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H3. Lofts at Buffalo Hill Conditional UseREPORT TO: FROM: SUBJECT: MEETING DATE: Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning Doug Russell, City Manager PJ Sorensen, Senior Planner KCU-23-05 — Lofts at Buffalo Hill Conditional Use Permit December 4, 2023 BACKGROUND: Immanuel Lutheran Communities has submitted a request for a conditional use permit to allow the expansion of an existing residential care facility on property located at 185 Crestline Avenue and for a building height exceeding sixty (60) feet. The expansion, called the Lofts at Buffalo Hill, will include 40 new independent living senior apartment units in a four-story addition along with a fitness area and parking on the first level underneath the building. A conditional use permit is required due to the property's location in an H-1 (Health Care) zone. The building is planned to be up to 68 feet tall to allow for the parking area under the structure and for improved architectural design. Under the zoning ordinance, sixty (60) feet is allowed as a matter of right and an unlimited height is allowed with a conditional use permit. The addition will be located in the northwest portion of the property along Claremont Street. The property can be legally described as Lot 1 of Highland Park No. 3, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. The Kalispell Planning Board held a duly noticed public hearing on November 14, 2023, to consider the request. Staff presented staff report KCU-23-05, providing details of the proposal and evaluation. Staff recommended that the Planning Board adopt the staff report as findings of fact, and recommend to the Council that the request be granted subject to ten listed conditions. No public comments were received at the public hearing other than by the applicant. There were written comments submitted prior to the hearing which were included in the board packet. The public hearing was closed and a motion was presented to adopt staff report KCU-23-05 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be granted subject to the ten conditions. Board discussion concluded that the request was appropriate, and the motion passed unanimously on roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council approve a request from Immanuel Lutheran Communities, for Conditional Use Permit KCU-23-05, a conditional use permit to allow forty (40) new independent living units as an addition to an existing residential care facility within the H-1 Zoning District as well as a building height of up to 68 feet, subject to ten conditions of approval, located at 185 Crestline Avenue and more particularly described as Lot 1 of Highland Park No. 3, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: Conditional Use Letter November 14, 2023, Kalispell Planning Board Minutes Staff Report Application Materials and Maps Public Comment 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: Immanuel Lutheran Communities 185 Crestline Ave Kalispell, MT 59901 LEGAL DESCRIPTION: Lot 1 of Highland Park No. 3, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana ZONE: H-1, Health Care The applicant has applied to the City of Kalispell for a conditional use permit to allow the expansion of an existing residential care facility on property located at 185 Crestline Avenue and for a building height exceeding sixty (60) feet. The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on November 14, 2023, held a public hearing on the application, took public comment and recommended that the application be approved subject to ten (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-23- 05 as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit to allow the expansion of an existing residential care facility on property located at 185 Crestline Avenue and for a building height exceeding sixty (60) feet, in the H-1 zoning district, subject to the following conditions: 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. The development of the site shall be in substantial conformance with the submitted application and architectural/site plan drawings. 3. Exiting requirements from both the courtyard and the existing structure, as well as any other applicable building code requirements, shall be addressed as part of the building permitreview. 4. Prior to issuance of a building permit, the Fire Chief shall review and approve the project to ensure it is constructed in accordance with fire code standards, including, but not limited to, access, fire flow, and fire hydrants. Any necessary fire hydrants shall be located as required by the Fire Chief, and it is anticipated that at least one hydrant will need to be added on the west side of Claremont Street across from the new addition. 5. Any unused existing water and/or sewer services shall be abandoned at the main. 6. The existing sewer mains shall be extended to serve future development. The applicant has provided plans that show an extension of the alley main which would satisfy this requirement. 7. Prior to issuance of a building permit, 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. Also prior to receiving a building permit, the developer shall submit a construction storm water management plan to the Public Works Department. 8. Prior to building permit issuance, any garbage location and/or enclosure shall be approved by Public Works. 9. The existing sidewalk along the alley which will be removed shall be replaced with a new sidewalk from the addition to Claremont Street. In addition, any sidewalk adjacent to the property which is not ADA compliant shall be brought into compliance. 10. Five hundred (500) square feet of land with recreational value per unit or the equivalent in recreational amenities shall be provided. Dated this 4th day of December, 2023. STATE OF MONTANA ss County of Flathead Mark Johnson Mayor On this day of , 2023 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 KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING November 14, 2023 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and Zoning Commission CALL was called to order at 6:00 p.m. Board members present were Joshua Borgardt, Pip Burke, Rory Young, Tim Stocklin, Kevin Aurich, and Doug Kauffman. Chad Graham was absent. Jarod Nygren and PJ Sorensen represented the Kalispell Planning Department. Keith Haskins represented the Kalispell Public Works Department. APPROVAL OF MINUTES Young moved and Burke seconded a motion to approve the minutes of the October 10, 2023, meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation. HEAR THE PUBLIC None. KA-23-07 — DUSTY ACRES A request from Dusty Acres, LLC, for annexation and initial zoning of R-4 ANNEXATION (Residential) for approximately 51.8 acres. The area to be annexed includes property generally on the west side of Highway 93 North to the south of Hagerman Lane and adjacent to the city limits on the south and west sides of the property (the boundary of future phases of Stillwater Village), including, but not limited to, property addressed as 170, 180, 190, and 200 Hagerman Lane. The annexation area also includes property on the east side of Highway 93 North generally between Hagerman Lane to approximately 200 feet north of Ponderosa Lane, including, but not limited to, property addressed as 3327 Highway 93 North. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report #KA-23-07. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-23-07 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the property be city R- 4 (Residential). BOARD DISCUSSION Burke asked Staff if the existing houses on the west side were required to connect to City services. Sorensen advised that they are not required to connect. PUBLIC COMMENT Sharon DeMeester — 415 Chestnut Dr. — Expressed concerns with traffic, lighting, ground water, a nearby farm, and bike path safety. Erik Mulcahey — Representing the applicant. Advised that there are no development plans yet and that the public comments would be addressed when a development application is submitted. Also, he would be happy to answer any questions. Greg Limberis (via Zoom) — 157 Hagerman Lane — Expressed concerns regarding traffic, future development connections. MOTION — KA-23-07 Burke moved and Young seconded that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KA-23-07 as findings of fact and recommend to the Kalispell City Council that the property be annexed and the zoning for the property be city R-4 (Residential). Kalispell City Planning Board Minutes of the meeting of November 14, 2023 Pagel BOARD DISCUSSION Sorensen advised that that the application is for annexation only and that access and traffic will be addressed when a development application is submitted. The Board discussed the appropriateness of the zoning and use. ROLL CALL Motion passed unanimously on a roll call vote. KPUD-23-03 & KPP-23-09 — A request from Stillwater Development Partners, LLC, for Stillwater Bend Phase 2, STILLWATER BEND PHASE 2 which includes applications for a Planned Unit Development ("PUD") overlay and major preliminary plat on approximately 30.5 acres of land. The property was annexed in 2017 as part of a 56-acre placeholder PUD with 25.5 acres along Highway 93 zoned B-2 (General Business) and the remainder zoned RA-2 (Residential Apartment/Office). In 2020, the B-2 area received a full PUD approval with the RA- 2 remaining as a placeholder PUD. This PUD proposal would encompass the remaining area. The proposed PUD would allow for 432 multi -family dwelling units. The preliminary plat includes four lots, roads, and common area. The property is located at the western terminus of Rose Crossing to the west of Highway 93 North. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff Report # KPUD-23-03 & KPP-23-09. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPUD-23-03 & KPP-23-09 as findings of fact and recommend to the Kalispell City Council that the Planned Unit Development for Stillwater Bend Phase 2 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Sorensen clarified condition 4 of the PUD to Young, advised Burke that the fire access will be included in Phase 1, and clarified the setback requirements to Borgardt. PUBLIC COMMENT Will MacDonald — 180 Fonner Rd — Representative for the applicant and would be happy to answer any questions. MOTION — KPUD-23-03 Young moved and Stocklin seconded that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPUD-23-03 as findings of fact and recommend to the Kalispell City Council that the Planned Unit Development for Stillwater Bend Phase 2 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION Burke stated that the setback is appropriate for the site. ROLL CALL Motion passed unanimously on a roll call vote. MOTION — KPP-23-09 Aurich moved and Young seconded that the Kalispell City Planning Board and Zoning Commission adopt Staff Report #KPP-23-09 as findings of fact and recommend to the Kalispell City Council that the Planned Unit Development for Stillwater Bend Phase 2 be approved subject to the conditions listed in the staff report. BOARD DISCUSSION None. ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER SEATED Rory Young recused himself from KCU-23-05; he is a representative for the applicant. Kalispell City Planning Board Minutes of the meeting of November 14, 2023 Page 12 KCU-23-05 — LOFTS AT A request from Immanuel Lutheran Communities for a conditional use permit to BUFFALO HILL allow the expansion of an existing residential care facility on property located at 185 Crestline Avenue and for a building height exceeding sixty (60) feet. The expansion, called the Lofts at Buffalo Hill, will include 40 new assisted living apartment units in a four-story addition along with a fitness area and parking on the first level. A conditional use permit is required due to the property's location in an H-1 (Health Care) zone. The building is planned to be up to 68 feet tall to allow for the parking area under the structure and for improved architectural design. Under the zoning ordinance, sixty (60) feet is allowed as a matter of right and an unlimited height is allowed with a conditional use permit. The addition will be located in the northwest portion of the property along Claremont Street. STAFF REPORT Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KCU-23-05 as findings of fact and recommend to the Kalispell City Council that the conditional use permit for both the expansion and additional height up to sixty-eight (68) feet be approved subject to the conditions in the staff report. BOARD DISCUSSION None. PUBLIC COMMENT Rebecca Smith — Representative for the applicant and would be happy to answer any questions. MOTION — KCU-23-05 Burke moved and Aurich seconded that the Kalispell City Planning Board and Zoning Commission adopt staff report #KCU-23-05 as findings of fact and recommend to the Kalispell City Council that the conditional use permit for both the expansion and additional height up to sixty-eight (68) feet be approved subject to the conditions in the staff report. BOARD DISCUSSION The Board discussed the benefit of underground parking and felt the additional height made sense. Smith advised the Board that the underground parking is for the 40 new units and Sorensen clarified the access points serving the new addition. ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER SEATED Rory Young re -seated. OLD BUSINESS Sorensen updated the board on the October 10, 2023 agenda items. NEW BUSINESS Sorensen updated the board on the upcoming December 12, 2023 Planning Board Meeting. ADJOURNMENT The meeting adjourned at approximately 6:55 PM. WORK SESSION Transitioned into work session on the public participation plan. Chad Graham President APPROVED as submitted/amended: Kirstin Robinson Recording Secretary Kalispell City Planning Board Minutes of the meeting of November 14, 2023 Page13 LOFTS AT BUFFALO HILL CONDITIONAL USE PERMIT — STAFF REPORT #KCU-23-05 KALISPELL PLANNING DEPARTMENT NOVEMBER 14, 2023 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request from Immanuel Lutheran Communities for a conditional use permit for an expansion of an existing residential care facility. A public hearing has been scheduled before the Planning Board for November 14, 2023, 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. BACKGROUND INFORMATION A request from Immanuel Lutheran Communities for a conditional use permit to allow the expansion of an existing residential care facility on property located at 185 Crestline Avenue and for a building height exceeding sixty (60) feet. The expansion, called the Lofts at Buffalo Hill, will include 40 new independent living senior apartment units in a four-story addition along with a fitness area and parking on the first level underneath the building. A conditional use permit is required due to the property's location in an H-1 (Health Care) zone. The building is planned to be up to 68 feet tall to allow for the parking area under the structure and for improved architectural design. Under the zoning ordinance, sixty (60) feet is allowed as a matter of right and an unlimited height is allowed with a conditional use permit. The addition will be located in the northwest portion of the property along Claremont Street. A: Applicant: Immanuel Lutheran Communities 185 Crestline Avenue Kalispell, MT 59901 B: Location: The property can be legally described as Lot 1 of Highland Park No. 3, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. C: Existing Land Use and Zoning: The subject property currently is developed with the Immanuel Lutheran residential care facility. Related facilities have also been built on property to the west. The zoning of the property is H-1 (Health Care). The H-1 district is a "zoning district intended to provide hospitals and