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PUD Application
/n tc�- FEBRUARY AMENDED JUNE 1995 CITY OF KALISPELL ORDINANCE #1226 TECHNICAL A5515TANCE BY: MONTANA PLANNING CONSULTANTS KALISPELL, MONTANA P. ZONE CHANGE APPLICATION P. ZONE TEXT AMENDMENT APPLICATION 0. PUD NARRATIVE SUPPLEMENT WITH EXHIBITS • PUD LAYOUT PLAN • UTILITIES PLAT • OFFICE ELEVATION DRAWING • RETAIL BUSINESS ELEVATION DRAWING • PARKING -- TYPICAL CROSS SECTION • ENTRANCE TREATMENTS (2 MAPS) • ENTRANCE SIGN DESIGN • ZONING MAP • PHASING MAPS (5 SHEETS) P. PERIMETER LEGAL DESCRIPTION P. TITLE REPORT COVENANTS (5 PARTS) b. LARGE MAP EXHIBITS • PUD LAYOUT PLAN • LANDSCAPE PLAN • COMMUNITY PARK PLAT • TYPICAL LANDSCAPE SECTION ELEVATIONS FRDO file No Date Accepted Receipt No. PETITION FOR ZONING AMENDMENT CITY OF KALISPELL 1. NAME OF APPLICANT: Northwest Healthcare C\O William Diers 2. MAIL ADDRESS: 310 Sunnyview Lane 3. CITY/STATE: Kalispell Mt 59901 PHONE: 752-1724 4. INTEREST IN PROPERTY: Owner 5. ZONING MAP AMENDMENT: XXXXX ZONING TEXT AMENDMENT IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE TEXT OF THE ZONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING: A. What is the proposed zoning text amendment? IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP, PLEASE COMPLETE THE FOLLOWING: A. Address of the subject property: Unknown B. Legal description: See attached legal description (Lot and block of subdivision or tract #) (Section, Township, Range) (Attach sheet for metes and bounds) C. The present zoning of the property is: RA-1 & B-3 D. The proposed zoning of the above property is: Mixed -Use RA-1 PUD E. State the changed or changing conditions that make the proposed amendment necessary: The property is one of the largest remaining undeveloped tracts of land in the City of Kalispell. Northwest Healthcare has recently consolidated ownership of the subject 70+ acres. This allows a unique opportunity to master plan the development of the property. The blueprint for future development is set forth in a PUD plan. 1 HOW WILL THE PROPOSED ZONING MAP CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF: A. Promotina the Master Plan: The property is located within the jurisdiction of the city of Kalispell and is subject to the Kalispell City -County Master Plan. Compatible polices of the Master Plan [to the proposed PUD] include the following: "Establish flexible Planned Unit Development Standards encouraging residential or mixed -use development which address site limitations and incorporate interesting design and open space into a unified development." "Set standards for the designation or expansion of commercial areas based on a compact development pattern designed to meet the needs of the intended service area and not the desires of speculation or strip developers." "Establish neighborhood commercial areas which are designed as convenience service centers addressing the daily needs of the immediate neighborhood (1/4 to 1/2 mile radius). Uses should be landscaped and buffered so as to conform to the surrounding neighborhood. The land use map of the Master Plan includes designations of "Urban Residential", "High Density Residential", and "Medical - Professional"; providing additional rationale for pursuing a mixed -use PUD for the property. B. Lessening congestion in the streets and providing safe access: The PUD is designed to mitigate traffic impacts. A major new internal street system is proposed with controlled access onto Grandview Drive and U.S. Highway 93. It is difficult to compare the traffic generation possibilities between the proposed PUD and the underlying zoning classification since most of the proposed PUD uses are possible uses within the RA-1 District. The PUD process allows evaluation of an identified land use scenario as opposed to the incremental development of uses permitted by the traditional zoning classification. The land use intensity of the proposed PUD should be substantially less dense than what might otherwise be permitted by the RA-1 district. Please, also, consult the PUD Narrative Supplement included with this application. Buffalo Commons PUD Application 2 C. Promoting safety from fire manic and other dangers: The zone change is being proposed as a PUD. This allows the potential impacts of a particular proposal to be evaluated against certain public concerns. In this situation, the associated uses have been designed to mitigate or avoid possible "dangers". The topography and other natural features of the property present no apparent threat to public health and safety. The developed facilities will have ready access to a public transportation system and the internal road and water supply designs adequately consider the threat from fire. Please, also, consult the PUD Narrative Supplement included with this application. D. Promoting the public interest health comfort convenience safety and general welfare: The PUD is designed to be a self-supporting development with a full -range of services. The public interest is being served by providing the necessary services at little or no cost to the tax payer. The PUD will provide a complementary mix of uses while adhering to City of Kalispell design and construction standards. Trail systems and open space features are integrated throughout the PUD and an internal road will provide important linkages with the adjoining public transportation system. Please, also, consult the PUD Narrative Supplement included with this application. E. Providing adequate light and air: The RA-1 PUD proposal will provide an integrated system of open spaces and landscape amenities throughout all land use "pods". The proposed density of development is believed to be substantially less than permitted by the PUD regulations or by the underlying zoning district. Please, also, consult the PUD Narrative Supplement included with this application. F. Preventing the overcrowding of land: The road systems, open space, and utilities have been sized to accommodate the anticipated land uses and, as such, overcrowding of land should not occur. Please, also, consult the PUD Narrative Supplement included with this application. Buffalo Commons PUD Application 3 G. Avoiding undue concentration of population: The proposed PUD will not generate any more people than currently permitted by the underlying zoning district. The PUD application demonstrates a compatible mix of land uses at a relatively modest density and intensity. The proposed internal road system and other provided services should be more than adequate to serve the intended uses and associated population. Please, also, consult the PUD Narrative Supplement included with this application. H. Facilitatina the adequate provision of transportation water, sewage schools parks and other public requirements: The impacts on public services from the zone change should be negligible. The property is already within the service area of Kalispell for police and fire protection and is conveniently located to major medical services. All utility extensions and road systems necessary to serve the PUD are being