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Staff Report/CUP
of Kalispell Post Office Box 1997 • Kalispell, Montana 59903-1997 • Telephone (406) 758-7700 • FAX (406) 758-7758 March 30, 2000 TO: Mayor and City Council FROM: Glen Neier, City Attorney RE: Bee Hive Homes CUP A review of material in your packet pertaining to the Bee Hive Homes application for a conditional use permit will reveal that the City -County Planning Board and Zoning Commission and the Flathead Regional Development Staff have made opposing recommendations. The Grant of Conditional Use contained in your packet permits the use subject to the conditions contained therein and recites facts supporting the grant. In the event the Council determines the grant is not in the best interest of the City, the Council should pass a motion adopting the Planning Board minutes, discussion and findings as the Council's Findings of Fact as reasons for denial of the CUP. wp\beehivememo.wpd Flathead egio al Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 REPORT TO: Kalispell Mayor and City Council FROM: Narda A. Wilson, Senior Planner Chris A. Kukulski, City Manager SUBJECT Conditional Use Permit - Cattron/Bee Hive Homes for Two 12 Bed Assisted Living Facilities in the RA-1 Zone MEETING DATE: April 3, 2000 BACKGROUND: This is a request for a conditional use permit to allow the construction of two 12-bed assisted living facilities on property zoned RA-1, Low Density Residential Apartment. The property where the facilities are proposed to be located is on the west side of Grandview Drive located at the eastern terminus of Indian Trail Road and north of the Buffalo Commons development. Two units are proposed which will provide housing for up to 12 seniors each who are generally in good health. The facility would provide meals in a common kitchen and dining area, housekeeping, laundry and assistance with daily activities such as showers and medication. The facilities would be developed in two phases. A public hearing was held before the Kalispell City -County Planning Board on March 14, 2000 regarding this matter. At the public hearing the Cattron's asked for approval of the application stating that this facility will fill the need for a family style intermediate assisted living facility. Five people who live in the area spoke against the application citing that this would be a high density development in a low density area, that the facility would not lend itself to the surrounding neighborhood, that the surrounding properties would lose their views and open space, and traffic issues as their main concerns. At the public hearing there appeared to be some confusion regarding the definition of a "dwelling unit," "multi -family dwelling unit" and a "personal care facility." For the purposes of clarity and council consideration, I would like to offer the following definitions from the Kalispell Zoning Ordinance. • A dwelling unit is defined as "One or more rooms designed for or occupied by one family for living or sleeping purposes and containing kitchen and bathroom facilities for the use solely by one family. All rooms comprising a dwelling unit shall have access through an interior door to other pars of the dwelling unit." A multi -family dwelling units is defined as "A building or buildings attached to each other and containing three or more dwelling units. The term `multi -family dwelling' is intended to apply to such dwelling types as triplex, fourplex or apartments where any dwellings have their primary access to a common hallway or corridor or directly to the outside." Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish • Memo to Council for Bee Hive Homes CUP March 21, 2000 Page 2 A personal care facility is defined as "A residential health facility licensed by the State of Montana which provides non -skilled personal care services including meals, bathing and mobility assistance on a 24 hour basis." These definitions are important because the proposed personal care facility does not constitute 12 "dwelling units" for the purposes of calculating the allowable density in the RA-1 zoning district. This is a 12 bed facility where the rooms do not have kitchen facilities, but in fact are private or semi -private rooms with a bed and a half bath. The board discussed the request and considered public testimony. A motion was then made to amend the findings of fact citing that there was not adequate space on the property and that it would pose negative impacts to the neighborhood. The planning board is making a recommendation for denial of the conditional use permit which passed on a vote of seven in favor and one opposed. RECOMMENDATION: Because the staff recommendation was for approval and the planning board's recommendation was for denial, the council should give consideration to these recommendations and to the appropriateness of this proposal at the proposed site. FISCAL EFFECTS: Potential minor positive effects once developed. ALTERNATIVES: Narda A. Wilson Senior Planner Report compiled: As suggested by the city council. Chris A. Kukulski City Manager Attachments: Letter of transmittal Staff report KCU-00-02 and back-up materials Draft 3/ 14/00 planning board minutes H\... \TRANSMIT\2000KCU002ME.DOC Flathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 March 20, 2000 Chris Kukulski, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Conditional Use Permit - Cattron/Bee Hive Homes Assisted Living Facilities Dear Chris: The Kalispell City -County Planning Board met on March 14, 2000, and held a public hearing to consider a request by Ron and Claudia Cattron with Bee Hive Homes for a conditional use permit for the construction of two 12-bed assisted living facilities. The property is located between the eastern terminus of Indian Trail Road and on the west side of Grandview Drive. Narda Wilson of the Flathead Regional Development Office presented staff report KCU-00-02 evaluating the conditional use permit proposal. The staff recommended approval of the application subject to seven conditions. At the public hearing the Cattron's and Ty Harding spoke in favor of the application stating that this facility will fill the need for a family style intermediate assisted living facility. Five people spoke against the application citing that this would be a high density development in a low density area, that the facility would not lend itself to the surrounding neighborhood, that the surrounding properties would lose their views and traffic issues as their main concerns. The board discussed the request, considered public testimony and reviewed the criteria. A motion was made and failed on a vote of three in favor and five opposed, to adopt staff report KCU-00-02 as findings of fact and recommend approval of the conditional use permit. A motion was then made to amend the findings of fact, adopt the amended findings and recommend denial of the conditional use permit, which passed on a vote of seven in favor and one opposed. This matter is being forwarded to the Kalispell City Council for consideration at their April 3, 2000 regular meeting. Please contact this board or Narda Wilson at the Flathead Regional Development Office if yolaave any questions regarding this matter. can A. Board Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish Cattron Conditional Use Permit March 20, 2000 Page 2 JJ/NW/tl Attachments: FRDO staff report KCU-00-02 and application materials Draft minutes 3/ 14/00 planning board meeting Site plan maps c w/ Att: Theresa White, Kalispell City Clerk c w/o Att: Ron and Claudia Cattron, 1812 S. Woodland Drive, Kalispell, MT 59901 John and Brenda Lee Vincent, P O Box 3038, Polson, MT 59850-0958 H:\FRDO\TRANSMIT\KALISPEL\2000\KCUOO-02.DOC Garberg questioned and Bitney answered that the future property owners are aware that at some point they will be annexed. Stevens suggested the wording `a waiver of the right to protest annexation into the city' rather than a `petition to annex upon final plat submission'. Wilson stated that there is no form `waiver of right to protest'. When the final plat gets filed, the City of Kalispell will require a `petition to annex' or `consent to annex" and `withdrawal from the rural fire department' before the City will agree to provide sewer services. She added that it is a more affirmative approach than waiving their right', which makes it sound like they are giving up their rights. The only reason that this development is occurring is because the City has agreed to provide sewer services with the requirement that the development be annexed at the City's discretion. MOTION Mann moved and Rice seconded to adopt staff report FPP-00- 02 as findings of fact and, based on these findings, recommend to the Board of County Commissioners that the preliminary plat for Glacier Village Greens Phase XI be approved subject to the conditions, amended by the board as follows: Delete condition eight and three. Rice moved to amend the motion to leave condition three in but strike the word `sidewalk' from the condition, Stevens seconded. Heinecke stated that he would like to have sidewalks included. On a roll call vote the motion to amend the main motion passed unanimously. On the main motion, on a roll call vote, all members voted Aye. The motion to recommend approval subject to amended conditions passed by unanimous vote. CATTRON/BEE HIVE A request by Ron and Claudia Cattron with Bee Hive Homes for HOMES CONDITIONAL a conditional use permit to allow the construction of two 12- USE PERMIT bed assisted living facilities located on the west side of Grandview Drive on property zoned RA-1. Stevens withdrew from the board for this application due to a potential conflict of interest. STAFF REPORT Wilson gave a presentation on staff report KCU-00-2 in which staff recommends approval of the conditional use permit subject to seven conditions. Wilson stated that this proposal is for a two phase project for two 12-person assisted living units. Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 3 of 13 This property is currently undeveloped. Primary access to the site would be off of Grandview Drive and would be a private access. The development will be required to have an engineered drainage plan. The six parking spaces would be toward the rear of the building and does comply with the parking requirements for this type of facility. There is some landscaping proposed and staff is recommending that the developer coordinate a landscape plan with the Parks and Recreation Department. Wilson corrected condition four to the Kalispell Road Department. Garberg asked and Wilson answered that `multi -family' is a connected building that has more than one living unit in it, whether apartments or townhouses. Johnson asked and Wilson answered that the internal road would be paved all the way to Indian Trail but it would be a private roadway that could be gated. Emergency access would be from the west and the primary access would be from the east, Grandview Drive. None of the roadway would be dedicated to the City but would remain private and therefore would not be subject to City standards nor open for public use. Garberg stated that he does not see this as compatible with the surrounding area and so he wanted the definition of multi- family units as described in the surrounding area clarified. Wilson cited the section from the Kalispell Zoning Ordinance that defines "dwelling unit" which includes kitchen and bathroom facilities for use by one family. The 12 bed facility does not have 12 dwelling units, but falls under a separate definition of personal care facility. PUBLIC HEARING The public hearing was opened to those who wished to speak on the application. PROPONENTS Claudia Cattron spoke in favor of the application stating that they are excited to have the opportunity to build another facility in Kalispell. Their facility meets the need of those clients who require some assistance but are not ready to move into a nursing home. The clients' health generally improves when moved into this type of facility because they receive better meals and their medication is monitored. She clarified that the buildings would have a north or south elevation, depending on which building, rather than the elevations noted in the packet. They enjoy their present facility on Liberty street and would like approval for this development as well. Ron Cattron spoke in favor of the application stating that they do not currently have speck plans for the additional property to the west at this site. He clarified that the internal roadway Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 4 of 13 would not go through and link to Indian Trail, but would end at the parking area. He stated that they offer more personal care than other types of facilities. Ty Harding spoke in favor of the application stating that there are approximately 100 Bee Hive Homes nation wide. He stated that they blend well in a neighborhood environment. OPPONENTS Ken Armstrong, 309 Commons Way, spoke against the facility. He stated that he is a middle class citizen and he has invested all of his money in his home. He stated that his home currently has views of Big Mountain, which would be lost with this development. He has done considerable research on the zoning and in his opinion the report is misleading and incorrect. He stated that this site falls outside of the master plan high -density area and is a low -density residential area on the master plan map. This development would have two to eight units per acre. This site is surrounded by low density residential and he does not see why this should be considered as a high -density area. He stated that according to the property development standards in the regulations this proposal has half of the required property for a development this dense. He stated that it appears that even further expansion is planned. The neighborhood is not high density residential. The report stated that this development is low profile but there are no 7/ 12 pitched roofs in the area. The plan does not fit within the zoning and it violates the master plan. He does not see how staff could recommend approval of a project that is in such violation with the zoning. Robert Ekblad, 319 Commons Way, spoke against the application stating that he and his wife have each had to place parents in a nursing home. They applaud the service that the applicants are providing, but it does not belong in their neighborhood. He stated that the area has narrow roads. This project would allow for considerably more dense development than should be allowed in the area as per the zoning. He stated that the developers have asked for services without assurances of a reasonable development. He stated that emergency access would not be adequate. He added that the proposed design is not reasonable. He asked for the following changes if recommended for approval: ® Adopt conditions two, three and six. Require city street standards with a turnaround within the development. ® Require a single access off of Indian Trail Road with only emergency access off of Grandview Drive. Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 5 of 13 ® Require same amount of open space as is common in the surrounding neighborhood. ® That covered parking be required as is common in most of the neighborhood. Require coniferous shrubs along the side of the buildings to break up the barracks like appearance. He added that most of the neighbors are against the development. He offered to purchase the land if the applicants would agree to withdraw the proposal and if withdrawn he would see if the neighbors would agree to pay the applicants for their engineering costs. He stated that he submits this offer alone and he has no agreement with any neighbors. Margaret Jane Turner, 311 Ponderosa Street, representing the Buffalo Head Homeowners Association (77 total units), which had a meeting and they present the following comments. They would like to have this property as open space but as it will be developed, they would like the following issues addressed: ® The property slopes toward Buffalo Head homes, they would want assurances that the drainage would be redirected and maintained on site so as to relieve their properties from runoff. ® Require vegetative screening along the north and south boundaries, and encourage the developers to work with the adjacent owners on what screening would be used. ® Require that the north boundary of Lot 3G be surveyed and clearly marked so that there are no future encroachments. ® Planning board confirm that Grandview Drive would not be used as the main access. Milt Carlson, 375 Grandview Drive, spoke in opposition stating that he is concerned with the development and agrees with the previous speakers. He believes that Bee Hive Homes is a good development but this would be the wrong area. This is a low - density area. Paragraph four, page two should be changed to low density or stricken. This would have a negative impact to the area. This is not in close proximity to high -density areas. This development would increase traffic problems. If recommended for approval include these conditions: ® Reduce density to eight units per acre. Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 6 of 13 ® Add a condition requiring an approach permit for Indian Trail Road. ® Require a condition for approval of a landscape plan for the sides of the property. ® Require that a 24-foot driveway be designated on the plan and that a Grandview Drive to Indian Trail link is constructed prior to construction of the units. The neighborhood deserves and requires these changes to the conditions. The density problems should be looked at because it could cause many problems in the future. Frank Strickland, 335 Commons Way, spoke against the development. He stated that he is associated with Buffalo Commons and they are planning further development in the area. The density within the area should be followed and the complexion should be followed. He stated that if the proposal is allowed they could potentially have four or five of these buildings on this site, which would be 60 units on this small site. The complexion of this proposal is not right for the area. This is a rural country road and a rural atmosphere. He suggests that this development should be required to have a lot of open space. There should be a turn around within the site. The development should have the primary access off of Indian Trail Road. He is not opposed to the site being developed, but would want better consistency with the neighborhood. This should be a low profile development and should not have such a high roof, which would ruin the views for the neighbors. The density should be less and the roof should be lower pitch. Lights in the parking lot would impose on the neighbors. Parking is insufficient for the development. A cul-de-sac should exist. Development should not be allowed on high ground areas of the property due to the drainage issues. No one else wished to speak and the public hearing was closed. BOARD DISCUSSION Wilson stated that a dwelling unit is a building that is designed to occupy a family unit. This development would have a single kitchen and living area with 12 bedrooms and would not be considered separate dwelling units. A low -density residential district would be two dwelling units per acre. This area would be considered a low -density "apartment" district. As far as fire access, these buildings would be sprinklered, and the fire department did not ask for separate access. This development would be considered the same in bulk and scale of the other buildings in the area. The building directly to the south is an 8,000 square foot building having 40% lot coverage. This proposal would have considerably less lot coverage than that and would not be out of scale with what is in the area. This is Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 7 of 13 a proposal for individual sleeping `rooms' in one group living `unit', not individual dwelling units. Garberg asked Ken Armstrong to rebut staff. Armstrong stated that staff did not read all of the definition of a dwelling unit. He stated that this report speaks of units in the development. He stated that staff did not rebut the master plan designation as a low -density area. He feels the surrounding neighbors are being railroaded. Garberg asked Strickland to rebut staff. Strickland stated that a 5/ 12 pitch would be better for the neighborhood, which would reduce the height of the building by four feet and allow better views for the neighbors. He stated that anything that can be done that will mitigate the profile of the building would help the neighbors. In regards to the density, a unit is a unit, and this number of units would have that number of bodies that would be out in the neighborhood and this means the density becomes an issue. The safety on Grandview Drive becomes an issue. Buffalo Commons is done and there are no sidewalks and there is no accommodation for ambulatory traffic. Mann asked about drainage and condition three. Wilson answered that the City of Kalispell's policy is that no more water can leave the site than what did in the pre -development stage. Mann asked and Wilson answered that gating the road could mitigate the problems associated with access from Indian Trail. She stated that it would not be an issue for the fire department who are satisfied with the proposed plan to end the internal road with the parking lot. Garberg asked Carlson about signage, and Carlson answered that this would be the only sign in the area and the only commercial enterprise in the residential area. Johnson stated that this is not a preliminary plat, it is a site map for a conditional use permit, and the site map would become a part of the conditional use permit. Johnson asked and Cattron answered that anything west of the dotted line on this map is not under consideration. He clarified that the fire department does not require a second access. Johnson asked the intention of the Cattron's for the other areas and Cattron answered that there are no plans. The roof height in an RA-1 is 35 feet. They can't address the height as long as it does not exceed the regulations. Johnson asked and it was answered that the developer did not seek an engineer about having the internal roads meet City standards. Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 8 of 13 Heinecke asked how many dwelling units per acre would be allowed in the RA-1 zone and was answered 14 units per acre. He stated that the neighbors have swayed him and this would be denser than should be allowed. Grandview should not be the primary access it should be Indian Trail. Garberg stated that he does not think that this development fits this neighborhood. This is a good type of facility but not in this neighborhood. This development would cause future conflict if it goes in at this site. ®TION Hines moved and Mann seconded to adopt staff report KCU-00- 02 as findings of fact and, based on these findings, recommend that the Kalispell City Council grant the conditional use permit for two 12-bed assisted living facilities subject to the seven conditions as outlined in the report. Johnson moved and Sipe seconded to amend the conditions by adding condition eight to read "Under the proposed plat that everything west of the dotted line be removed from the application." On a roll call vote: Sipe, Hines, Mann, Johnson and Rice voted Aye. Heinecke, Ek and Garberg voted No. The motion to amend passed on a vote of five in favor to three opposed. On a roll call vote on the main motion to approve with amended conditions: Johnson, Rice, and Mann voted Aye. Hines, Sipe, Ek, Heinecke and Garberg voted No. The amended motion to recommend approval of the conditional use permit failed on a vote of three in favor and five opposed. Johnson explained that the board would need to have a motion to amend the staff report to support the board's views and make a recommendation to the council. Garberg moved and Heinecke seconded to amend the summary of findings items one and four as follows, adopt the amended report as findings of fact and recommend denial of the conditional use permit. 1. The size and location of the site is inadequate adequat@ to accommodate the proposed use. 4. NG-Negative impacts to the neighborhood can be anticipated as a result of the construction of the facility. On a roll call vote: Heinecke, Hines, Sipe, Johnson, Rice, Garberg and Ek voted Aye. Mann voted No. The motion to amend the findings of fact and recommend denial of the conditional use permit passed on a vote of seven in favor and one opposed. Kalispell City -County Planning Board March 14, 2000 Meeting Minutes Page 9 of 13 HOMESBEE HIVE FLATHEAD REGIONAL DEVELOPMENT OFFICE REPORTSTAFF 0i MARCH 6, 2000 A report to the Kalispell City -County Planning Board and Kalispell City Council regarding a request for a conditional use permit for a personal care facility in the RA-1 zoning district. A public hearing on this matter has been scheduled before the planning board for March 14, 2000, beginning at 7:00 p.m., in the Kalispell City Council Chambers. The planning board will forward a recommendation to the City Council for final action. *011H I 11B 10•- • A. Petitioner/Owner Ron and Claudia Cattron 1812 S. Woodland Drive Kalispell, MT 59901 (406) 752-4980 John J. and Brenda Lee Vincent P.O. Box 3038 Polson, MT 59860-0958 (406)883-5777 E. Summary of Request: The applicants are requesting a conditional use permit to allow the construction of two 12 unit assisted living facilities which will be licensed as a personal care facility for the elderly by the State of Montana. The facility is designed to accommodate elderly residents with their daily living needs. The facilities will be one story with a height of approximately 22.5 feet. Each facility will contain approximately 4,669 square feet and will be located on the east half of the parcel or on approximately 0.87 of an acre (38,000 square feet). The facilities provide furnished or unfurnished private or semi -private room each with a half bath, three meals a day, housekeeping and laundry as well as assistance with showers, medicine and other daily activities. The facilities would be constructed in two phases. C. Size and Location: The entire parcel contains approximately 1.91 acres and is approximately 190 feet wide and 440 feet long. The property is located between the eastern terminus of Indian Trail Road and on the west side of Grandview Drive. The property can be described as Assessor's Tract 3G located in Section 6, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. D. Existing Land Use and Zoning: This property is currently undeveloped. The zoning on the property is RA-1, Low density Residenital Apartment, which lists personal care facilities as a conditionally permitted use E. Surrounding Zoning and Land Uses Zoning: Properties to the east of Grandview Drive