medical facilities and supportive services for the care of the sick, elderly and distraught. This zone is not intended to serve the general retail or overnight accommodation needs of the general public. This zoning district would typically be found in areas designated as urban mixed use on the Kalispell Growth Policy Future Land Use Map." Residential care homes and facilities as well as multi -family dwellings are conditionally permitted uses in the district. KALISPELL Kalispell Zoning ILC Lofts ® Subiect Parcel H-1 Heekh Cane H-1 Heakh Cate wJPr10 P-1 Public R-3 Residential H-.1i UD.HsiIH RA-2 Rrdential Ap.a cnt �, wl i i R-3 R�identlal I Subject Varceh H-I Heath P'. P._bll, R Res de'tial Rh-4 Rc: J-"l el partiner.l,'ul'i�e P-3 Residential d G w ces: Her,ra� c dial, N 0 05 170 340 510 cuue.a cn,my as Feet cay sf KAP 11 GlS, Basemap: A- e,d,a�i - se &.her 12, m 3 Esn Gammu nRy Maps, NCGIS.cum D. Size: The subject property is approximately 5.97 acres. E: Adjacent Zoning: North: H-1; R-3 East: P-1 South: R-3 West: H-1 F: Adjacent Land Uses: North: Medical office; Salvation Army; Single-family residential East: Golf course South: Single-family residential West: Multi -family residential G: General Land Use Character: The predominant use in the general area is Logan Health, which is a regional hospital, and associated offices, long term stay facility, and support buildings. Immanuel Lutheran Home, while a separate entity from Logan Health, fits within the overall health care focus in the area. The location of the Immanuel Lutheran Home itself lies in a transition from the higher density medical campus to a relatively smaller single family neighborhood bordering Buffalo Hills Golf Course. Kalispell Growth Policy KALISPELL Inc Lofts ® Su6jed Parcel - Urban Mixed Use - High Dens RResidential Hlg 8i3S1- i til Urban Residential PubliclQu Public, Opencpace roan Mix tl Use Subject Parcel Public Or Urban openspace R identia D.L. Sources: Mm* _ Caddstral, N 0 85 170 340 510 flathead county as Feet CRy of Karrspe11675, Basema p: Austin ead,urski - September az, 2D23 Esn Community Maps, ArcGIS.com H: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Urban Residential. While rezoning the property is not necessary for this project as the use is provided for in the existing zone, the City of Kalispell Growth Policy Plan -It 2035, Chapter 4A on Housing, encourages a variety of residential development that provides 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. L• Availability of Public Services and Extension of Services: The property is currently located within the City of Kalispell and all services are available to the property. Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyTel Schools: School District 45 (Edgerton Elementary/Glacier High School) Fire: City of Kalispell Police: City of Kalispell 3 EVALUATION OF THE CONDITIONAL USE PERMIT 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. The requested conditional use permit would allow the expansion of an existing residential care facility which will include 40 new independent living senior apartment units in a four-story addition along with a fitness area and parking on the first level, along with up to eight additional feet in building height for a potential height of 68 feet. The proposed building elevation and site plan are shown below. CIAO 1. Site Suitability: a. Adequate Useable Space: The subject property is approximately 5.97 acres total. The majority of the project site is relatively flat with no significant impediments. b. Height, bulk and location of the building: Design standards in the zoning ordinance would apply setbacks and lot coverage standards. In the H-1 zone, setbacks would be 15 feet in the front, 10 feet in the rear, and 5 feet on the side, measured from the property line/road easement line to the furthest extension of the building, such as the eave or a deck. The maximum lot coverage requirements would be 45%. The H-1 zone also limits the maximum height to 60 feet by right (unlimited with a conditional use permit related to height, which was included in this application). The applicant has submitted information showing that these standards can be met. Verification of all these standards would occur during building permit review and site review, and it may require a reduction in building size and/or number of units in order to be in compliance. The purpose for the additional height as stated in the application materials is to: meet the project's design intent for number of stories, minimum parking garage height requirements, and roof tie-in to the existing Immanuel Lutheran buildings to keep an aesthetic and seamless transition from the proposed CUP towards the predominant H-1 5 character of the neighborhood to the North. Given the grade change [in the neighborhood] ... the project height will fall into the theme of this existing neighborhood and not hinder or enhance neighboring views or extend non -compliant conditions. Given the economic reality of the current construction industry, vertical growth affords the easiest path to appease the dwelling unit shortage in the City of Kalispell. Additional height is generally appropriate when the request is based on improved design of the project and otherwise meets code requirements. Assuring there is adequate parking on the Immanuel Lutheran campus so that does not spill into adjacent residential neighborhoods is critical. Given the built environment around the property, the most economical and efficient use of space is to include parking in a garage under the building, which adds to the height versus more surface parking onsite. In this instance, the parking garage and pitched roof design are elements which enhance the aesthetic design and functionality of the project without unduly impacting adjoining properties beyond any impacts from the sixty feet allowed by right. Logan Health was contacted regarding the Alert helipad and they did not anticipate any impact on their operation and there are no city codes which would require any mitigation steps. FAA Advisory Circular 70/7460-1M regarding obstruction marking and lighting does contain certain guidelines. Construction equipment such as cranes over 200 feet in height should be marked and there are recommendations regarding lights on structures. It is recommended that the applicant ensure that any necessary mitigation which may be required or recommended under any applicable regulations or by best practices be put in place. C. Adequate Access: The primary frontages of the property are Claremont Street, Crestline Avenue, and Buffalo Hill Drive, which are public streets that are part of the overall transportation system and connect with Highway 93 to the west. Based on the type of use and projected number of trips generated, a Traffic Impact Study ("TIS") is not required. d. Environmental Constraints: There are no known environmental constraints, such as streams, floodplains, or wetlands on the property which could affect the proposed use. 2. Appropriate Design: a. Parking Scheme/Loading Areas: Under the zoning ordinance, elderly housing and assisted living complexes require one space per two dwelling units, and convalescent/nursing homes require one space per eight beds plus one space per employee on the maximum shift. The applicant submitted a parking calculation that shows a minimum requirement of 86 parking spaces (16 for the existing number of beds, 50 for employees, and 20 for the new units) with 117 provided, thus exceeding 10 the minimum requirement. The parking design and number of parking spaces will be reviewed as part of the building permit and site review processes to ensure compliance with the zoning ordinance. 