installed at no cost to the City. A neighborhood park and trail system will be built to meet many of the leisure and recreational needs of the residents and local employees. Most of the property will be occupied by non-residential uses, lessening the potential impact to schools. Utility hook-up fees and real estate taxes generated from the new development should have a positive benefit to the City.. Please, also, consult the PUD Narrative Supplement included with this application. I. Givina reasonable consideration to the character of the district: The proposed PUD is designed to be compatible with the medical community and with the surrounding residential land uses. The PUD design includes a transitional land use theme as extending from the area of Grandview Drive to U.S. Highway 93. Land use density and intensity of uses increases in that direction. With few exceptions, the proposed uses would normally be compatible to RA-1, H-1, R-3, and B-1 zoning districts. Please, also, refer to the accompanying "Existing Zoning" map and "Buffalo Commons PUD" map. J. Giving consideration to the peculiar suitability of the property for particular uses: The property is ideal for the intended uses due to its location, size, and compatibility with nearby land uses. Nearly 50% of the Buffalo Commons PUD Application 4 property is reserved for office or medical -related uses. Open space treatments and locational considerations provide for a logical blending of residential and small retail uses with the medical land uses. Adequate public services are also readily available to serve the intended uses. Please, also, consult the PUD Narrative Supplement included with this application. K. Protectina and conserving the value of buildinas: The proposed uses are intended to complement the character of the surrounding properties and be built in a regulated fashion to insure excellence in design and function. The quality of the proposed PUD, as measured by the transportation system, extensive landscaping, provision of open space, architectural control, and scale of development are all positive elements that should add to the value of this and adjoining properties. Please, also, consult the PUD Narrative Supplement included with this application. L. Encouraging the most amropriate use of land by assuring orderly growth: By definition, a PUD is a Planned Unit Development. This unique planning tool offers an opportunity to view a development plan through a zoning process as opposed to a subdivision process. This allows impacts of a specific development proposal to establish the basis for approving or denying a zone change request. The proposed PUD is an excellent example of how zoning can be customized to meet the needs of a growing community in a planned and orderly fashion. -------------------------------------------------------------------------------------------------- The signing of this application signifies approval for F.R.D.O. to be present on the property for routine monitor' d inspection during the approval process. (Applicant) (date) Buffalo Commons PUD Application S FRDO file No Date Accepted Receipt No. PETITION FOR ZONING AMENDMENT CITY OF KALISPELL_ 1. NAME OF APPLICANT: Northwest Healthcare C\O William Diers 2. MAIL ADDRESS: 310 Sunnyview Lane 3. CITY/STATE: Kalispell Mt 59901 PHONE: 752-1724- 4. INTEREST IN PROPERTY: Owner 5. ZONING MAP AMENDMENT: ZONING TEXT AMENDMENT XXXX IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE TEXT OF THE ZONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING: A. What is the proposed zoning text amendment? The proposed text amendment would be to amend the Kalispell Zoning Ordinance by adding the use "HospHotel" or "Hospitel" as a permitted use in RA-1 and H-1 zoning districts. A definition for "HospHotel" and/or "Hospitel" is: "A public lodging facility located in close proximitv to mayor medical care facilities which includes a minimum number of beds or rooms reserved at a reduced rate according to "ability to pay" for patients and/or patient family members. Said facility shall not exceed a height of 35 feet nor provide more than 50 total sleeping rooms or 60 total beds. At least 10" of the beds shall be reserved for patients and/or family members." IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP, PLEASE COMPLETE THE FOLLOWING: A. Address of the subject property: B. Legal description: (Lot and block of subdivision or tract #) (Section, Township, Range) (Attach sheet for metes and bounds) C. The present zoning of the property is: D. The proposed zoning of the above property is: E. State the changed or changing conditions that make the proposed amendment necessary: 1 HOW WILL THE PROPOSED ZONING MAP CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF: A. Promoting the Master Plan: The Kalispell City -County Master Plan identifies "Medical -Professional" and "High Density Residential" land use designations in the area of Kalispell Regional Hospital. The proposed use is customary to many hospital centers where outpatient services, in particular, are offered to patients from distant locations, such as Libby, Eureka, or Polson. HospHotels offer a service to the patient and/or family members by offering subsidized boarding costs. This type of facility is a compatible land use to a Medical -Professional district. B. Lessening congestion in the streets and providing safe access: A 50-unit HospHotel is likely to generate less vehicle traffic than many of the other non-residential uses permitted in the H-1 & RA-1 districts. Other more vehicle -intensive uses are likely to include medical offices, restaurants, and hospitals. C. Promoting safety from fire, panic and other dangers: By definition, a HospHotel must be in close association with major medical facilities. In addition, a boarding structure of this type must be built in accordance to uniform building codes and have access to a full range of public services, including fire protection. D. Promoting the public interest, health, comfort, convenience, safety and general welfare: The purpose of the proposed use is to offer general convenience and assistance to a targeted population in a safe, economical, and comfortable fashion. E. Providing adequate light and air: The setback, bulk, and dimensional standards of the underlying zoning district will ensure the adequate provision of Light & Air. F. Preventing the overcrowding of land: City permit requirements will ensure that the use is adequately served with roads, water supply, parking, open space, and sewage collection facilities so as to prevent "overcrowding of land". HospHotel Text Amendment 2 G. Avoiding undue concentration of population: By definition, the use is not intended to be a large commercial structure. Occupancy is limited to a maximum room & bed count. H. Facilitating the adequate provision of transportation, water, sewage, schools, parks, and other public requirements: The proposed use must be located in close association with an adequate transportation system, water delivery system, and sewage collection system to be feasible. Extension of