and this site are located in the county and properties on the west side of Grandview Drive are in the city. On the west side of Grandview Drive there are a number of multifamily, duplex and single family residences. One the east side of Grandview Drive there are mostly single family homes and directly across from this site is a conservation easement. North: Buffalo Head multi -family townhouses, RA-1 zoning South: Triplexes and Buffalo Commons common area, PUD (RA-1) zoning F. Master Plan Designation: This site is in the Kalispell planning jurisdiction. The Kalispell City -County Master Plan land use map designates the area proposed for the personal care facility as high density residential. High density residential anticipates a density of 8 to 40 units per gross acre. This project complies with the master plan designation and the density for the area. A. Utilities/Services: Sewer service: City of Kalispell Water service: City of Kalispell Solid Waste: City of Kalispell Gas: Montana Power Company Electric: Flathead Electric Coop (underground) Phone: CenturyTel (underground) Police: City of Kalispell Fire: Kalispell Fire Department Schools: School District #5, Kalispell B. Evaluation of the Request: a. Adequate Useable Space,: Approximately 0.87 acres of the area within the 1.91 acre parcel will be used for the development of the personal care facility. Included in the development plans are parking areas, a service area, walkways, landscaping and courtyards. There is adequate usable space to accommodate the proposed project. b. Adequate Access: Access to the site will be by way of one driveway off of Grandview Drive and a secondary access off of Indian Trail Road. An approach permit for the driveway off of Grandview Drive will need to be obtained from the Flathead County Road Department. C. Environmental Constraints: This site slopes gently from the west to the east. There is no public storm sewer system in the area, but rather a series of culverts that run along Grandview Drive that eventually run into the natural drainage area on the east side of Grandview Drive that is designated as a City park. An engineered drainage plan will need to be developed that provides for the on -site retention of stormwater and will need to be reviewed and approved by the Kalispell Public Works Department prior to construction. a. Parking Sheme: Six parking spaces have been proposed which would be located in rear of the buildings or on the west side of the property. A 2 through driveway traverses the center of the parking lot between Indian Trail Road and Grandview Drive. This driveway is a road and utility easement and would not generally be open for public use. The facilities will use a van to take the residents to shopping and / or other appointments since most of the residents do not drive. The Kalispell Zoning Ordinance requires that homes for the aged, disabled or handicapped provide one parking space per five units plus one space for each staff member on duty on a maximum shift. Two employees will be on staff during peak times which will generate a need for five parking spaces for each unit. Alternatively, housing for people 60 years of age an older requires one half space (0.5) per unit or the need for six parking spaces. Proposed parking complies with the requirements of the zoning ordinance under either of the listed uses. b. Traffic Circulation: One access is proposed from Grandview Drive with a through driveway to Indian Trail Road. The through access will generally be limited to traffic associated with the facility and will not be open to the general public. There is a small backup area at the north and south ends of the parking lot that provides for adequate fire turnaround and a turnaround for other traffic. C. Open Space: No specific open space requirements would apply to this proposal other than adequate building setbacks. The setbacks required for the RA-1 zoning district are 10 feet on the sides and 20 feet in the front and rear. The side yard setback on this project are 20 feet and the front yard setback is 30 with the rear property line approximately 200 feet from the building. d. Fencing /Sc�r enning/Landscapi_n_g: There is a lawn and landscaping area proposed around the facilities. No fencing or screening is proposed nor is any required under the Kalispell Zoning Ordinance. e. Si��: A sign is proposed to be used to identify the facility and will have the address. The Kalispell Zoning Ordinance allows a sign in the RA-1 zoning district with a maximum of 24 square feet per sign face not to exceed six feet in height and the proposed sign will meet those specifications. ... - • j�F�ii a. Schools: This development is within the boundaries of School District #5. No impact on the school district can be anticipated as a result of this use. b. Parks and Recreation: Senior citizens in the City of Kalispell take advantage of the many programs and outings that the Parks and Recreation Department offers on a year round basis. The seniors residing at this facility would likely have some impact on the services offered, but would also be paying a small fee to cover the costs of operating the program. The Parks and Recreation Department would not be negatively impacted by this expansion. 3 C. Police: This facility would be served by the Kalispell Police Department. No significant impact to the police can be anticipated as a result of this use. d. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. The building would be fully sprinkled, hydrants would serve the site and good access can be provided. No significant impact to the fire department can be anticipated as a result of this proposal. e. Water: City water is available to the site and will need to be extended from Indian Trail Road. No significant impact on water services provided by the City can be anticipated. Suez: Sewer service will be provided by the City of Kalispell, and will be required to be extended to the site from Grandview Drive. No significant impact on sewer services provided by the City can be anticipated. g. Solid Waste: Solid waste pick-up will be provided by the City. A refuse area is indicated on the site near the northern boundary. No significant impact can be anticipated as a result of this use. h. Roads: Additional traffic from the facility would be generated onto Grandview Drive and probably some onto Indian Trail Road. Impacts should generally be minimal because most of the residents would not drive. Traffic would not be increased to the point that it could create significant negative impacts. Immediate Neighborhood Impact: The general character of this neighborhood is primarily high density residential to the west, north and south. There are multi -family dwellings in the immediate area which exceed the size of those that are proposed on the site. Care has been taken to provide a generally low profile building with gables and interesting architecture so that it will complement other uses in this neighborhood and will contribute to maintaining high property values in the area. A notice of public hearing was mailed to property owners within 150 feet of the subject property approximately 15 days prior to the hearing. At the writing of the staff report, two residents of the area have come to the FRDO seeking additional information. Both were generally negative towards the development of the facility citing the size of the structure and the location of the site being away from easily accessible commercial areas. 4 1. The size and location of the site is adequate to accommodate the proposed use. 2. The design of the site with regard to access, parking, location of the building, traffic circulation and landscaping is in general compliance with the zoning and design standards of the City. 3. Existing public services and facilities are adequate to accommodate the proposed use. 4. No negative impacts to the neighborhood can be anticipated as a result of the construction of this facility. It is recommended that the Kalispell City -County Planning Board adopt staff report #KCU-00-2 as findings of fact and recommend to the Kalispell City Council that the Conditional Use Permit be granted subject to the following conditions: 1. That the proposal will be developed in substantial conformance with the approved site plan. 2. That the applicant obtain all required permitting and licensing applicable to the facility. 3. That an engineered drainage plan addressing the use of on -site retention methods of storm water be reviewed and approved by the Kalispell Public Works Department prior to the issuance of a building permit. 4. That an approach permit be obtained from the Flathead County Road Department for the access along Grandview Drive and that any improvements associated with the permit be completed prior to occupancy. 5. That curb, gutter, sidewalk along with a five foot landscape buffer be placed along Grandview Avenue with street trees installed in accordance with an overall landscape plan approved by the parks and recreation director. 