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Renaissance Senior Care Staff Report1 Renaissance Senior Care CONDITIONAL USE PERMIT – STAFF REPORT #KCU-25-01 KALISPELL PLANNING DEPARTMENT March 11, 2025 A report to the Kalispell City Planning Commission and the Kalispell City Council regarding a request from Renaissance Senior Care for a conditional use permit for an Assisted Living Facility at 645 Liberty St. A public hearing has been scheduled before the Planning Commission for March 11, 2025, beginning at 6:00 PM in the Kalispell City Council Chambers. The Planning Commission will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION Renaissance Senior Care has submitted an application for a Conditional Use Permit (CUP) to expand its existing Assisted Living Facility at 645 Liberty St, Kalispell, MT. The facility is well-established and has been in operation for several years. The proposed expansion includes converting the existing garage into a conditioned living space with two bedrooms and two bathrooms, as well as expanding the existing office. The side man door will remain in place as an emergency exit for the newly created rooms. The facility currently operates under a Conditional Use Permit (CUP) granted in 2003, which originally allowed a bed capacity of 12. An administrative CUP was later granted to increase the capacity to 13 beds, utilizing the 25% cumulative expansion threshold permitted under administrative approval (Kalispell Zoning Ordinance §27.33.040(c)). Since the proposed garage conversion would further increase capacity to 15 beds, a new Conditional Use Permit is required. As part of the CUP review process, the applicant must submit an updated floor plan and a revised parking layout to provide eight conforming parking spaces, potentially requiring an additional handicap-accessible space. Additionally, the facility is licensed by the Montana Department of Public Health & Human Services as an Assisted Living Facility (License No. 13535). It is currently approved for 13 beds, with a Category B endorsement (allowing up to five Category B residents) and a Category C endorsement. The license remains valid from July 15, 2024, to July 14, 2027, and must be publicly posted as required by state regulations. A: Applicant: Renaissance Senior Care LLC Adam Wright- Manager P.O. Box 1687 Idaho Falls, ID 83403 B: Location: The property is located at 645 Liberty St, Kalispell, MT 59901, and can be more particularly described as Lot 4 of Liberty Village as shown on the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. 2 C: Existing Land Use and Zoning: The subject property is developed as a Senior Care. The zoning of the property is RA-1 (Residential Apartment). The RA-1 district is a “district intended to provide areas for residential development, including multi-family dwellings, while allowing for limited non-residential uses that are compatible with the residential character of the area”. The district encourages a mix of housing types, including apartments, townhomes, and condominiums, to support a diverse population. Additionally, certain community-serving uses, such as senior centers, daycare facilities, and places of worship, may be permitted through a conditional use process. The RA-1 district is designed to promote walkability, access to public amenities, and integration with surrounding residential neighborhoods while maintaining a balance between density and open space. 3 D. Size: The subject property is approximately .49 acres E: Adjacent Zoning: North: City RA-1 and County R-1 East: RA-1 South: RA-1 West: City RA-1 F: Adjacent Land Uses: North: Multi-family and Single-family residential East: Multi-family residential South: Multi-family residential West: Multi-family residential 4 G: General Land Use Character: The property is in an established residential area with predominantly multi-family homes in the direct vicinity, city single family residential to east, church and large County tracts to the west. The largest use in the immediate neighborhood is Hawthorne Park to the east. The proposed use would be located in the existing Senior Center building with outdoor space within existing grounds. H: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as High Density Residential Apartment. The RA-1 zone is consistent with that designation. Rezoning the property is not necessary for this project. Additionally, infill development and multiple use of properties, where appropriate, is encouraged to lessen impacts on sensitive lands and can provide a more efficient provision of services overall in the city. 5 I: 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: Lumen Schools: School District #5 (Peterson Elementary/Glacier High School) Fire: City of Kalispell Police: City of Kalispell 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 modifications to the existing property at 645 Liberty St, Kalispell, MT 59901, to enhance its functionality and livability while ensuring compliance with local zoning regulations and building codes Proposed Site Plan 6 Proposed Floor Plan 7 1. Site Suitability: The proposed modifications align with the site's suitability for development. The property provides adequate usable space, and no significant environmental constraints, such as