services will be required if absent. I. Giving reasonable consideration to the character of the district: Both RA-1 and H-1 zoning classifications encourage medical -related uses. The proposed HospHotel is intended to be a support facility to such uses. J. Giving consideration to the peculiar suitability of the property for particular uses: The logical location for such a use would be in close proximity to a hospital and associated outpatient services. K. Protecting and conserving the value of buildings: The proposed use should have no adverse impact on adjoining property values if properly located and "mixed" within the neighborhood community. L. Encouraging the most appropriate use of land by assuring orderly growth: By definition, the use would be restricted to a specific location within the City where it would be most appropriate. ---------------------- -------------------------------------------------------------------------- The signing of t. application si ifies approval for F.R.D.O. to be present on the property for routi monitor' g'and inspection during the approval process. 7/ n� (Applicant) (da e) HospHotel Text Amendment 3 APPLICANT: NORTHWEST HEALTHCARE C/O BILL DIERS 310 SUNNYVIEW LANE KALISPELL, MT 59901 (406)752-1724 REQUEST: TO SEEK AN RA -I RESIDENTIAL MIXED USE PUD IN ACCORDANCE TO SECTION 27.21.030(4)(e), KALISPELL ZONING ORDINANCE, FOR APPROXIMATELY 70 ACRES OF LAND SITUATED NORTH OF SUNNYVIEW LANE. This section describes the role of Northwest Healthcare in the community and provides the background setting and basis for pursuing an application for a Planned Unit Development. Also included is a description of the application process and technical participants. On May 10,1982, the Northwest Healthcare Corporation (NWHC) was formed to act for the benefit of and on behalf of Kalispell Regional Hospital and the Advanced Life-support Emergency Rescue Team. Northwest Healthcare is a Montana tax exempt corporation organized to assure continuation, establishment, and planning of needed health services and programs in those areas serviced by the corporation. Today, NWHC is the largest employer in the City of Kalispell (second in Flathead County) with more than 1,100 employees and having an annual budget of more than $65,000,000.00. [Contributions to United Way from employees of NWHC for the 1995 campaign totaled more than $44,000.00] Subsidiaries of Northwest Healthcare Corporation include: A.L.E.R.T.: An air ambulance service initiated in 1975 through a contract with Mountain West Helicopter. A.L.E.R.T. (Advanced Life-support Emergency Rescue Team) was incorporated on July 11, 1978. In February of 1980, A.L.E.R.T. was designated as a tax-exempt organization under section 501(c) (3) of the IRS Code. That same year, A.L.E.R.T. also received a Part-135 designation from the FAA and shortly thereafter, purchased its own helicopter which is housed on the hospital campus. A.L.E.R.T. is the second oldest air ambulance service in the United States and the first NWHC PUD APPLICATION 2/1/95 rural service in the nation. The service is unique in that it receives funding from the community and United Way, in addition to revenues for its services. It depends upon the hospital for personnel and equipment. Kalispell Regional Hospital: A 150 bed facility which founded as a joint venture by Kalispell General Hospital Corporation and the Sisters of Mercy, Cedar Rapids, Iowa. On July 3, 1911, a new building located at 723 Fifth Avenue East in Kalispell was started and was ready for use on May 8, 1912. The cost of the 30 bed hospital was $46,000.00. The Sisters transferred ownership of the hospital to the community of Kalispell through Flathead Health Center, Inc. in July of 1973. Kalispell Regional Hospital opened its door at the present site on Buffalo Hill on January 17, 1976. The current hospital operates with an annual budget exceeding 55 million dollars with more that half of that budget being paid in salaries and wages to nearly 800 employees. Northwest Horizons Inc.: A corporation formed January 30, 1984 for the purpose of promoting and continuing health care services for the aged. The corporation is a Montana tax-exempt corporation. On April 15, 1985, Northwest Horizons, Inc. completed construction and began operation of Brendan House, a skilled nursing facility. The home has a capacity of 92 beds and 4 Comfort Care beds for the terminally ill. The home has averaged an occupancy rate of over 95 percent. Applied Health Services Corporation: A corporation formed on April 2, 1984 to conduct a variety of business activities. Applied Health Services (AHS) is incorporated under the Montana Business Corporation Act as a for -profit entity. A list of the divisions in AHS follows: 1) Glacier View Medical Education - produces and distributes medical education video tapes. 2) Second Wind Sport & Fitness Center - provides sports and fitness equipment, education, classes and facilities for the public in order to improve their health and fitness. 3) P.R.O.H.S. - a Professional Registry of Healthcare Services to provide a pool of medical personnel for hospitals, nursing homes, physician offices and the home: recruits physicians and other staff for health care facilities. 4) Kid Kare - provides child care services for the employees of Northwest Healthcare Corporation. 5) Dino Sore - provides a sick child program to businesses for their employees as an alternative to missing work. 6) Kalispell Medical Equipment - sells and leases medical equipment, supplies, and oxygen. 7) Polson Family Medical Clinic - provides physician services to the community of Polson, Montana. 8) Worker's Coml2ensation/Employee Health Insurance/Employee Assistance Program - general employee services are provided through NWHC at greatly reduced prices. Pa NWHC PUD APPLICATION 2/1/95 The Health Promotion Center: This facility began operations on November 1, 1986. It includes outpatient physical therapy and rehabilitation, occupational therapy, cardiac rehabilitation, pulmonary rehabilitation, speech therapy, therapeutic recreational therapy, vocational counseling, therapeutic aquatics and various wellness promotion programs. The Hospital -based Home Health Agency This agency began operation in 1987. One year later, the community asked the hospital to take over the floundering voluntary HOSPICE Program. Glacier Community Health Plan: A non-profit community health plan, incorporated in the State of Montana in August 1993 and granted a Certificate of Authority by the Montana Department of Insurance on May 11, 1994. As part of NWHC, the Health Plan is designed to unite physicians and hospitals in the Flathead Valley for the purpose of developing and directing a community health plan that is not -for -profit, quality driven, and community focused. Recent improvements to physical facilities include: ► August 1, 1986 construction began to add an outpatient services area including magnetic resonance imaging (the first unit in Montana), radiation therapy, an expansion of other imaging modalities as a new service and consolidation of all other