6. That the fire suppression system be reviewed and approved by the Kalispell fire chief. 7. That the conditional use permit is valid for a period of 18 months from the date of authorization. H: \... \KCU 100 \KCU00-2 5 Flathead Regional Development Office 723 51-h Ave. East Room 414 Kalispell, MT 59901 Phone: (406)758-5980 Fax: (406)758-5781 FLATHEAD COUNTY 2000 APPLICATION FOR CONDITIONAL USE PERMIT PROPOSED USE: RA-1: SITE FOR 2 12 RFD Al;.qT4TM IJI11ING p-4-CI-r jTTgk i�. J O. OWNER(S) OF RECORD: Mailing Address: P.O. BOX 3038 City/State/Zip: POLSON MT 59860-0958 Phone: (406) 883-5777 PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: RON & CLAUDIA CATTRON Mailing Address: 1812 S . WOODLAND DRIVE City/State/Zip: KALISPELL MT 59901 Phone: (406) 752-4980 LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): Street Address: Sec. Town- Range No. 6 ship28North No.21 West Subdivision Tract Lot Block Name: No(s).3G No(s). No. 1. Zoning District and Zoning Classification in which use is proposed: ., 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. f. Existing use(s) of structures and open areas. g. Proposed use(s) of structures and open areas. V X X X X X X 3 M On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flow and control. x b. Access to and circulation within the property. X C. Off-street parking and loading. X d. Refuse and service areas. X e. Utilities. x f. Screening and buffering. x g. Signs, yards and other open spaces. X h. Height, bulk and location of structures. X i. Location of proposed open space uses. V_ x j. Hours and manner of operation. X k. Noise, light, dust, odors, fumes and vibration. X 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 anv approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the F.R.D.O. staff to be present on the property for routine monitoring and inspection during the approval and development process. X Applicant Signature Revised 10/30/97Is 01 �`3�� 10D Date -#' W�SEE HIVE y ei. 3. HOMES n #gyp: r,+ Q U A L I T Y S E N I O R L I V I N G FEB 15 2000 FEBRUARY 3, 2000 Letter to Kalispell City Council and Planning Board, F. ° This proposal is a request for permission from the City of Kalispell to allow Bee Hive Homes to build two assisted living facilities for the elderly. The size of the facilities will be 12 beds each and will be built in phases 1 and 2. The land proposed for the site is surrounded by multi -family dwellings and townhouses on the South, West, and North. The East side is bordered by county property which will not be developed, but is designated as a conservation area. That area will provide a serene view from the facilities. Phase 1 of the project will be one 12 bed assisted living facility. It will be built at the northeast corner of the nearly two acres of vacant land. Phase two will be the second facility on the South east of the property. The facilities will be a near mirror image of each other with the driveway/road placed between the two buildings. Landscaping will be provided in front and at the sides of the property. More than adequate easements have been provided in the plan to buffer the facility from the surrounding properties. Also, landscaping will be added around and near the facility to provide a more home -like atmosphere and some privacy for the residents. Since the parking will be located behind the facility, it will lessen the "facility look" of the building and provide a "home" for the residents. Assisted living environments have made it possible for some elderly residents to maintain their abilities longer, and in a more social setting. It eases the minds of family members who find they do not have the ability to look after their family member living alone. These "facilities" resemble the large home of a 12-member family. The facility provides furnished (or unfinished) private or semi -private bedrooms each with a half bathroom for each resident. Three freshly cooked full meals are provided as well as weekly housekeeping and laundry for each resident. Daily housekeeping has been a standard at Bee Hive Homes. Activities are matched to the abilities of the residents which provides encouragement for each resident to stay alert and active. Assistance with showers, medicine, and other activities of daily living are provided in a helpful way for the residents while they are encouraged to maintain their dignity and abilities as long as their health allows. Monthly assessments are conducted by a Registered Nurse who keeps track of resident's changes in health status. It is our hope to gain permission to build these two facilities. Our hope includes the opportunity to help other people maintain their dignity as they grow older and have a safe, comfortable environment to do so. I hope that someday a Bee Hive Home will be available to me when I find myself in need of supervision in my later years. It is with great anticipation that permission will be granted. We would appreciate your favorable consideration to this project. Sincerely yours, Ron and Claudia Cattron 1812 S. Woodland Dr. Kalispell MT 59901 Ph. (406) 755-4483 JOHN J. VINCENT BRENDA LEE VINCENT P.O. Box 3038 POLSON MT 59860-0958 PHONE: (406) 883-5777 PERSON(S)AUTHORIZED t REPRESENTt t TO WHOM CORRESPONDENCE IS TO BE RON & CLAUDIA CATTRON 1812 S. WOODLAND DRIVE KALISPELL MT 59901 PHONE (406) 752-4980 LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): Street Address: Sec.No. b Township 28 North Range No. 21 West Subdivision Name: Tract No(s) 3G Lot No(s) Block No(s) Contents: Cover letter Application List of surrounding property owners & addresses Area Map Authorization letter from current land owner Copy of agreement to extend closing date Copy of water easement given to city from current land owners Building plans Specifications for construction Information about Bee Hive Homes ZONINGZONING DISTRICT AND ,' i USE IS RA-1 ZONE 2. Attach a plan of the affected lot which identifies the following items: a. SURROUNDING LAND USES: Townhouses, subdivision common areas, public streets NORTH: RA-1, townhouses, residential uses EAST: RA-1, bordered on East by GRANDVIEW DRIVE, public road, and city/county line on Grandview Drive.. SOUTH: "PUD" on South of property with townhouses, residential use B UFFALO COMMONS PH 2 BLK 1) AND COMMONAREA AND UTILITYEASENIENT WEST: RA-4, SINGLE DTVELLIIVG, & townhouses with residential uses and street dead ends at west .side of property (INDIAN TRAIL RD) b. DIMENSIONS AND SHAPE OF LOT Shape is rectangle. Size is: West: 185 feet South: 449. 05 feet East: 190.01 feet North: 426.12 feet (recorded as 430 feet) Shown as Parcel A of Certificate of Survey No. 13066 c. TOPOGRAPHIC FEATURES OF LOT See topographical map (by Jackola Engineering & Architecture P. C. d. SIZES AND LOCATIONS OF EXTISTING BUILDINGS No buildings exist on this property at the present time. e. SIZES AND LOCATIONS OF PROPOSED BUILDINGS see site plan...... (by Jackola Engineering & Architecture P. C. f. EXISTING USE(S) OF STRUCTURES AND OPEN AREAS There are no structures on this land. The property is vacant and open. g. PROPOSED USE(S) OF SCRUCTURES AND OPEN AREAS The proposed use of this vacant lot is to build in two phases of the project two 12-bed personal care facilities with emphasis on serving the elderly population with assisted living. Open areas include easement and lawn in front and sides of each facility with the driveway between the two phases of the project. Handicap parking will be provided at rear oj'each facility for entrance ftom the back of the building —(closer access to door.) Most business activity will take place inside or between the facilities which will cause minimal disturbance, iany, to neighboring properties. Discuss the following topics relative to the proposed use: a. TRAFFIC FLOW AND CONTROL The primary access to the property will be f-om Grandview Drive between the two facilities with a planned (hammerhead) turn at the real - of the facilities for cars and emergency vehicles. Vehicle traffic will turn into the property between facilities for loading or unloading at the end of a covered porch with parking provided behind the buildings. b. ACCESS TO AND CIRCULATION WEMIN THE PROPERTY The primary access to the property will be from Grandview Drive at the east end of the property with a hammer head turn at the rear of the facilities to send traffic back to Grandview Drive. On street parking is not anticipated Specific parking requirements .set forth by the city will be followed. Requirements include I space per 5 residents plus I per staff at maximum shift. Parking will be provided at the rear of each building with a handicap apace provided for each facility. Loading and unloading is anticipated next to the front of each facility near the end of the f -ont porch, or at the rear parking area. Roll out containers for curbside service is planned. City of Kalispell -- Garbage Service e. UTILITIES Electric —Flathead Electric Co., underground Solid