floodplains or wetlands, hinder the proposed changes. Furthermore, the height, bulk, and location of the existing building will remain unchanged, ensuring consistency with zoning regulations and the surrounding neighborhood character. a. Adequate Useable Space: The existing property layout is suitable for the proposed modifications without significant changes to overall land use. b. Height, bulk and location of the building: The current design and structure of the building will remain unchanged, adhering to zoning regulations that govern height, bulk, and placement. c. Adequate Access The existing garage will be permanently closed off and repurposed into two additional bedrooms. To ensure proper accessibility and safety, the current side man door will remain intact and will serve as an emergency exit for the new living space. This exit will be equipped with appropriate egress features, including a panic bar and emergency lighting, to comply with fire safety codes. Additionally, internal access to the newly created rooms will be integrated into the existing floor plan to facilitate ease of movement within the property. No modifications to the driveway or primary entrance points are required as part of this project. d. Environmental Constraints: There are no known environmental constraints, such as streams, floodplains, or wetlands on the area of the property proposed for development which could affect the proposed use. 2. Appropriate Design: The proposed changes focus on converting the existing garage into two additional bedrooms while ensuring necessary adjustments to access and utilities. Access to and circulation within the property will be slightly altered by permanently closing the existing garage while maintaining a side man door as an emergency exit. This exit will be equipped with a panic bar and emergency lighting to comply with fire safety codes. Internal access to the newly created rooms will be integrated into the existing floor plan, ensuring seamless movement within the property. No modifications to the driveway or primary entrance points are required, preserving traffic flow and control. Utility modifications will include the installation of two small bathrooms in the converted garage space, each containing a toilet, shower, and sink. These bathrooms will be tied into the existing sewer drain line within the crawlspace to maintain efficiency and compliance with local plumbing standards. Electrical adjustments will also be made to accommodate outlets and lighting, and each new bedroom will be equipped with a mini-split heating and cooling unit for adequate climate control. 8 a. Parking Scheme/Loading Areas No changes will be made to off-street parking and loading as part of this project. The existing parking setup will remain sufficient for the property’s needs. The parking area includes a total of 9 spaces, which meets the required calculation of 1 space per 8 beds plus 1 space per employee on the maximum shift (15 beds would require 2 parking spaces). Additionally, the site provides 2 designated handicap spaces, ensuring compliance with accessibility requirements (only 1 van accessible space is required). The loading area remains unchanged, providing adequate space for deliveries and operational needs without impacting traffic flow or overall site functionality. With the building permit, the handicap spaces and access will be reviewed to ensure they meet all current accessibility standards. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards for all outdoor lighting on commercial or residential structures. Any exterior lighting installed in conjunction with the development will need to comply with those standards. c. Traffic Circulation: Traffic flow and control within the property will remain unchanged. The garage conversion will not impact the current driveway or street access points. d. Open Space: The location of the proposed open spaces will not be affected by the garage conversion. e. Fencing/Screening/Landscaping: Screening and buffering measures will remain unchanged. No new landscaping or fencing requirements are necessary. f. Signage: The development shall comply with all of the sign standards as set forth in Chapter 27.22 of the Kalispell Zoning Ordinance. Additionally, under Section 27.34.050(2)(b), any signage shall be architecturally compatible with the primary building. It should be noted that only one freestanding sign is allowed on the property, so an additional freestanding sign is not permitted. g. Building Code: Changes of use and any renovations to the existing building to accommodate Senior Care may require a building permit and construction per the building code. A building permit, if necessary, should be obtained prior to commencing the day care use. h. Access and Circulation within the Property: The existing garage will be permanently closed off and converted into two bedrooms. The side man door will remain in place as an emergency exit for the newly created rooms. i. Utilities: The garage conversion will include the installation of two small bathrooms, each with a toilet, shower, and sink. These will be integrated into the existing sewer 9 drain line via the crawlspace. Additionally, the electrical system will be modified to accommodate the new living areas with basic electrical components such as outlets and lighting. Mini-split heating and cooling units will also be installed in each of the new bedrooms to ensure climate control. These modifications aim to enhance the functionality and livability of the property while maintaining compliance with existing regulations and structural integrity. The proposed changes will be executed with careful consideration of safety, efficiency, and overall impact on the surrounding environment. 