outpatient ancillary services into one area. ► September of 1987, a state-of-the-art OB/Nursing brought the latest technology in obstetrical care to the valley while providing a "homey touch" in its warmly decorated birthing rooms. February 1989, the Glacier Dialysis Center treated its first patient. It provides dialysis services to patients, not only in the Flathead Valley, but also to visitors vacationing in nearby Glacier National Park. ► The cardiac catheterization lab was opened in April of 1989. ► The Inpatient Rehabilitation Unit, licensed for 11 beds, was opened March 26, 1990. ► A two-story dietary/cafeteria complex was completed in September of 1990. ► The emergency room, inpatient surgery, outpatient or same day surgery, pastoral services and plant operations were expanded and remodeled in 1991. ► The former Glacier View Hospital, a 40 bed psychiatric/chemical dependency hospital was purchased in October of 1993, and after extensive remodeling, was renamed Pathways Treatment Center. The basic and specialty health care services presently offered at the hospital: Alcoholic Detoxification-Inpt. Coronary Care Unit Cancer Tumor Registry CT Scanners Blood Bank Dental Services Cardiac Catheterization Laboratory Electrocardiography 3 Histopathology Hospice Linear Accelerator Maternity Care Medical Rehabilitation Unit Neonatal Intensive Care Unit Newborn Nursery Organized Outpatient Department Pediatric Care Patient Representative Services Postoperative Recovery Psychiatric Care Pulmonary Function Renal Dialysis Speech Pathology Ultrasound X-ray Health Promotion Autopsy Services Cancer Tumor Registry Chemotherapy CCU/ICU Combined C_ystoscopy Services NWHC PUD APPLICATION 2/1/95 Diagnostic Nuclear Medicine Emergency Department Home Health Care Hospital Auxiliary Inpatient Rehabilitation MRI Microsurgery Neurosurgery Occupational therapy Organ Bank Paramedic training Program Physical Therapy Pharmacy Podiatric Services Premature Nursery Psychiatric services Radioactive Isotope Respiratory Therapy Social Work Department Volunteer services Evoked Potential The physical facilities of Kalispell Regional Hospital are largely confined to properties owned by NWHC lying southerly of Sunnyview Lane. Few opportunities exist in that area for future expansion of medical -related facilities. The vacant lands lying northerly of Sunnyview Lane offer the best opportunities for expanded and new medical facilities. NWHC already owns approximately 20 acres in the vicinity of the northerly hospital parking lot, including the platted, but unbuilt, lots of Buffalo Hill Apartment & Commercial Addition and lots within the Grand View Heights subdivision. Much of the land north of this 20 acres, as extending to the area of Park View Terrace, offered additional opportunities for medical -related expansion. Interest in acquiring those properties by NWHC was primarily peaked by 2 factors: (1) the property was "for sale"; and (2) the uncertainty of the changing health care industry and the trends toward more out -patient treatments. Sufficient lands would need to be reserved to accommodate the expected, yet unknown, changes in the industry. 4 NWHC PUD APPLICATION 2/1 /95 NWHC purchased 36.509 acres from 'Developers Diversified" in December 1993. That property had been the subject of considerable controversy since the early 80s when a shopping facility was proposed for the site. An adjoining 13 acres was purchased from "Vincent" in July 1994 to consolidate contiguous ownership of 70t acres north of Sunnyview Lane. Attached to this application is a perimeter description of the area subject to the PUD request. City -initiated zoning and annexation in the vicinity of Kalispell Regional Hospital were beginning while land purchase negotiations by NWHC were being pursued for the 'Developers" and "Vincent" properties. Both of those pending actions by the City would affect the 20 vacant acres currently owned by NWHC and the 50 acres being considered for purchase by NWHC. The first announcement for a change to "H-V for the Hospital area of the City was by landowner notification in a letter by the City of Kalispell, dated 27 October 1993. NWHC expressed general agreement with the proposed H-1 zoning except for concerns expressed to the City during a meeting held on December 16, 1993 with City staff. At that time, NWHC requested that the existing B-3 designation associated with a portion of the Buffalo Hill Apartment & Commercial Addition not be changed to H-1 pending a Planned Unit Development evaluation of this and other vacant lands owned by NWHC. A follow-up letter from the City to NWHC, dated 22 December 1993, indicated that the City intended to pursue H-1 for all the affected properties. A response to that letter from NWHC, dated 4 January 1994, disagreed with the change from B-3 to H-1. The findings of fact prepared by the FRDO (KZC93-03) for the public hearing on the city -initiated zone change to H-1 carried a recommendation to change the zoning of all R-3, RA-1, RA-3, and B-3 districts in the vicinity of the hospital to H-1. The B-3 designation, however, was retained by action of the Kalispell City -County Planning Board & Zoning Commission. Approval of City Ordinance # 1215 established the final boundaries to the H-1 district. The idea of annexing the "wholly surrounded" land between Grandview Drive and U.S. Highway 93 in the area north of Sunnyview Lane and south of Park View Terrace was also being pursued by the City during the H-1 zoning process. The annexation process would primarily affect the newly purchased 'Developers" and "Vincent" properties and a portion of the 20 acres located just north of Sunnyview Lane. Statements made by representatives of NWHC at the January 94 public hearing suggested that a "pause" be offered from implementing the annexation and zoning to allow time for NWHC to pursue a Neighborhood Plan or PUD for the 70± acres lying within the annexation and H-1 zoning boundaries. A follow-up letter from NWHC to the City, dated 7 February 1994, 5 NWHC PUD APPLICATION 2/1 /95 suggested that a Neighborhood Plan for the property would be in everyone's best interests and that a delay in annexation to complete the plan would not be detrimental to the interests of the City. The plan would be completed by late July 1994 if annexation was delayed. The city response letter (2/16/94) indicated that annexation would not be delayed. The corresponding annexation and zoning proceeded to a public hearing in July 1994 where all the property owned by NWHC situated outside the City limits was formally recommended to be annexed and zoned RA-1. Final annexation and zoning was completed with the passage of Resolution #4174 by the City. I,6Ili 11` The decision by the City not to "pause" for the completion of a Neighborhood Plan for the vacant NWHC properties eliminated the need to expedite a plan for the property. After discussing options with the city and FRDO staff, it was decided to pursue a planned unit development approach for the property. Multiple meetings were held with city and FRDO staff to coordinate the PUD