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 the building permit process. Traffic Circulation: The access for the property as a whole is from Claremont Street, Crestline Avenue, Buffalo Hill Drive and the alley along the north side of the property. The primary access for the new addition is from the alley. The first floor of the addition contains about 40 covered parking spaces with a garage door oriented towards the alley. d. Open Space: There are no specific open space requirements, although there is a maximum of 45% lot coverage that applies to the structures as discussed above. Fencing/Screenin Landscaping The zoning ordinance does not require any specific landscaping or screening requirements other than landscaping buffers and islands required as part of the parking lot design. The parking design plans will be reviewed and approved as part of the building permit and site review processes. f. Signage: The development shall comply with all of the sign standards as set forth in Chapter 27.22 of the Kalispell Zoning Ordinance. g. Building and Fire Code: The addition of the new wing will create a courtyard with three legs created by the existing building. Exiting requirements from both the courtyard and the existing structure will be addressed as part of the building permit review to ensure that all exiting requirements are met. 3. Availability of Public Services/Facilities: 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 hydrant(s), if necessary, will be located as required by the Fire Chief, and it is anticipated that at least one hydrant will need to be added on the west side of Claremont Street across from the new addition. There is adequate access to the property from the public road system. The building will be constructed to meet current building and fire safety code standards. Station 61 is approximately 1.1 miles from the subject property giving good response time. While not a fire department requirement or condition of approval, it was noted that ambulance clearance for the covered area near the entrance would need to be a minimum of 12 feet. Water: City water is available in Claremont Street. No main extensions are required, although any unused existing water services will need to be abandoned at the main. There is adequate capacity within the city's water system to accommodate this development. d. Sewer: There is an existing sewer main within Claremont Street that extends about halfway up the property as well as an existing main in the alley along the north side of the property. In order to serve the property in compliance with the Standards for Design and Construction, the mains need to be extended to serve future development. The applicant has provided plans that show an extension of the alley main which would satisfy this requirement. Any unused existing sewer services will need to be abandoned at the main. There is adequate capacity within the city's sanitary sewer system to accommodate this development. Storm Water Drainage: Storm water runoff from the site shall be managed and constructed per the City of Kalispell Standards for Design and Construction. Final design will be approved by Kalispell Public Works Department prior to building permit issuance. Also prior to receiving a building permit, the developer will need to submit a construction storm water management plan to the Public Works Department. Solid Waste: Solid waste pick-up can be provided by the City. Prior to building permit issuance, any garbage location and/or enclosure will need to be approved by Public Works. It is anticipated that they will use a trash compactor and utilize a private service. g. Streets: The development fronts on three streets: Claremont Street, Crestline Avenue, and Buffalo Hill Drive. All three streets are developed to the appropriate right-of-way designations and no improvements are required. h. Sidewalks: Sidewalks presently exist around the perimeter of the site along the streets and the majority of the alley. In order to accommodate the addition, some of the existing sidewalk along the alley will be removed and replaced with a new sidewalk from the addition to Claremont Street. In addition, any sidewalk adjacent to the property which is not ADA compliant should be brought into compliance. Schools: This site is within the boundaries of School District #5. A limited impact to the district may be anticipated from the proposed development. As senior living, it is unlikely to add students to the school district. Parks and Recreation: The proposal is not part of a subdivision requiring park area. Multi -family residential requires recreational amenities equaling at least 500 square feet of land or the equivalent value per unit. The proposed use as independent senior living arguably would generate a recreational amenity requirement. The submitted plans include a fitness center and other amenities which would appear to satisfy that requirement if it were applied. Given the independent living nature of the new units, although part of an expansion of the existing residential care facility, it would be appropriate to include a condition that the recreational amenities be provided. 4. Neighborhood impacts: a. Traffic: The primary frontages of the property are Claremont Street, Crestline Avenue, and Buffalo Hill Drive, which are public streets that are part of the overall transportation system and connect with Highway 93 to the west. Based on the type of use and projected number of trips generated, a Traffic Impact Study ("TIS") is not required. b. Noise and Vibration: The expected level of noise and vibration would be consistent with the existing development on the property and would not be expected to increase the level in a significant manner. C. Dust, Glare, and Heat: The use of the property as 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 will create minimal additional smoke, fumes, gas and odors. e. Hours of Operation: As the property is proposed for residential use, there will be no hours of operation, although there will be people residing on the premises 24- hours a day. 5. Consideration of historical use patterns and recent changes: The predominant use in the general area is Logan Health, which is a regional hospital, and associated offices, long-term stay facility, and support buildings. Immanuel Lutheran Home, while a separate entity from Logan Health, fits within the overall health care focus on the area. The location of the Immanuel Lutheran Home itself lies in a transition from the higher density medical campus to a relatively smaller single family neighborhood bordering Buffalo Hills Golf Course. The proposed development is consistent with the historical use of the area as well as development trends, which have been higher density health-care related projects in the general area. 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 with the further development of this property. 7. Impact on surrounding area: After considering the foregoing review criteria, it is found that the proposed use conforms to the requirements set forth in Chapter 27 of the Kalispell Zoning Ordinance. Furthermore, the application of generally applicable design standards and the conditions of approval provided for herein ensure that the proposed use of the property will have no more adverse effect on the health, safety, or comfort of persons living or working in the area and will be no more injurious, economically, or E otherwise, to property or improvements in the surrounding area than would any use generally permitted in the district. RECOMMENDATION Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report #KCU-23-05 as findings of fact and recommend to the Kalispell City Council that the conditional use permit for both the expansion and additional height up to sixty-eight (68) feet be approved subject to the following conditions: CONDITIONS OF APPROVAL 1. 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. The development of the site shall be in substantial conformance with the submitted application and architectural/site plan drawings. 