Waste —City of Kalispell (roll out containers) Gas ---Montana Rower Company, underground Water —City of Kalispell , from west end ofproperty water easement Sewer —City of Kalispell, from Grandview Drive Cable TV AT&T Cable Services Phone—CenturyTel (underground) Fire Department —City of Kal ispell Police —City of Kalispell Ambulance Service —Kalispell Regional Medical Center Schools —School District #S—no impact on schools is anticipated f. SCREENING AND SUFFERING The site will provide landscaping and lawn area to the North, South, and East. On the rest, parking ifprovided behind facilities and a hammerhead turn, with West half of property left vacant at the present time. g. SIGNS, YARDS, AND OTHER OPEN SPACES A business sign announcing the name of Bee Hive Homes, type of business and address will be utilized on east side of property. Size of sign will not exceed footage allowed by guidelines set forth by the city. Size will not exceed 24 square feet. A temporary sign erected while facility is under construction, will stay within guidelines set forth by the city which limits the sign to 6 square feet. Open areas-- Front lawn with open view across Grandview. Side yards with landscaping to divide facilities from property lines. h. HEIGHT, BULK AND LOCATION OF STRUCTURES Each building will equal one story. Square feet: 4669 square feet Location: Buildings are to be located side by side at east end of property, with a driveway between them height: elevations--23feet 2 2 f t. 6 i. LOCATION OF PROPOSED OPEN SPACE USES Open space will be the buffering area in the property boundary easements around the facilities to provide lawn on three sides of both facilities with parking behind and a hammerhead turn around area for emergency vehicles. HOURS AND MANNER OF OPERATION Bee Hive Homes Assisted Living is a 24-hour operation and will be specifically licensed as a Personal Care Facility for the Elderly by the State of Montana. It will meet all requirements set forth by the State of Montana licenser requirements. All staff will be trained to properly assist the elderly as defined in a personal care facility. The staff will provide personal care to residents as needed while encouraging the resident to maintain independence and a sense of dignity. Personal care will include thefollowing: 1. General monitoring. Competent .staff will be on duty 24 hours a day, every of the week to meet the needs of residents. Monitoring includes the following: 1 a. Reminding a resident to take medication as directed by his physician. 1 b. Reminding the resident to be clean and well groomed I c. Reminding the resident to bathe. Id. Encouraging the resident to attend meals. le. Reminding a resident to keep appointments. If Being aware of the resident's whereabouts or absences. Ig. Observing and reporting significant changes in the resident's daily habits, mental, physical, or emotional status to the resident's physician or responsible person and documenting significant change and the facilities response in the facility log. 1 h. Responding appropriately in an emergency. 2. Night monitoring: Staff assigned to monitoring the facility between 10: 00pm and 7:00 am will respond immediately to meet resident's needs. There will be competent staff on night duty and on -call to meet the resident's needs. 3. Personal Care: 3-1. Qualified facility staff shall assist residents with the activities of daily living. Assistance with the activities of daily and independent living includes prompting and assisting residents with the following: 3-2. Personal grooming and dressing, Oral hygiene and denture care, Bathroom and toilet hygiene, 3-3. Encouraging residents to be independent while using assistive devices (crutches, braces, walkers, wheelchairs) and/or prosthetic devices (glasses and hearing aids), personal housekeeping, 3-4. Self administration of medication, 3-5. Monthly Registered Nurse assessments 3-6. Arranging for medical and dental care including accessing transportation to and from the medical or dental facility, encouraging the resident to maintain his independence and sense of self -direction, administering of emergency first aid, taking and recording oral temperatures. 4. Social Care. Providing residents opportunities for social interaction in the facility and in the community. Providing services to promote resident's independence and sense ofself-direction.. k. NOISE: No excessive noise will be generated from operation of facility. L LIGHT: Lighting will be placed for safety and security of residents and staff who arrive after dark. Very minimal light increase at night near neighboring property lines due to use of security motion sensitive lights which do not need to stay on unless motion is detected for security and safety reasons. Lights will be located on the property to provide safety in the parking areas and safety in front and back entry ways of the facility similar to a single family dwelling. DUST: No increased dust volumes are anticipated. Entrance to the property will be paved. All landscaping will be provided as quickly as possible after construction. There should be no impact on dust levels. ODORS: No odors anticipated FIDES: No increase in fumes anticipated VIBRATION: No increase in vibrations anticipated HIVE Qm' H .i QUALITY ASSISTED LIVING "The next best thing to home" (406) 645 Liberty Street 755-4483 Kalispell, MT 59901 ,� HIVE H 0 M G .7 QUALITY SENIOR LIVING WELCOME HOME! For More Information Please call or Visit: Bee Hive Home & Office (406) 755-4483 Susanne Taft, Manager Claudia Cattron, Administrator (406) 755-4483 645 LIBERTY STREET KALISPELL MT 59901 `g4 HIVE Y= HOMES QUALITY SENIOR LIVING What is Bee Hive Homes? Quality service with a commitment to excellence. Bee Hive Homes feature family style living in a residential setting for those who do not require full time skilled nursing care. The Bee Hive Home is a planned environment, allowing for eight to twelve resident to enjoy a quality lifestyle with group association, yet still offering the utmost in privacy with individual bedrooms and a half bath. Most importantly, we offer 24-hour supervision with exceptional staff members, trained in quality geriatric care, but committed to a home and family environment. What makes Bee Hive Homes so unique is the focus on Family style living with people who really care. We've gone out of our way to make our homes truly a home away from home. - ---,,,,,EE HIVE � H 0 Apt E ,S QUALITY SENIOR LIVING U�hv Bee Hive Homes? • You Vill Never Be Lost- in a Crowd. • i-Ve Have Over Ten Years Experience. • The Backing of a Large and Groaning Network of Homes. • Commitment to Constant Improvement in Higher Standards of Living. • Affordability s .rxa ,:. E HIVE ' H0AilES QUAL ITY SE N O R LIVI N G Private Rooms Complete with: • Bed, Dresser • One HalfBath Private • Intercom and Call System • TV Hookups • Phone Hookups Each Resident is Encouraged to Personalize His or Her own Room. Personal Furniture is Allowed ifDesired. • State Licensed for Category A & B • Member of State Organizations • National Residential Care Association •Assisted Living Facility Association v. HIVE H 0 M E S QUALITY SENIOR LIVING BEE HIVE HOMES offers a quality home environment with professional services, *J- staff and affordable living. We talce pride in our homes and our Residents. Dailyaal*M'fies arc 11MOTe'd to Inal the ueerls aucl iutem tc o��cin•h indir�idn�tl P;-(?I cstrtuttl st'l l:iiiap the wiluiarts o/'houu" when, 111<<tLr ln' hu�ur enu%eil �turl x rnrtl f'nuilp .+'tple. Oto- meals inz• onitel by the lire Ilire dietitian l he linitt<<�tic�t i� ;t c•nz�� owm for ro111'ervati011 Itud (rttterWiM)101t 21 'VEE HIVE H0MFS QUALITY SENIOR LIVING We Provide: • 24 -Hour Care • RN Monthy Assessments (RN also available on call • Medication Assistance • Dietitian-Aproved Meals • Horne Cooked Meals • Assistance Kith All Aspects of Daily Living •Dail Housekeeping • Laundry Individual and Group Activities • Transportation • Peace of Mind AGREEMENT TO EXTEND CLOSING DATE ,eo THIS AGREEMENT is made and entered into this -�3 day of December, 1999, by and between RON CATTRON and CLAUDIA CATTRON, hereinafter collectively referred to as "Purchasers", and JOHN J. VINCENT as Trustee of the John J. Vincent Revocable Trust u/d/t dated February 27, 1997, and BRENDA LEE VINCENT as Trustee of the Brenda Lee Vincent Revocable Trust u/d/t dated February 27, 1997, hereinafter collectively referred to as "Sellers". WHEREAS the parties entered into an Agreement to Sell and Purchase dated October 12, 1999 relative to real property located in Flathead County, Montana, more particularly described in said Agreement to Sell and Purchase; and WHEREAS, Paragraph 6 of said Agreement indicates that the closing date of the subject transaction shah be on or beRnc I)ei-;ember 21, 1999 -- Such other date as the ^?roes may agree to in writing; and WHEREAS the parties the parties agree to extend the closing date to March 15, 2000, NOW, THEREFORE, in consideration ofthe mutual covenants and premises contained herein as well as that Agreement to Sell and Purchase dated October 12, 1999, the parties agree as follows: Paragraph 6 of the Agreement to Sell and Purchase shall be modified as follows: 6. Closina Date/Possession: The closing date of this transaction shall be on or before March 15, 2000, or such other date as the parties may agree to in writing. IN WITNESS WHEREOF the parties have hereunto set their hands and seals the day and year first above written. PURCHASERS: FK50N CATTRi -&�Z� CLAUDIA CATTRON SELLERS: JO J. VINCEas trustee of the John J. incent Revocable Trust u/d/t dated February 27, 19997. 