process. David Greer of Montana Planning Consultants was retained by NWHC to pursue a planning process for the 70± acres of vacant land lying north of Sunnyview Lane. David established a multi -disciplinary team and worked closely with Bill Diers, CEO/President of NWHC, to initiate the planning process. Since December 1993, more than 16 meetings have been held with city representatives to coordinate the planning efforts. A multi -disciplinary team was assembled to evaluate various land use scenarios for the property. Team members and related roles are outlined below: I i' MONTANA PLANNING CONSULTANTS KALISPELL, MT SMITH SURVEYING COMPANY KALISPELL, MT ROBERT PECCIA & ASSOCIATES HELENA, MT LANDSCAPES FOR MONTANA COLUMBIA FALLS, MT FISCHER & ASSOCIATES BILLINGS, MT KEN WILLIAMS ARCHITECT WHITEFISH, MT NWHC PUD APPLICATION 2/1 /95 am PLANNER & PROJECT TEAM LEADER SURVEYING & CAD MAPPING E ITNT4 I COMMON AREA LANDSCAPE TREATMENTS LAND USE RELATIONSHIPS LAND USE RENDERINGS General project oversight was by Bill Diers, CEO/President of Northwest Healthcare. This application for a RA-1 Mixed -Use PUD does not include application for subdivision approval but sufficient detail is provided to describe future subdivision intentions. Considerable surveying, engineering, and other technical work has been generated to support later subdivision activity. Task products in support of the PUD application include the following: Letter of application Text amendment application Aerial photo Perimeter legal description Landscape plats Covenants 7 Zone change application Zoning map Plat map Title report Conceptual building designs Phasing plats NWHC PUD APPLICATION 2/1 /95 The application of a "Planned Unit Development approach to 70± acres of vacant land in and around the medical community of Kalispell will provide a positive and predictable outcome to the development of the largest remaining undeveloped property within the city limits of Kalispell. Traditional application of zoning districts to the property would fail to offer long-range assurances relative to land use compatibility, efficiency in the provision of services, and coordination of transportation, among others. It is the intent of this application to present an end -state vision of a planned community. Implementation of the PUD plan will occur in phased sequences through the subdivision process. The application process for creating a Planned Unit Development is set forth by Chapter 27.21, Kalispell Zoning Ordinance. Buffalo Commons is proposed as a Residential Mixed Use PUD (Section 27.21.030(4)(e). Compliance with application requirements is reviewed against items (a) - (n) of Section 27.21.030(5). The application narrative will adhere to an outline with reference to each of those listed criteria. L�'OUT PLAhI The 70± acres subject to the PUD request and adjoining properties were surveyed to create a base map depicting 5 foot contour intervals and footprints of existing structures. All of this information is digitized and available for computer application. Superimposed on the map is information relative to: Landuse--The map identifies 4 distinct land use "pods". Transportation --The map displays a proposed interior road system to serve the intended uses. Open space --The map identifies park and open space locations and general landscape treatments. Utilities --The map identifies locations of proposed water & sewer mains. 8 11 n NORTH"ST EOMTHCAn ri 11 1 BU"ALO COMMONS PUD via I; IF FRI., AMENDED NWHC PUD APPLICATION 6/95 USE ALLOWANCES The map identifies the locations of the following land use pods: Single Family --This land use pod is located in the northeast portion of the property. It encompasses 14.45 acres, including associated park land. Use allowances within this pod are "single family residential". Minimum lot sizes are 7000 square feet with a minimum lot width of 60 feet. Setbacks are 20 feet in the front & rear and 5 feet on either side, except a 20 foot setback is required on the corner side of any lot. The maximum land use density is expected to be approximately 6.22 units/acre. Maximum building height will be 30 feet. Multi -family --This land use pod is located along the northerly portion of the property along the common boundary with Park View Terrace. It encompasses approximately 6.95 acres, including associated park land. Use allowances within this area include: Boarding house Day care Duplex Multi -family dwellings (tri-plex, four- plex) Single Family Dwelling Boarding house Community center Community residential facility Foster/group homes Retirement center Specialty care housing Church This land use pod is also intended to offer flexibility in design by allowing a compliment of housing choice. Minimum lot sizes shall be 6,000 square feet but clustering within individual lots (parent lots) may be permitted to create sublot sizes of 2,500 square feet or larger, permitting the so-called "villa" or zero lot line townhome concept. Traditional single or muti-plex dwellings would also be encouraged for this land use pod. Minimum lots sizes for duplex, tri-plex, and fourplex dwellings are 6,000, 9,000, & 12,000 square feet, respectfully. The number of sublots created within a larger "parent" lot is determined based solely upon the minimum 2,500 square foot requirement per unit and the setbacks applicable to the "parent" lot. Minimum lot widths are 60 feet and maximum structural height shall be 35 feet. Setbacks for each lot shall be 20 for the front and rear yards and 10 for the side yards, except the setback shall be 20 feet for any corner side yard. Land use density could range from a low of 7.26 units per acre to a high of 24 dwelling units per acre. Retail Commercial/Office--This land use pod is located along the westerly portion of the property along the common boundary with U.S. Highway 93. It encompasses approximately 15.27 acres, including associated park land. Use allowances within this area include: Art sales Florist n Beauty/Barber shop Gift shop Bicycle sales Ice cream parlor Book store Music store Camera sales Prepared food delivery Car wash Photographic studio Catering business Pizza shop Deli Post office Donut shop Travel agency Drug store AMENDED NWHC PUD APPLICATION 6/95 Hearing aid sales Prosthesis Convenience store/gas Health food retail Restaurant Pharmacy Video rentals Other retail < 3,000 sq ft Insurance sales Office, professional/govern. Schools Clinics, medical or dental Physician offices Community center Libraries/museums/arts Parks Fire/police station The primary land use philosophy for this land use pod is "small retail business" but the location of office structures is also an encouraged land use. Commercial uses are those generally associated with either a B-1, R-5, or H-1 zoning districts. The uses are intended to serve the needs of the medical community and the residents of the nearby residential communities. Minimum lot sizes shall be 7,000 square feet with a minimum lot frontage of 70 feet. Maximum building height shall be 35 feet. A single retail structure can provide up to 4 retail spaces on a