3. Exiting requirements from both the courtyard and the existing structure, as well as any other applicable building code requirements, shall be addressed as part of the building permit review. 4. Prior to issuance of a building permit, the Fire Chief shall review and approve the project to ensure it is constructed in accordance with fire code standards, including, but not limited to, access, fire flow, and fire hydrants. Any necessary fire hydrants shall be located as required by the Fire Chief, and it is anticipated that at least one hydrant will need to be added on the west side of Claremont Street across from the new addition. 5. Any unused existing water and/or sewer services shall be abandoned at the main. 6. The existing sewer mains shall be extended to serve future development. The applicant has provided plans that show an extension of the alley main which would satisfy this requirement. 7. Prior to issuance of a building permit, 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. Also prior to receiving a building permit, the developer shall submit a construction storm water management plan to the Public Works Department. 8. Prior to building permit issuance, any garbage location and/or enclosure shall be approved by Public Works. 10 9. The existing sidewalk along the alley which will be removed shall be replaced with a new sidewalk from the addition to Claremont Street. In addition, any sidewalk adjacent to the property which is not ADA compliant shall be brought into compliance. 10. Five hundred (500) square feet of land with recreational value per unit or the equivalent in recreational amenities shall be provided. 11 TRANSMITTAL SHEET ADDRESS: 2250 HIGHWAY 93 SOUTH SINCE. .1969, CITY, STATE, ZIP: KALISPELL, MONTANA, 59901 a TELEPHONE NUMBER: 406. 755. 3208 FACSIMILE NUMBER: 406. 755. 3218 E-MAIL ADDRESS: ryoung@jackola.com R lure, Surveyti�g 'a FROM: RORY YOUNG DATE: 10/10/23 TO: PJ SORENSEN — SENIOR PLANNER COMPANY: PLANNING DEPARTMENT/KALISPELLDEVELOPMENT SERVICES — PLAN NING@KALISPELL.COM PHONE NUMBER: (406) 758-7940 RE: ImmanualLutheran Community Expansion (ILCLofts) TOTAL NUMBER OF PAGES: 25 INCLUDING THIS PAGE ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE NOTES/COMMENTS: THE ATTACHED SUBMITTAL CONTAINS: 1. CUP APPLICATION FORM (UPDATED) 2. NARRATIVE (REVISED) 3. SUPPORTING DRAWINGS A. CIVIL - JEA B. ARCHITECTURE - LPW 4. AMENDED PLAT 5. PARKING EXHIBIT 6. LICENSES 7. DESIGNEE LETTER 8. FEE (DELIVERED BY OTHER) PLEASE LET US KNOW IF YOU HAVE QUESTIONS OR COMMENTS. CONFIDENTIAL/PROPRIETARY INFORMATION, PLEASE DISCARD IF RECEIVED IN ERROR Development Services C.I"1'Y o> Department 2031st Avenue East Kalispell, MT s9901 111CA11,11SPEIL11, Phone (406) 758-7940 CONDITIONAL USE PERMIT Email: planning ankalispell.corn Website: www•kalispell corn Project Name Property Address ILC Lofts 165 Crestline Ave. Kalispell, MT 59901 NAME OF APPLICANT Applicant Phone Immanuel Lutheran Communities 406-890-8005 Applicant Address City, State, Zip 185 Crestline Ave. Kalispell, MT 59901 Applicant Email Address djolly@ilccorp.org If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. OWNER OF RECORD Owner Phone Immanuel Lutheran Corporation 406-890-8005 Owner Address City, State, Zip 185 Crestline Ave. Kalispell, MT 59901 Owner Email Address djolly@ilccorp.org CONSULTANT (ARCHITECT/ENGINEER) Phone Jackola Engineering & Architecture, PC 406-755-3208 Address City, State, Zip 2250 Hwy 93 South Kalispell, MT 59901 Email Address ryoung@jackola.com POINT OF CONTACT FOR REVIEW COMMENTS Phone Rory Young 406-755-3208 Address City, State, Zip 2250 Hwy 93 South Kalispell, MT 59901 Email Address ryoung@jackola.com List ALL owners (any individual or other entity with an ownership interest in the property): Immanuel Lutheran Corporation Legal Description (please attach a full legal description for the property and a copy of the most recent deed). Lot 1 of Highland Park No.3 Before the application will be deemed to be accepted for review, our office must receive an approval of the legal description from the Flathead County Plat Room. Please submit the legal description to their office (plat@fl athead. mt.gov). Development Services Department CITY OF 201 KALISPELL hone ( Avenue East Kalispell, MT 59901 Phone 406) 758-7940 1. Zoning District and Zoning Classification in which use is propsed: H-1 2. Attach a site plan of the affected lot which identifies the following items: a. Vicinity map and surrounding land uses 5.7(Co.00) b. Dimensions and shape of lot 5, 8(C0.10). 12? c. Topographic features of lot 8 (co.10) d. Size(s) and location(s) of existing buildings 9(c1.10) e. Size(s) and location(s) of proposed buildings 9(C1.10), 10(A6.1). 11(A6.2) f. Existing use(s) of structures and open areas 4.5 g. Proposed use(s) of structures and open areas 4,5 h. Existing and proposed landscaping, screening, fencing, open space & signage 9(c1 10) i. Exisiting and proposed parking, loading, lighting & traffic circulation 4, 5, (Cl 10), Arch? j. Exisiting and proposed garbage collection, streets & utilities 4.5 k. Floodplain if applicable NA I. Adjacent sidewalks & bike trails 8 (CO 10), 9 (Cl 10) 3. Attach Building Elevations - (drawing of any proposed building and/or addition showing views from north, south, east and west ) 4. On a separate sheet of paper, discuss the following topics relative to the proposed use (please elaborate beyond referencing materials listed above): a. Traffic flow and control 4, 9(c1.10) b. Access to and circulation within the property 4, 9(C7.10) c. Off-street parking and loading 4. 9(C1.10) d. Refuse/garbage collection and service areas 4 e. Utilities (water, sewer, electric, etc.) 4, 8 (CO 10), 9 (C1.10) f. Screening and buffering 9(Cl 10) g. Signs, yards and other opens spaces 5 h. Height, bulk and location of structures 10 (A61). 11 (A62) i. Location of proposed open space uses 45 9(Ct 10) j. Hours and manner of operation 5 k. Noise, light, dust, odors, fumes, vibration, glare and heat 5 I. Storm drainage 5.9(C110) m. Fire/Police 5 Attach supplemental information for proposed uses that have additional requirements (consult Planner) I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted 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 City staff to be present on the property for routine monitoring and inspection during the approval and development process. Applicant Signature 09/05/2023 (Updated 10/10/23) Date Development Services f., l Y 01- Department 202 KALISPELL hoone Avenue East Kalispell, MT 59901 Phone(406)758-7940 APPLICATION PROCESS (application must be received and accepted by the Kalispell Planning Department 35 days prior to the Planning Board Hearing) A pre -application meeting with a member of the planning staff is required. Application Contents: 1. Completed application form & attachments 2. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. *Note - verify with the Flathead County Plat Room that the legal description submitted is accurate and recordable. They can be reached at (406) 758-5510. 3. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to planning@kalispell.com (Please note the maximum file size to email is 20MB) 4. Application fee based on the schedule below, made payable to the City of Kalispell: Single Family (10 or fewer trips per day) $500 Minor Residential (2.4 units or 11.49 trips per day) $600 + $50/unit or every 10 trips Major Residential (5 or more units or 50+ trips per day) $700 + $100/unit or every 10 trips Churches, schools, public/ quasi -public uses $700 Commercial, industrial, medical, golf courses, etc $800 + $100/acre or unit or $.10/sf of leased space over 5,000 sq ft whichever is greater Narrative: The site for ILC Lofts is 5.973 acres located on parcel Lot 1 of Highland Park No. 3 , Flathead County, Montana. The project is bounded by an alley easement on the north, Crestline Ave. to the south, Buffalo Hills Drive on the east, and Claremont Street to the west. The lot is currently developed with the Immanuel Lutheran Community and surround by a mix of commercial uses, elderly living, and single family residential. The project is zoned H-1 Health Care, and has been approved for its current use through various entitlement actions. The adjacent properties are zoned R-3 to south, P-1 on the east only, and H- 1 to the west, and north. There is also a PUD overlay on H-1 zoning to the north, the boundary of the PUD is not exactly defined on the GIS map. An Administrative Conditional Use Permit will be required as part of the planned addition. Proposed Uses: A. Traffic flow and control The proposed addition will utilize the existing accesses to Claremont St. via the parking lot and proposed a new access to the alley for the addition. According to the ITE Trip Generation Manual a senior housing complex of 40 units would generate 130 ADT which is below the 300 ADT that would trigger a TIS. Given the nature of the use it should have minimum impact on the traffic system, particularly during peak hours. City engineering will review and approve the location for compliance with standards at the time of site design. B. Access to and circulation within the property Primary access will be from the alley to the north and the existing connection to Claremont St. The connection to Claremont St. will traverse the existing parking lot. C. Off-street parking and loading There will be both interior and exterior parking. The exterior parking will match the existing pull in configuration along the alley per City direction with a minimum 10-feet setback. The site plan is currently showing 7 spaces along the alley after the construction of the new building. The interior parking provides 40 spaces for residents and 2 maintenance vehicle spaces. An exhibit is attached detailing how the current and future parking needs are met. In both instances the parking provided exceeds the parking required by the City of Kalispell. The parking pavement section will be designed pursuant to the geotechnical report that will be required for the project by the City of Kalispell. D. Refuse/garbage collection and service areas The project currently has garbage collection services meeting the requirement of this condition. It is anticipated this service will be expanded to address the needs of the addition. E. Utilities (water, sewer, electric, etc.) The building will be served by the City of Kalispell Water and Sewer. The City has indicated sufficient capacity exists and the project should connect the water to the upper pressure zone. A 6-inch sewer service will be installed and connected to the existing 6-inch private PVC service on site. The project will require new 3-inch water and 6-inch fire sprinkler services connecting to the existing 6-inch water main to the west of the site in Claremont St. The City has indicated a main extension with hydrants may be required to provide adequate fire protection. F. Screening and buffering: The site will be required to meet the current City development standards for screening. The land uses immediately adjacent to the addition are commercial in nature and compatible with the proposed use. G. Signs, yards, and other open spaces The project will meet the coverage requirements of the underlying zoning to address the need for yards and other open spaces. Signage will be per City requirements. Landscaping within the building courtyard will require modification. Several matures trees and possibly one of the gazebo buildings will be removed to accommodate the construction of the new wing. H. Height, bulk and location of structures As part of this CUP request a maximum building height of 68' is requested. The project's proposed height of 68' takes into consideration the current zoning's maximum height of 60' for H-1 zoned parcels along with the CUP allowance of 'unlimited' height per 27.11.040. The 13% increase over allowable is required to meet the project's design intent for number of stories, minimum parking garage height requirements, and roof tie-in to the existing Immanuel Lutheran buildings to keep an aesthetic and seamless transition from the proposed CUP towards the predominant H-1 character of the neighborhood to the North. Given the grade change from Sunset Blvd, the existing H-1 development, and the P-1 buffer to the west, the project height will fall into the theme of this existing neighborhood and not hinder or enhance neighboring views or extend non- compliant conditions. Given the economic reality of the current construction industry, vertical growth affords the easiest path to appease the dwelling unit shortage in the City of Kalispel. We request that this small increase over typical maximum height be allowed under the CUP provision for maximum height of 'unlimited'. Location of proposed open spaces uses The current site has an existing Immanuel Lutheran Community and proposes to add approximately an additional 82,000 SF multi -story wing of apartments and enclosed surface level parking. The project intends to demo the existing landscaping and portions of the existing alley parking to construct the new wing. The proposed addition will include 40-units of mixed configuration, a fitness area, parking, warming kitchen, and lobby. The site is relatively flat and extensively developed. J. Hours and manner of operation The facility will operate 24-hours a day with peak use being during normal business hours. K. Noise, light, dust, odors, fumes, vibration, glare and heat. The increases to these criteria will not exceed the typical and can be mitigated through the various parts of the City's design review process. L. Storm drainage Stormwater will be collected via sheet drainage and roof downspouts and drain to a new Contech CDS hydrodynamic separator unit to address water quality standards for the new wing. Flow control will be achieved through an underground storm detention structure sized to maintain pre - development runoff rates per the City of Kalispell design standards and may tie into the existing storm drain system on -site. M. Fire/Police The project is located within the City limits of Kalispell and it will provide fire and police services as it currently does. 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LL Lu 0 cLn .0 « U_ § . / - m « cu o e g\ 2 L u § 0 U \ ^\ o o \ N O / � Z 7 \ E �\ m L � a z e / Q ] \ 0 { / ui — / f ui � n z LU 2 ® �ui � � \ \ c 2 7 E e _ ® / 2 % � w -0\ / } q ^ o ± o 4� 2 / LE c ? m R {k k t0� \ t � 2 � 2 ui \ n ® a � \ E a o / 2 / L / Immanuel Lutheran - COMMUNITIES - To Whom it May Concern, September 19, 2023 Please use this letter as authorization for Immanuel Lutheran Communities to act on behalf of Immanual Lutheran Corporation in regards to the Conditional Use Permit for the addition to the current building at 185 Crestline Avenue, Kalispell, MT 59901. Thank you, I' a_cw� Jason R. Cronk President & CEO Immanuel Lutheran Communities ■ EXHIBIT Date: 20 October 2023 Level of Care Exhibit: Immanual Lutheran Communities: The Lofts at Buffalo Hill fl H C H I I I C I U H I This exhibit is prepared to indicate compliance with the City of Kalispell Zoning Ordinance. This exhibit is prepared to further define the occupancy, level of care, and staffing needs for the proposed Lofts project located at 185 Crestline Dr. Immanual Lutheran Communities (ILC) currently operates a State Licensed Resident Care program in accordance with Montana law. This facility is licensed through the State of Montana (copies of these licenses were provided previously). Additionally, ILC operates under the HUD guidelines for elderly care for adults 55- years of age and older. All units within the proposed facility will comply with the following HUD guidelines: • 100% of the residences will have at least one resident aged 55 or older • ILC has created, published, and follows policies showing its intent to house residents aged 55 and older. • The