board's recommendation to the city council for hearing and final action. Once the application is complete and accepted by Kalispell planning staff, final approval usually takes 60 days, but never more than 90 days. 3 3 1W '113dSIlVN 'imus AN5f1H SA3 i1 lVd'd 1332i1S asnH —(cam (G)-- 0 u;j1�IC)wn fMS��@�IU�rlti�9 "�F .: , o- 4. ..tea a1 d " i ,.. " 'r_^ _. 5 —41S) — —(s5) — rs) LI :dV�1p8�4Q➢ k11L�QU1�1i &�l U^1 I ;I �:' oo "}w4 1W '113dSlI V)l '. 33UIS ANSE)H e SANUW 1t/dt1AMBANsnH o,pA- mS'^g yyy LL r$��Q3 � wo m �- n a w � w � LU Ln a a O N X l m X a w ILI , I� -.9.w 8.0' 84 8.0'Al! Z� 7 r �JI 3 WEP c'. WAI; .11 M 3•I NNN aU rm �' 15 Qu r1 If 7 d OS — - n •S 7JU/�o;ill� ellh_mr.nl,��� IF.P M M)---1•—�n) BHA) �'i�'i) W ) ----------'rn'J �uQ TI S) S) �IYII � F o ¢ Q z � a N NN u o = xw rvm F z� NW.. F o0 Co a zYwpzoom� a�=uK'o .� 00Zww mx� x c7 n t9� ura-cm zwzwmrvz G Wuu��cia� zz.:�rv�aaa wurvum.,a 0 om xo a aaa Paz, EXHIBIT 3 3. Addendum to Husky Street Apartments CUP Application a. Traffic flow and control The subject property is located at the intersection of Husky Street and Glenwood Drive. Husky Street provides traffic access to Meridian Road and Glenwood Drive provides connectivity to US HWY Z with the US HWY 93 Alternate on -ramps within a half mile of the site. Based on the ITE Trip Generation Manual, a traffic study is not expected to be required. b. Access to and circulation within the property The subject property is accessed from Husky Street to parking lots on either side of the building. c. Off-street parking and loading Off-street parking will be provided in close proximity to the 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. Service areas for utilities will be supplied as required. e. Utilities It is anticipated that a water service lines will be connected to the existing main that runs through Husky Street. A fire service line will be run in parallel to the domestic water service. A sewer service will also extend from the building to Husky Street where an existing sanitary sewer main is located. Stormwater will be gathered to a storm pond and drained to the existing curb inlet in the NW corner of the property. An existing hydrant is located in the NW corner of the lot. 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 building will have a footprint of approximately 7000 SF and will have protrusions and architectural elements to provide a pleasing fagade. The building is anticipated to be within the relevant yard setbacks. i. Location of proposed open space uses The open area will be shared between recreational 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.