single lot provided said structure does not exceed a total store front width of more than 150 feet. All other uses specifically listed above have no specific size limitation other than what is necessary to achieve the setback, parking, and building height limitations. Rear setbacks shall be 5 feet for those structures backing U.S. Highway 93. (A 20 foot highway landscape strip is already proposed within the property line). Elsewhere in this land use pod, the rear setback shall be 20 feet. Side yard setbacks shall be 10 feet, except the setback shall be 20 feet on any side corner. Front yard setbacks shall be 20 feet. This commercial land use pod amounts to 21 % of the total land area within the PUD. AMENDED NWHC PUD APPLICATION 6/95 Professional Medical Facilities --This land use pod is located through the central portion of the property. It encompasses approximately 33.13 acres, including associated park land. Use allowances within this area include: lc•�y�rry HOSPITAL AND CLINIC SUPPORT FACILITIES Cafeteria Laundry Environmental Dietary Warehouse Central Plant Central Service & Delivery Communication Networks Parking -- Building & User Group Specific Ambulance "barn" OUTPATIENT -SURGICAL CENTER SPECIALIZED CLINICS Walk In, 24 Hour Care Rehabilitation Speech Children's Sports Medicine Family Practice Psychiatric Cardiac ON Cancer Treatment Dialysis Mental Health Employer Services OFFICES: Foundations Administration Offices CONSOLIDATED DOCTOR'S CLINIC Allergy, Audiology, Cardiac, Dermatology, Ear, Nose&Throat, Family Practice, Gastroenterology, Hematology, Infectious Diseases, Infertility, Nephrology, Neurological, Obstetrics, Occupational Medicine, Oncology, Ophthalmology, Optometry, Orthopedics, Pediatrics, Physical Medicine and Rehabilitation, Pulmonary Medicine, Radiology, Rheumatology, Sports Medicine, Urology, Vascular OFFICES: Professional Independent of Clinic Dentists Optometrists Podiatrists Medical Offices - Physical Therapists OFFICES: Alternative Medicine Naturopath Homeopath Mid Wives Chiropractors EDUCATION FACILITIES Conference Center Health Information Center Library Support Groups Meeting Facilities School Outreach Programs OUTPATIENT SUPPORT FACILITIES Waiting areas Dining Entertainment Overnight accommodations TELECOMMUNICATIONS CENTER Out reach Programs RESEARCH FACILITIES Laboratory Prosthesis assembly/manufacture LONG TERM CARE FACILITIES Nursing Home Skilled care Assisted Care Independent Living Congregate Housing RESIDENTIAL FACILITIES Multi -family dwellings Elderly & Retirement. Housing Bed & Breakfast Ronald McDonald House & Similar Foster/group homes Boarding house Community residential facility Single family dwelling WELLNESS FACILITIES Athletic Club/Wellness Center 13 AMENDED NWHC PUD APPLICATION 6/95 COMMERCIAL AREA -MEDICAL RELATED Ambulance Services Medical Equipment Repair Medical Equipment Rental Home Health Services Nursing Services Medical Billing Services Laundry Medical Record Services Medical Equipment Supplies Medical Laboratories SPECIALIZED CENTERS Mental Health Women's Diet Centers Youth Residential Care GOVERNMENT FACILITIES: Related to Health Indian Health Services Veteran's Social Services Job Training & Vocational Rehabilitation Food Bank COMMUNITY & VOLUNTEER PROGRAM OFFICES United Way American Caner Association American Lung Association Pregnancy Counseling Blood Banks Life styling center DAYCARE FACILITIES Adult Group Child Handicap Centers Preschool OTHER Cemetery, Mortuary, Funeral Home Church Park Community center AMENDED NWHC PUD APPLICATION 6/95 This area of the PUD is essentially reserved for future medical -related uses. A substantial portion of the entire land area has been set -aside for medical/office uses due, in part, to the uncertainties looming in the industry. At this time, no one is able to predict the type of medical services or facilities that may be demanded in future years. Current trends favor specialized outpatient services with less emphasis on extended inpatient care. Minimum lot sizes shall be 7,000 square feet with a minimum lot frontage of 70 feet. Residential multiplexes in this land use pod shall be afforded the same opportunities as set forth in the Multifamily pod, including the creation of sublots. Maximum building height shall be 35 feet. The rear setback shall be 20 feet except a setback of 5 feet may be permitted when the rear of the property abuts a landscaped common area. Side yard setbacks shall be 10 feet, except the setback shall be 20 feet on any side corner. Front yard setbacks shall be 20 feet. ENGINEERING PLANS The various infrastructural needs that will be necessary to serve the anticipated uses are described below: Water --A new water system through the NWHC site is planned to connect to existing City of Kalispell water lines at several locations (see map). The new distribution system of PVC C900 pipe will provide a loop between existing water lines and this will enhance water delivery capabilities both on -site and off -site. Looped lines will be a minimum of eight (8) inches in diameter to provide adequate water to fire hydrants which will be spaced throughout the NWHC site. Hydrant spacing will vary from 350 to 600 feet depending on the area being served. Valves, fittings and service connections will be as per City of Kalispell standards. Design, construction and testing of all new water systems will be in accordance with the Montana Public Works Standard Specifications and the Montana Department of Health and Environmental Sciences - WQB-1 Standard for Water Works. The existing water supply and storage is adequate. Kalispell is presently drilling two new water wells near Flathead Community College. These wells are expected to supplement the existing water supply which comes from wells along the Stillwater River and near the existing water storage tanks located immediately south of the NWHC site. Delivery pressures to the NWHC site are expected to be at or above 60 psi (current pressure at Heritage Place). 14 NWHC PUD APPLICATION 2/1/95 Table 1. Anticipated Water Sunuly Needs Number Water Needs' Total Water Needs Type of Development Units (gal/day/unit) Water/Day (gal/min) Single Family Homes: 34 450 15,300 Typical: 3 bedroom, 2 bath Multiple Family: 15 - Duplexes 30 200 6,000 Typical: Low Rise Apt, 2 bedroom, 1 bath 7 - Fourplexes Typical: Apartment, 2 bedroom, 1 bath 28 200 5,600 Restaurant: 150 seats 150 50 7,500 Typical: High Turnover Sit Down Commercial: Specialty Retail 14 75 1,050 Typical: 3000 sf. 5 employees Hosp Hotel: 50 units 50 150 7,500 Typical: 50 occupied rooms Medical Related: Medical -Dental Office Bldgs 7 630 4,410 Typical: 21,000 sf, 42 employees TOTALS I 1 1 47,360 1 33 The developments identified above are general categories used to estimate water usage from published references. Sewer --A new sewer collection system through the NWHC site is planned to connect to existing City of Kalispell sewer at the project's northeast corner on Grandview Drive. The new gravity flow wastewater collection system will include manholes at the start of each collection line, and manholes