proposed community will follow HUD's age verification rules. The proposed project will provide residential living and care for adults meeting this standard and is considered "Elderly Housing" that qualifies under the above federal regulations. Qualified adults living in the Lofts will be independent in nature and not require additional care. Should any adult living in the Lofts require assisted living care, they will need to transfer to another part of the ILC campus to receive this care in a licensed assisted living residence. Services provided to residents of the Lofts will include: • Housekeeping: This will be provided by housekeeping staff employed on the ILC campus. • Meals: All meals for these residents will be made available in the existing dining rooms at Buffalo Hill Terrace. The multi -purpose room designed in the lofts will be used for special events, anniversaries, birthdays etc. reserved by the residents in the lofts. A light grab and go breakfast and light dinner option will also be available in the multi -purpose room coming from the existing kitchen in the adjacent building. Building Maintenance and Upkeep: these services will be provided by existing staff already employed on the campus. Based on the above information we have concluded parking requirements fall under "Elderly Housing (projects qualifying under federal regulations) and Assisted Living Complexes: 1 space per 2 dwelling units" In accordance with Section 27.24.05. of the Kalispell Zoning Ordinance. See table "Minimum Parking Standards By Use" table in this section for further information. 15 FIFTH STREET SOUTH GREAT FALLS I MT 59401 406.771 .0770 www.lpwarchitecture.com CITY OF Kalispell Zoning KALISPELL ILC Lofts R-3 Residential R-3 Residential Data Sources: Montana Cadastral, Flathead County GIs City of Kalispell GIs, Austin Bachurski - September 12, 2023 .Y R-3 Residential Subject Parcel H-1 Health Care H-1 Health Care w/PUD P-1 Public R-3 Residential RA-2 Residential Apartment P-1 Public 0 85 170 340 510 Feet Basemap: Esri Community Maps, ArcGIS.com CITY OF Kalispell Growth Policy KALISPELL ILC Lofts ® Subject Parcel LA Urban Mixed Use High Density Residential Urban Residential Public/Quasi Public, Openspace ti Data Sources: Public Or Openspace Montana Cadastral, N 0 85 170 340 510 Flathead County GIs Feet City of Kalispell GIs, Basemap: Austin Bachurski - September 12, 2023 Esri Community Maps, ArCGIS.com From: Michael Ober To: Kirstin Robinson Subject: EXTERNAL Lutheran Home proposal Date: Friday, September 22, 2023 10:46:51 AM Once again, Immanuel Lutheran Homes is at the door of the planning department intent on institutionalizing our Buffalo Hill neighborhood. And once again, the planning board will cave in and, as they always do, green light, approve and fast track the proposal. We have lived at 54 Buffalo Hill Drive since 1991. During the ensuing years our quiet residential neighborhood has been assaulted by the hospital and Lutheran Home expansions, construction noise, and traffic congestion, all supported by the City of Kalispell. Has the city ever opposed any of these projects? No. Has the city ever stood up against corporate institutionalizing of residential areas in favor of the small guys who also pay property taxes? No. Once the Cottages (still empty and unsold) were approved by the city, we neighbors knew that our once quiet neighborhood would be altered forever. We opposed the Cottages because of parking issues. ILH responded by saying that they had "capacity". Wrong, their idea of "capacity" meant that their employees were directed to park on the North side of Buffalo Hill Drive, a city street and NOT a designated parking area provided by the Lutheran Home. Portions of that street were painted yellow for fire access but the city has not painted it in years and it is overgrown. How convenient. On any given day now there are eight vehicles parked on the north side of the street which has now been "claimed" as defacto parking for Lutheran Home employees. Go look. How can this be allowed? Being zoned H-1 does not incur the right to disperse parking to nearby public street access and parking. The Lutheran Home must supply, on their OWN property, parking for employees, visitors and service suppliers. They do not. They simply punt this obligation to any nearby street like Buffalo Hill Drive, Crestline, and elsewhere because they have no "capacity" of their own. The city must require that they provide adequate parking on their OWN property. Remember what happened to the Flathead High School neighborhoods? Neighbors finally stood up and insisted that those streets be restricted for residential parking only. Please do your job. This is just a preview of what is to come when the new proposal is approved. More traffic. More congestion. More illegal alley parking blocking access for fire apparatus. We are being overrun by this greedy corporation. And the city looks the other way... Like they always do. Michael J. Ober Professor Emeritus, Flathead Valley Community College michaelober209@Qmail.com 54 Buffalo Hill Drive Kalispell, MT 59901 406-257-2040 home 406-890-9472 cell From: Michael Ober To: Kirstin Robinson Subject: EXTERNAL Lutheran Home expansion proposal comment Date: Thursday, October 26, 2023 10:32:16 AM Deart friends: When, oh when, is the planning board going to just say NO to the ILH expansionist greed? Not only will the proposed "Lofts" create an extreme hardship for the residents of the neighborhood (we live at 54 Buffalo Hill Drive) due to even more traffic up and down our alleyway but now they want to violate existing zoning restrictions on height allowances. What good is a zoning requirement when someone can just step in and secure another requirement just to suit them? Ordinances are in place for a reason. Honor them. Please deny this conditional use permit due to its request to construct a building of 68 feet in height. Please listen to the nearby residents who will be adversely impacted by this request. Thank you. Michael J. Ober Professor Emeritus, Flathead Valley Community College michaelober209@omail.com 54 Buffalo Hill Drive Kalispell, MT 59901 406-257-2040 home 406-890-9472 cell TO: City of Kalispell Planning Board, Public comments Nov. 10, 2023 RE: Immanuel Lutheran Homes, Inc., KCU-23-05 - Lofts at Buffalo Hill, application for senior housing, Nov 14, 2023 FROM: Margaret S Davis, homeowner, 160 Charlotte Ave, Kalispell MT 59901 (Mailing address: POB 788, Lakeside MT 59922) SIDEWALKS AND ROADS 1. ILH did not build a sidewalk or path paralleling US Hwy 93 when it built the Buffalo Terrace senior independent living apartments (aka "dwelling units"). As I recollect, it used area set aside for the public path for its garbage collection station. The gaps of Shared Use Paths (SUP) on Hwy 93 are a huge impediment to non -motorized travel between Hwy 2, the health care facilities in the H-1 zone and FVCC. It should be redressed whenever possible before there is more growth in the area. 2. The 16' deeded alley on the N side of the proposed Lofts apartments is inadequate. The road situation in the H-1 zone is already haphazard and jeopardizes public safety and emergency services access. Many narrow and/or dead-end streets in the H-1 zone make traffic circulation problematic and convoluted. Will the alley be a one-way street? ZONING 1. Zoning compliance: ILH's property in is the H-1 zone. This current application is a change of use from the Sept/Oct 2023 application for assisted living units. The new proposal is for senior housing (at least one occupant must be over 55) without care options on -site. As such, it is more properly an apartment building. The applicant has not asked for an appropriate zone change or variance. 