12 12 BRENDA LEE VINCENT as Trustee of the Brenda Lee Vincent Revocable Trust u/d/t dated February 27, 1997 F:A.Sr vLJ-.►IJ This easement dated the 25th day of September, 1997, by and between the John J. Vincent Revocable Trust and Brenda Lee Vincent Revocable Trust as GRANTORS, and the City of Kalispell, a municipal corporation, County of Flathead, State of Montana, as GIL NTEE. That for good and valuable consideration, including the provision of a valved water main connection to Parcel "A", described below, and the waiver of Water Connection Fees for said Parcel "A" or parcel:; resulting from the subdivision of said Parcel "A", receipt and sufficiency of which is hereby acknowledged, the GRANTOR does hereby convey, grtun and live in perpetuity to GRANTEE an easement over, across, in and trader the folloting described premises. Said Watcr Connection lees are as adopted and described in City of Kalispell Resolution No, 4267, Cornmencing at Ific southwest property corner of Parcel A, according io Certificate of Survey 13066 on file in the. Office of the Clerk .rtd Record(:r, Flathead County, tvlattanu; thence N 0° 10'00" W a distance of 156..,0 feet, then e N 89050'00" E a listcne.. of 20 feet, thenco S 0'10'00" E a distance of 15G.40 feet, thence S 89°50'00" ')i' a distance of 20 feet to the Point of Begianial;. In witness whcr(:uf tine said GRANTOR has herenril0 subscribed his trunc and aftixcd his seal in the day mid Year first above .t ritten. To have and t.) h0ld the same unto said GRANTEE, its wid forever. The easement herein granted is for the purpose of providing the City of li.alispvIl the right of egress turd ingress for (lie purpose of constructing, maintaining, operating;, repairin), and removing a City water utility line and appurtenant equipment upon and within s:ad easement. The GRANTEE hereby covenants that construction or repairs shall not proceed withuut prior notice to the GRANTOR and that following any construction activity within the easement herein granted, whctlier for initial installation or for the repair, rnaintcaaucr., replacement or removal of said facilities, the site shall be regradud, revogetatcd, restored and repaired to the same condition as said area existed prior to G1L,ItNT ,E's construction activity. C12. TCilt, Joht J. Vincent Revocable Truw JohnJ. Vincent,'Trustee GRANTOR, Brenda Lee. Vinceut Revocable 'I'rust Brenda Lee Vincent, "Trustee Vincent Easement -Page 1 of 2 CI?R'TIFICATE OF NOTARY State of /� 0-i ) County of ,^���k .-: o'D ) ss. On this 0� day of j;1 1997, before me the undersigned, a Notary Public for the State of a personally a 7peared known to me� personswhose name is subscribed to the forgoing instrument and acknowledged to me that he executed the same, uj TARIA j0TARIArw®.r Notary Public fqr t e State of OL Residing at 4 L %l(� EA6 My Commission Expires on®�C°4� GRANTEE, City of kalisspeli Clarenee W. laepps, City Tvlanager CERTIFICATE OF NOTARY State of County ofss. On this - �day of ,wltt...., 1997, before me the undersigned, a Notary Public for the State of personally appeared QAA6r•JGF Kr36PN.5 known to me to be the person whose name is subscribed t.o the forgoing instrument and acknowledged to me that he. executed the same. Notary Public for die State of IbL-A Residing at _1k�d�j MY Commission E pies on Vincent Easement - Page 2 of 2 The Daily Inter Lake, Sunday, February 27, 2000 No. 3284 NOTICE OF PUBLIC HEARING KALISPELL CITY - COUNTY PLANNING BOARD AND ZONING COMMISSION Bee Hive Homes Assist- ed Living Facility CUP Grandview Drive Appleway Development Group Annexation Appleway Development Group Preliminary Plat Glacier Village Greens Phase XI Preliminary Plat The regular meeting of the Kalispell City -County Planning Board and Zon- ing Commission'is sched- uled for Tuesday, March 14, 2000, beginning at 7:00 PM in fhe Kalispell City Council Chambers, KalispeffjCity Hall,::312 First" AVenue:°East,: Kalis- pell. During the regularly scheduled meeting of the planning board, the board will hold public hearings and take public comments on the following agenda items._ The board will make recommendations to the Kalispell City' Council and l or Board :of;County Comm ission9r `wh"o will take final action..%.> Y To thel;Kalispeli_City Counckt;, ; ! 1. A request by Ron and i Claudia Cattron with Bee Hive Homes to allow the construction of two 12-bed assisted living facilities lo- cated on the west side of Grandview"Drive located at the eastern terminus of Indian Trail 'Road and north of the Buffalo Com- mons development, Two units are proposed which will prq%rid6. housing" for up to 12 sciii( who are gen- erally in good health. The facility would provide meals, housekeeping, laundry and assistance with daily activities such as showers, medicine and laundry. -The facilities would be developed in two phases. The property pro- posed for this develop- ment can be described as Assessor's Tract 3G locat- ed in Section 6, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 2. A request by Delons Group LLC, Stanley W. Pine and Marie M. Sterner for annexation into the city of Kalispell and an initial zoning designation of B-2, General Business, on ap- proximately 8.16 acres. The property proposed for annexation lies on the north side of Appleway Drive and west of Meridian Road. The property is part of a subdivision submitted concurrently with the an- nexation request by the Appleway Development Group. The properties proposed for annexation can be described as As- sessor's Tracts 1 BA, 113 and 1 E located' in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County Montana 3. A request by the Ap- pleway Development Group for preliminary plat approval of Appleway Of- fice Complex, an eight -lot commercial subdivision on approximately 11.96 acres in the west part of Kalis- pell. A portion of the prop- erty is zoned B-2, General Business, with the remain- ing portion —of the property propose&for annexation and iTaa `, pAI-_g.:of B-2 and a erenc(i& above. The proposed subdivision design is proposed with each building being locat- ed on individual lots with the parking areas, land- scape areas, sidewalks and other parts of the property as being common area. It is the developers intent to create an office complex to house several non-profit agencies to cre- ate a common campus type facility. Generally, various tenants would lease the space. The prop- erty proposed for the sub- division can be described as Assessor's Tracts 1A, 1 AA, 1 BA, 1 B and 1 E lo- cated in Section 12, Town- ship 28 North, Range 22 West, P.M.M., Flathead County, Montana 3, Gov- ernment Lot 3 located in Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. To the Board of County Commissioners: 4. A request by George Schulze and Duane Bitney for preliminary plat appro- val of Glacier Village Greens Phase XI, a 16 lot residential subdivision on approximately 2.93 acres. This subdivision is an ex- tension of the Glacier Vil- lage Greens Golf Course development and would be located at the northeast portion of the site. The lots are intended to be de- veloped as duplex town- house lots with a home- owners park along the Whitefish River. This prop- erty is in the Evergreen and Vicinity Zoning District and is zoned R-4, Two Family Residential. The Glacier Village Greens Golf Course and this sub- division are located on the north side of West Ever- green Drive with the en- trance to the development approximately one half mile east of Whitefish Stage Road. The property can be described as a por- tion of Assessor's Tract 2A+ located in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. Documents pertaining to these agenda items are on file for public inspection in the Flathead Regional De- velopment Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, and are available for public re- view during regular office hours. Interested persons are encouraged to attend the hearings and make their views and concerns known to the Board. Comments in writing may be submitted to the Flathead Regional Development Office at the above address prior to the date of the hearing or you may contact Narda Wilson, Senior Planner, for addi- tional information. Thomas R. Jentz Planning Director February 27, 2000 a a�uv Z-98 APPLICANT: FRDO FILE #: CERTIFICATION BEE HIVE HOMES (ASSISTED LIVING.FACILITY) KCU-00-2 I, the undersigned certify that I did this date mail a copy of the attached notice to the following list of landowners within 150 feet of the property lines of the property that is the subject of the application. Assessor's S-T-R Lot/Tract No. No. SEE ATTACHED LIST Date: �/ld/�� 0�5� Property Owner & Mail Address OWNER OF RECORD JOHN & BRENDA LEE VINCENT PO BOX 3038 POLSON MT 59860-0958 AUTHORIZED REPRESENTATIVE RON & CLAUDIA CATTRON 1812 S WOODLAND DRIVE KALISPELL MT 59901 SUBJECT PROPERTY r- 3t 4 / (4 36Y balks „'i• TRACT # ASSESSOR # OWNER/ADDRESS (o-a�-mil jAL;L6H6s•TQuST, MELv(Li_I: ;� Po�a✓ r�t,��r� Tom,. 