every 400 feet or at changes in grade, size or alignment. Sewer lines will be a minimum of 8 inches. The existing wastewater collection system downstream from the project appears to have adequate capacity. Existing sewer lines are 8 inches in diameter and serves approximately 135 residential lots. Depending on the existing sewer line slope, the capacity is between 300 and 800 gpm, while estimated peak usage is now at 120 gpm 2. The existing sewer lines terminate at a sewer lift station near the corner of Grandview and Highway 93. The following is a summary of information obtained from the City of Kalispell records regarding this lift station- ' Metcalf & Eddy, "Wastewater Engineering", Table 2-2 Tvpical Rates of 1fater Use for Various Establishments, pages 16-17. Based on 8 in. PVC, N=0.013, S ",=0.004 ftft, D=6.4 in, Om=312 gpm with S=0.010 ft/ft, D=8.0 in, Q_=807 gpm Estimated current usage by 135 households @ 315 gpdi24/60, Q_ e„ ,,,"ge 30 gpm * peaking factor 4 = 0_ e„_,,,age=120 gpm 15 NWHC PUD APPLICATION 2/1 /95 Lift Station Location Number of Pumps Rated Capacity each Storages (gallons) Grandview Drive & Highwav 93 2 - 20HP Cornell 265 gpm 1500 July 1994 operational records for this station indicate these pumps are running collectively at 19 hours each week. It appears that there is capacity to accept additional sewage flow without exceeding even a 50 percent run time on the pumps. 'r., l.l1 A..+'. . .+arl iJV +awotav Vinwe Number Total Water Est. Wastewater Est. Wastewater Type of Development Units Use/Da (gal) Flows' (gal/day) Flows (gal/min) Single Family Homes: 34 15,300 10,710 Typical: 3 bedroom, 2 bath Multiple Family: 15 - Duplexes 30 6,000 4,200 Typical: Low Rise Apt, 2 bedroom, I bath 7 - Fourplexes 28 5,600 3,920 Typical: Apartment, 2 bedroom, I bath Restaurant: 150 seats 150 50 5,250 Typical: High Turnover Sit Down Commercial: Specialty Retail 14 75 735 Typical: 3000 sf, 5 employees HospHotel: 50 units 50 150 5,250 Typical: 50 occupied rooms Medical Related: Medical -Dental Office 7 4,410 3,087 Bldgs Typical: 21,000 sf 42 employees TOTALS 47,360 33,152 23 * 4 PeakinE22 The 6" forced sewer main that leaves the lift station at Grandview and Highway 93 traverses a portion of the NWHC site and must be relocated to better fit the long term sewer maintenance needs and development plans for this area. The forced main discharges into a manhole at the high point on the project site. From there an 8" gravity sewer line crosses to the west side of Highway 93 and thence through more fully developed subdivisions. An additional 76 homes also contribute to this 8" sewer before the line intercepts a 10" sewer and is upsized to a 12" sewer main. The 76 homes contribute approximately 17 gpm to the ' Benveen Pump On and Pump Off cvcle ° Estimated Wastewater Flows from Aletcalf & Eddy are based on 70 percent of water use. 16 NWHC PUD APPLICATION 2/1/95 sewer line (Q� e est usage = 17 gpm, Qmax 2st usage = 66. S gpm). By accumulating upstream flows and considering even a minimum slope for 8" sewers (0.004 ft/ft), there remains adequate downstream sewer line capacity for development on the NWHC site 5. Storm drainage --As there are no streams or intermittent drainage courses on -site, storm drainage from the NWHC project will generally be conveyed in open grass lined drainage swales, and detained in shallow basins and discharged into subsurface drains. Portions of the drainage system can be incorporated into dedicated parkland. Drainage swales will be designed to collect and convey runoff waters. A 10-year design storm shall be used to determine both the "before and after" storm volumes. The routing of this storm water through existing and proposed facilities will also identify the capabilities of the downstream drainage systems to handle the flow from the proposed development. Grass lined swales provide both a reduction in the peak runoff flow and a natural treatment of water quality. Grass lined, gently sloped swales provide park aesthetics and reduce the downstream migration of oils and grease common to piped conveyance systems. Shallow detention basins further reduce the peak runoff flows by allowing storm water to percolate into the ground over a large area. Subsurface drains dissipate runoff into the ground and trap sand and sediment before entering streams thus improving surface water quality. Groundwater is not anticipated to be a factor as the site provides significant topographic relief. Street network --The street system within the NWHC development will connect to the surrounding road system at three locations. The main entrance will be located on the west side of the development and connect with U.S. 93. The road system will also connect to Windward Way on the south side, and Grandview Drive on the east side. All of the streets within the development will be two-lane, two-way paved roads with curb and gutters and adjacent sidewalks. The intersection of the main entrance and U.S. 93 will require signalization after approximately 3,000 daily vehicle trips are generated from the new development. (See related discussion under "PHASING".) All of the intersections on the local road system will be controlled by stop signs. Based on Sin. PIC, N—0.013, Sm,„=0.004 ftlft, D=6.4 in, 0mm=312 gpm Estimated curTent usagefin- 135 households - JV1VHC + 76 households = 30 + 22 + 17 = Oa e e ru aggr 69 gpm ' 4 = Q, U, war=276 gpm. 17 Cb d b� t a - o t - - N �, t I \ I �l1`ya I' o, - --- _ I / d I NWHC PUD APPLICATION 2/l /95 Traffic -- Trip Generation The number of vehicle trips that are created by the proposed development is determined by analyzing the various elements of the development. In this case the proposed development calls for a mix of commercial and residential uses. Each of these different land uses generates vehicle trips at a different rate. The trip generation rates used in this analysis are based on information contained in a document titled "Trip Generation" (Institute of Traffic Engineers, 5th Addition, 1985, reprinted 1991). This analysis focuses on three specific time frames. They include an evaluation of the total trips generated on an average weekday, and the number of trips generated during the AM and PM peak hours on the average weekday. Table 3 shows the various trip generation rates for each of the anticipated land uses included in the proposed development. The information has been divided according to the average weekday (24 hours), AM peak hour and PM peak hour time increments. Table 3. Trip Generation Rates Type of Development Trip Generation Rate Trip Generation Rate Trips Generation Rate Weekday AM Peak) (PM Peak Single Family Homes 9.55 Trips Per Unit 0.74 Trips Per Unit 1.01 Trips Per Unit Multiple Family: 6.59 Trips Per Unit 0.47 Trips Per Unit 0.58 Trips Per Unit Duplexes -Low Rise Apt Multiple Family: 6.47 Trips Per Unit 0.51 Trips Per Unit 0.63 Trips Per Unit Fou lexes-A artment Restaurant: 6.56 Trips Per Seat 0.51 Trips Per Seat 0.59 Trips Per Seat Hi h Turnover Sit-down Commercial: 40.64 Trips Per 1000 SF 6.41 Trips Per 1000 SF 4.93 Trips Per 1000 SF Specialty