3. Availability of Public Services/Facilities: Several aspects of the property will remain unchanged under the Conditional Use Permit, including off-street parking and loading, refuse and garbage collection, screening and buffering, signage, yards and open spaces, storm drainage, and fire and police services. The property will continue to be served by City of Kalispell utilities, including water, sewer, refuse collection, police, and fire services. 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. There are existing hydrants serving the property. There is adequate access to the property from the public road system. The Senior care meets 310.5.2 Condition 2: The building houses individuals receiving custodial care who may require limited verbal or physical assistance to respond to an emergency and complete building evacuation. Senior care is approximately 2.4 miles from fire station #61. c. Water: City water is available in Liberty Street and currently serves the property. The proposed use will continue to have access to water. d. Sewer: There is an existing sewer main Liberty Street that currently serves the property. The proposed use will continue to have access to sewer. e. Storm Water Drainage: Since there are no expansions of the building or parking lot, there are no additional storm drainage requirements. f. Solid Waste: Solid waste pick-up will be provided by the City. g. Streets: The street is already developed to the appropriate standard h. Sidewalks: The property frontage includes a sidewalk, no impact. i. Schools: No impact j. Parks and Recreation: There are no impacts on city parks from the proposed use. 10 4. Neighborhood impacts: Environmental factors such as noise, light, dust, odors, fumes, vibration, glare, and heat will not be adversely affected by the proposed modifications. The hours of operation will remain 24/7, 365 days a year, ensuring continuous residential use without disruption to the surrounding community. The proposed changes seek to improve the overall livability of the property while maintaining safety, accessibility, and adherence to zoning and regulatory standards. By implementing these modifications thoughtfully and responsibly, the Conditional Use Permit will allow the property to better serve its occupants while preserving the integrity of the neighborhood and community. a. Traffic: Minimal traffic impact would be expected. No Traffic Impact Study would be required. b. Noise and Vibration: The development of the property as a Senior care has little potential to generate additional noise and vibration. c. Dust, Glare, and Heat: The use of the property as Senior care center would not generate any unreasonable dust, glare, and heat. d. Smoke, Fumes, Gas, or Odors: The development of the property as a Senior care center will create minimal additional smoke, fumes, gas and odors. e. Hours of Operation: The hours of operation are anticipated to be 24 Hours, Monday through Sunday 365 days of the year. 5. Consideration of historical use patterns and recent changes: The property is in an established residential area with predominantly single-family homes and open space. The largest use in the immediate neighborhood is Faith Free Lutheran Church with the Birds Nest early learning village to the west and Cherry Orchard Apartments to the south. 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. 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 otherwise, to property or improvements in the surrounding area than would any use generally permitted in the district. 11 RECOMMENDATION Staff recommends that the Kalispell City Planning Commission adopt staff report #KCU-25-01 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. Commencement of Activity: The approved activity must begin within 18 months from the date of authorization, or a continuous good faith effort must be made to bring the project to completion. 2. Substantial Conformance: The development and use of the site shall be in substantial conformance with the submitted application and architectural/site plan drawings. 3. Compliance with Applicable Codes: The project shall comply with all applicable City of Kalispell zoning ordinances, building codes, and fire safety regulations. 4. Environmental Considerations: Any construction-related impacts such as dust, noise, or debris must be mitigated in accordance with City of Kalispell regulations. 5. State Licensing: Appropriate licensing for the use from the State of Montana Department of Public Health and Human Services shall be obtained and maintained. 6. Building Permit: A building permit, if necessary, shall be obtained prior to commencing the approved use. A final inspection must be completed by the City of Kalispell Building Department before the newly converted space is occupied.