3F Oa 9550� l� Sit"k �T t�, C V Ai o C .a q y 9 q 7- 14 5 L c w a 4139 360 7� 33 AS Ti i-alai V0(Z; L'AVVEST Hl-.-ALTt-t(LAl2-E Cc•��c;Z�itur�i 3 yo 7 L L- A t?-;Z � � of{a Go G'om T2tcic t_a�i��, Fr2at.i t� 4 Micl-keLLE DUQlS? f D G 32-37 CCti",\Ac.jS t,i� ay .a t_ L S p e L t_ NA i" ✓ ct `i �cf�cr�t1 G'�rm 6� ('� � it V I N T ;Z V 5 FA M I S T lUt A I? Ci .12 C •T z F i< A Ki. C i S C �• (�Lk QQO/S'7 ,lrnc�s KPLcJcl9ct -c-ce�c �• � I n � 13 C. R �" y ) � )] Y'U` A S� fl C. r (`� �. 1 EZ. 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Lot SS- Lot 598 D9'1�50! => y L V F—S TG� R- , R- D 9 Y NA, PC, 3c�x -723 } Ki-jLiSPEL--- �599C3_G-123 FLAT EAD COUNTY PLAT ROONdI 80 S. Main NOTICEOF CITY-COUNTYKALISPELL s • • • Bee Hive Homes Assisted Living Facility CUP Grandview Drive Appleway Development Group Annexation Appleway Development Group Preliminary Plat Glacier Village Greens Phase XI Preliminary Plat The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is scheduled for Tuesday, March 14, 2000, beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During the regularly scheduled meeting of the planning board, the board will hold public hearings and take public comments on the following agenda items. The board will make recommendations to the Kalispell City Council and / or Board of County Commissioners who will take final action: To the Kalispell City Council: 1. A request by Ron and Claudia Cattron with Bee Hive Homes to allow the construction of two 12-bed assisted living facilities located on the west side of Grandview Drive located at the eastern terminus of Indian Trail Road and north of the Buffalo Commons development. Two units are proposed which will provide housing for up to 12 seniors who are generally in good health. The facility would provide meals, housekeeping, laundry and assistance with daily activities such as showers, medicine and laundry. The facilities would be developed in two phases. The property proposed for this development can be described as Assessor's Tract 3G located in Section 6, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. 2. A request by Deloris Group LLC, Stanley W. Pine and Marie M. Sterner for annexation into the city of Kalispell and an initial zoning designation of B-2, General Business, on approximately 8.16 acres. The property proposed for annexation lies on the north side of Appleway Drive and west of Meridian Road. The property is part of a subdivision submitted concurrently with the annexation request by the Appleway Development Group. The properties proposed for annexation can be described as Assessor's Tracts 1BA, 1B and lE located in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana 3. A request by the Appleway Development Group for preliminary plat approval of Appleway Office Complex, an eight -lot commercial subdivision on approximately 11.96 acres in the west part of Kalispell. A portion of the property is zoned B-2, General Business, with the remaining portion of the property proposed for annexation and initial zoning of B-2 and is referenced above. The proposed subdivision design is proposed with each building being located on individual lots with the parking areas, landscape areas, sidewalks and other parts of the property as being common area. It is the developers intent to create an office complex to house several non-profit agencies to create a common campus type facility. Generally, various tenants would lease the space. The property proposed for the subdivision can be described as Assessor's Tracts 1A, 1AA, IBA, 1B and lE located in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana 3, Government Lot 3 located in Section 18, Township 28 North, Range 21 West, P.M.M., Flathead County, Montana. To the Board of County Commissioners: 4. A request by George Schulze and Duane Bitney for preliminary plat approval of Glacier Village Greens Phase XI, a 16 lot residential subdivision on approximately 2.93 acres. This subdivision is an extension of the Glacier Village Greens Golf Course development and would be located at the northeast portion of the site. The lots are intended to be developed as duplex townhouse lots with a homeowners park along the Whitefish River. This property is in the Evergreen and Vicinity Zoning District and is zoned R-4, Two Family Residential. The Glacier Village Greens Golf Course and this subdivision are located on the north side of West Evergreen Drive with the entrance to the development approximately one half mile east of Whitefish Stage Road. The property can be described as a portion of Assessor's Tract 2A+ located in Section 32, Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. Documents pertaining to these agenda items are on file for public inspection in the Flathead Regional Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearings and make their views and concerns known to the Board. Comments in writing may be submitted to the Flathead Regional Development Office at the above address prior to the date of the hearing or you may contact Narda Wilson, Senior Planner, for additional information. Thomas R. Jentz Planning Director 04 /4 553 / — �? �— Fi� 4' 25 3A EA 27 , 4 e 2 0 S . 2 > T 17 . 6 /5 16 �0 i j 21 8 :' �2C 5 e -, 11 3-p� _ 3 12 1 C — 18 z, r/_, c - 11 5 C�' ° 13 12 17 58 / A 3B 1 13 1 5 DD 5 ; A , 14`. i 5915 4 ;.A n€ Bi > 5YT) 92 ubject Property 1 12 _ :..m 7ETG 2c 3C 2C COMMON AR 4B 3B ! 2B ; 1 B 3B 26 & UTILITY 4A j 3A j 2A j 1 A Ed FFE I�MONS 2 � COMMONONS WAy 1 1 B ;1A 7ET+ COMMON AREA 5C BUFFALO COMMONS 1 18 1 it PH 2rWr T i 17 BLK 1 BUS 0 S JL 2 LOT 1 1& BLK 2 3 ; 6 k I 3 4 1 ` 15 2 5A t 5 2 I 0 4 5C 7 ET + 5 14 e 5 6 13 C 5 PH Bl 1 AMD R � BEE HIVE HOMES REQUEST FOR A CONDITIONAL USE PERMIT TO CONSTRUCT 2 I UNIT ASSISTED DIVING FACILITIES RA-1, RESIDENTIAL APARTMENT KALISPELL ZONING DISTRICT F'L{ T SATE-2/ /00 FILE # KCU-00-02 SCE 1, 250' ]I-\&°gate\lc00--2.d- 12096= RETRACE 7E, 7EE, 7EEA, 7EC, 7ECA 12409= 7ETG, 7ET, 7ETH, 5AE, WM BDY ADJ 12683= 5AA 13016= RETRACE SECTION ONES 13231= RETRACE 6DH 13423 RETRACE SEC MINES 34 RESU L3 4 1 Di L 39 5 36 37 39 40 F 32 54 25 3 p1 31 3A 4 �p 2 48 41 aEA 2 27 49 Yti 2 2�Sp� 50 19 16 2 3 4 17 U 5 131 7 ABt6 ° PARK 6K 22�Lb 53 �� q� 21 6 5 8 7 ,� 8 20 55 J A 11 4 10 9 56 19 7 B 1 B!33 11 10 18 57 6 12 11 36 5 9 2 13 12 17 5888. DD 6 4 1 13 1 5 A 1oRESUB 92 TRAIL 1 �° 3 7 14 15 `ND►AN Rp so 5 6 7 8 1 2 3 4 10 11 12 , 3G BK 1 �2 i 3C 2C COMMON AR A CoMMWCO MON AREA 7ETG + 3B 28 & UTIL'IT&S COMMONS WAY B 1A 1 5C I G 7ETG+ 18 1 + 7ETH 2 17 �R 2 a 3 3 B 1 n 3 COMMONS LOOP 1.� 0 5AA Lot 5 4 ( 15 J 4 7ETH+ 5 14 Lot 8 5AA, � 5 6 �. 7ET CO 13 4 6 4 AM3 T2 7ETH+ PH 1 7 z 12 3 7 DR WAY 8 it 8 5 6 7 COMMON AREA ' 8 9 10 9 ' a. 11 7ETH+ § 13 10 12 11 RIDGEMvl 12 15 14 13 An E PARK COMMON ARE0�0 A yFR�Tq�£p -E 5ABD 5ABA WAY GRA EL PIT 7> CORRECTED� February 24, 2000 «name» «address 1» «address2» «address3» Re: Bee Hive Homes Assisted Living Facility «salutation» Our office has received a request by Ron and Claudia Cattron with Bee Hive Homes to allow the construction of two 12-bed assisted living facilities. The property is located on the west side of Grandview Drive located at the eastern terminus of Indian Trail Road and north of the Buffalo Commons development. Two units are proposed which will provide housing for up to 12 seniors who are generally in good health. The facility would provide meals, housekeeping, laundry and assistance with daily activities such as showers, medicine and laundry. The facilities would be developed in two phases. Our office must prepare a report by March 61h to the Kalispell City -County Planning Board, who will hold a public hearing on the request on March 14, 2000. Any comment you or your office may have on this application is greatly appreciated. Please submit your comments in writing or by phone prior to that date, so that they can be incorporated into the staff report. If you have any questions, feel free to call me. Sincerely, Narda Wilson Senior Planner NW/sm Attachments: Application Site Plan Vicinity Map H: \FRDO \AG -REFS \ 2000 \KCU99-2 Send to: Ted Waggoner, Kalispell Fire Department - # 13 Jim Hansz, Kalispell Public Works Dept. # 110 Dick Amerman, Kalispell Public Works Dept. #205 Mike Baker, Kalispell Parks and Recreation Dept. - 123 Chris Kukulski, City Manager - # 106 P J Sorenson, Zoning Administrator - #94 Frank Garner, Kalispell Police Department - # 108