2. Applicant's property is an undivided 5.973 ac. that includes a variety of hybrid land uses from independent living cottages to rehab services to skilled nursing care. The applicant's property description on Montana Cadastral does not adequately describe the improvements. It is very likely that the 60+ years old one-story nursing facility will be the next candidate for re -development. Before further building on this property proceeds, a PUD application would be in order. With a growing older demographic due to aging Baby Boomers, the need for senior housing and care (assisted and skilled) facilities will no doubt grow. 3. "Elderly', independent living is a misnomer as one might reasonably consider that 55 is the new 40! These proposed apartment/dwelling units will have broad appeal to middle aged, seasonal, and downsizing residents. However, this project does not qualify as a "Care" facility, as those services will be offered off the premises. 4. Parking: "Elderly" and assisted living complexes have a requirement of 1 space per 2 dwellings according to the architect's interpretation of Kalispell zoning Ord. 27.24.05. With on -site employee and visitor parking at a premium on the ILH property, this is a low - ball estimate of needed spaces for this senior apartment complex. At a minimum there should be 1 parking space per unit. It would not be unusual for there to be 2 vehicles per unit. The Lofts plan correctly provides 1 space per unit. 5. Parking assignment: Will parking spaces be allotted to each unit? Or is the under -building parking available only on a first come/first serve basis? 6. PARKING COMPUTATIONS — 42 of the Lofts parking spaces will be privately assigned. This means that external, public/employee parking spaces will have a net loss of 26 (33 lost existing spaces, 7 new) public/employee spaces on the East Campus. New Parking Req'd for Lofts is 1 per 2 dwelling units = 40/2 = 20 spaces Parking displaced by Lofts = [33 spaces] New Parking provided in garage = 40 spaces New Parking provided external = 7 spaces New Parking provided in maintenance shop = 2 spaces New Total Parking Req'd on East Campus = 16 + 50 + 20 = 86 spaces New Parking Provided 7(NW)+40(Lofts)+2(Maint)+10(NE)+5(SE)+6(Entry)+28(S)+2(SW)+17(W) = 117 spaces 7. Just exactly what is the front and what is the back of this proposed building? This determines setbacks as set forth in the zoning regs. There are two entrances to the Lofts on the north/alley side, including one to the multi -purpose space on the ground floor. The porch cochere/shared parking lot access with the existing Retreat West and lobby on are the west. All schematic images show open fields beyond the Lofts. 8. From the drawings provided, it appears as though the next -stage expansion on the east end of the proposed Lofts building is being planned. ILH is running up against the 45% lot coverage limit unless it replaces the existing one-story structures with multi -story facilities. 9. Are tenants permitted to sublet their dwelling units? MSD, Nov 10, 2023 From: blems(&aol.com To: Jarod Nvaren; Kirstin Robinson Cc: diollv(&ilcoro.ora Subject: EXTERNAL #KCU-23-05, ILC Lofts Date: Friday, November 17, 2023 1:43:12 PM Attachments: ILC #KCU-23-05. ILC Lofts oarkina.docx [NOTICE: This message includes an attachment -- DO NOT CLICK on links or open attachments unless you know the content is safe.] Hi Jarod, I have no beef with the Lofts apartments per se, but I continue to be disappointed in how the City is handling H-1 zoning and cutting slack for the big players. In the Lofts application "Narrative" it states "The lot is currently developed with the Immanuel Lutheran Community and surround by a mix of commercial uses, elderly living, and single family residential. The project is zoned H-1 Health Care, and has been approved for its current use through various entitlement actions." Well, maybe that was then, but it does point to the need to overhaul the H-1 zoning regs and get a workable street plan for the area. There are commercial (including ILC bar/lounge), medical related, multi family residential, single family uses (on ILC east campus site itself), churches, etc in the zone. At the very least, computing parking requirements ought to be correctly addressed based on the specific multi -family apartment use being proposed for the NW corner of the 185 Crestline Ave property. The alley on the north boundary is a head scratcher given its 16' width and use as a service road in addition to the proposed Lofts building's parking access. TO: Jarod Nygren, City of Kalispell Planning Dept, cc: Dave Jolly, ILC 17 Nov 2023 The city manager's report of 11/17/2023 still lists #KCU-23-05, ILC Lofts as an "assisted living facility". This amended application is not proposed to be anything more than "independent living senior apartment units" (requiring at least one resident over 55-years old), as no care for those requiring "assisted living" care is offered on this site. Since this undivided 5.973 ac. property is providing a variety of land uses, it should be established as a PUD. This development proposal is for an apartment complex. As such it is not a Conditional Use under H-1 zoning. RA-1 CUP standards [27.09.03(4)] should apply. Parking requirements for Residential Multi -family call for 1.5 parking spaces per unit with one or more bedrooms. For the proposed IHC Lofts, which will have 8 one -bedroom units, 30 two -bedroom units, and 2 three - bedroom units; the required parking spaces would be 60 spaces. Under the submitted application, only 40 tenant parking spaces are being provided. Planning Board member Stocklin expressed confusion over who may access the 40 spaces under the apartment structure. The architect clarified that they were for unit residents only. The maintenance parking spaces are also restricted. The city's miscalculation of the required parking will force employees of and visitors to the rehab and skilled care facilities on the same site to seek already tight parking in the H-1 zone and beyond. Hospitals and care facilities are 24/7 businesses and access to parking is part of their ability to serve their staff members and patients and their families. 0alll6H1►Its LTA FA ICI Existing Total Beds = 16(RW)+30(RE)+28(Center)+49(E) = 123 beds Existing Req'd parking is 1 per 8 beds = 123/8 = 15.4, say 16 spaces Existing Max Staff on shift = 50 Existing Req'd Staff parking = 50 spaces Existing Total Parking Req'd = 16 + 50 = 66 spaces Existing Parking Provided = 33(NW)+10(NE)+5(SE)+6(Entry)+28(S)+2(SW)+17(W) = 91 spaces Existing Parking provided exceeds City requirements REVISED PARKING NEEDED New Parking Req'd for Lofts is 1.5 dwelling units = 40 X 1.5= 60 spaces Parking displaced by Lofts = [33 spaces] New Parking provided in garage = 40 spaces New Parking provided external = 7 spaces New Parking provided in maintenance shop = 2 spaces New Total Parking Req'd on East Campus = 16 + 50 + 60 = 126 spaces New Parking Provided = 7(NW)+40(Lofts)+2(Maint)+10(NE)+5(SE)+6(Entry)+28(S)+2(SW)+17(W) = 117 spaces Private parking provided: 40 dedicated unit spaces beneath Lofts. Staff and public parking provided: 77 spaces. Proposed Parking FAILS to meet City requirements. STAFF REPORT: WCU-23-05, ILC Lofts 2. Appropriate Design: a. Parking Scheme/Loading Areas: Under the zoning ordinance, elderly housing and assisted living complexes require one space per two dwelling units, and convalescent/nursing homes require one space per eight beds plus one space per employee on the maximum shift. The applicant submitted a parking calculation that shows a minimum requirement of 86 parking spaces (16 for the existing number of beds, 50 for employees, and 20 for the new units) with 117 provided, thus exceeding the minimum requirement. The parking design and number of parking spaces will be reviewed as part of the building permit and site review processes to ensure compliance with the zoning ordinance. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards Margaret S Davis, PO Box 788, Lakeside MT 59922 (Homeowner 160 Charlotte Ave 59901)