HospHotel 10.19 Trips Per 0.66 Trips Per Occupied 0.60 Trips Per Occupied Occupied Room Room Room Medical -Dental Office 34.17 Trips Per 1000 SF 1 2.69 Trips Per 1000 SF 4.08 Trips Per 1000 SF The total number of vehicle trips that would be generated by the proposed development is 19 NWHC PUD APPLICATION 2/1 /95 shown in Table 4. Once again the data has been divided according to total average weekday, AM peak hour, and PM peak hour. According to the data the development will generate 6,639 vehicle trips on an average weekday. Table 4. Trip Generation Trips Trips Trips Type of Development Size Generated Generated Generated (Weekday) AM Peak PM Peak Single Family Homes 34 Units 325 25 34 Multiple Family: 30 Units 198 14 17 Duplexes Low Rise Apartment Multiple Family: 28 Units 181 14 18 Fourplexes Apartment Restaurant: 150 Seats 984 77 89 Turnover Sit-down —High Hos Hotel 50 Beds 510 33 30 Commercial: 14 Units @ 1,707 269 207 Specialty Retail Center 300 SF Each Medical -Dental Office 7 Units @ 5,023 396 600 21,000 SF Each 11 Total 8,928 828 1 995 Trip Assignment The trips generated by the development will use various route to enter and exit the site. The trips were distributed to the three access points using a manual assignment method that is based on the least travel times. Table 5 shows how the trips will be distributed amount the three access points. Table 5. Trip Assignment West Access U.S. 93) East Access Grandview Dr. South Access (Windward Way) Weekdays 6,096 70 2,761 AM Peak Hour 599 5 224 PM Peak Hour 662 7 326 20 NWHC PUD APPLICATION 21i195 According to the trip assignment the development will generate 509 trips through the main entrance during the PM peak hour of the day. The trip distribution is estimated to be 50% entering and 50% exiting the site. Sidewalks --The NWHC project will be connected by boulevard type sidewalks which will parallel all internal streets. These sidewalks will meet the City's minimum requirements for width and thickness. Due to the availability of a trail system and general lack of a comprehensive sidewalk plan for this area of the city, it may be demonstrated at time of subdivision that some sidewalk sections may not be necessary. Any request for a waiver to the sidewalk requirements will be the responsibility of the subdivider. The Buffalo Commons PUD anticipates four distinct ELEVATION DRAWING'S land use Pods. The primary land use focus for two of those Pods is "residential dwellings". All dwelling designs must be approved by an architectural review committee Two conceptual building -types are presented with this application. A retail commercial structure is shown with multiple shop tenants. Signage is limited to a small wall identification/logo sign for each shop front. A kiosk -type structure provides a common entrance and identification sign for all of the business tenants in the retail commercial pod. This same type of common signage is proposed for the northerly medical pod. A ground sign not to exceed 20 square feet is also permitted for individual office buildings to identify the names of tenants. An elevation of a conceptual office building is also included with this application. The design of the building is again intended to complement the existing architectural materials of the nearby medical facilities and the topographic relief of the area. Suggested exterior materials for the nonresidential structures are as follows: Walls Fascias Masonry Giant Brick Stone Architecturally finished concrete cast -in -place Architecturally finished concrete prefabricated panels Synthetic Stucco Prefinished panel with anodized aluminum finish Concrete block (in visually obscure areas only)' Textured or 'architectural' Concrete Block (in visually obscure areas only) Anodized aluminum panels 6Conditional Material Use: May be acceptable, per approval by the Architectural Review Committee 21 hazards N1 WHC PUD APPLICATION 2/l/95 Soffits Prefinished Architectural Metal Panels Synthetic Stucco Prefinished Cedar' Anodized aluminum panels Prefinished Architectural Metal Panels Synthetic Stucco Prefinished Ceder' Prefinished pressboard' Visually Accessible Roofs Prefinished Architectural Metal Roofing Deep Profile Prefinished Metal Roofing (Light gauge, "common" economy grade is prohibited) Cedar Shakes and Shingles, Blue label and Fire resistant treated Exposed Hypalon, Single ply EPDM, and/or Built-up Roofing is expressly prohibited)' Windows and Doors Frames and Materials commercial grade thermally -broken anodized aluminum frames Enamel finished pressed metal frames (on nonpublic entrances) Glazing Double or triple glass panel Low-E type panels Energy saving features (reflective coatings, argon gas, "Heat Minor", special internal coatings et.al.)' Energy saving features (reflective coatings or finishes impacting appearance)' Colors Applied Finishes - predominantly earth tones Natural coloration of masonry, stone Accent Colors' Clear Sealers Semi -transparent stains' The suggested materials list and the establishment of an architectural review authority will provide the necessary mechanisms to ensure quality design and development. A special item of architectural concern is the rear -side appearance of those structures adjoining U.S. Highway 93. In addition to the materials list, the following regulations and/or landscape features will apply to those structures adjoining the highway: Development of properties adjacent to Highway 93 will be buffered with undulating landscape berms and materials from the highway. Paved areas 'These may be used on "flat" roofs. "Visually Accessible" is defined as roofing observable from ground level 8Reflective coatings may be used, subject to approval, in such manner as to avoid reflective light - life safety 22 NWHC PUD APPLICATION 2n /95 shall not be visible from the Highway. 0. Refuse shall be contained in attractive, screened enclosure. ► No temporary storage shall occur in areas between the buildings and highway. ► Loading areas shall be consolidated for multiple tenants/businesses into areas designed to be either attractive features and/or visually obscured. ► Exterior Appearance of walls and/or roofs of buildings visually accessible from the Highway shall contain architectural elements found of the "front" portions of the commercial buildings. Walls and surface planes shall be broken up in such a manner as to create visual interest, avoiding monotony. ► Architectural Lighting shall be provided in utilitarian areas to promote security and not compete with Highway lighting. 23 eK BUFFALO COMMONS P.U.D. CONCEPTUAL COMMERCIAL BUILDING •K WILLI.W CIF BUFFALO COMMONS P.U.D. OFFICE BUILDING conceptual illustration looking north NWHC PUD APPLICATION 2/I/95 Buffalo Commons PUD incorporates an extensive SCAPE TMETT„� open space and park trail system. Major landscape treatment areas are located within all pod regions. Significant components of the open space areas include developed trail systems, park/playground facilities, boulevard and highway -adjacent plantings, and entrance treatments. Mapped landscape exhibits included with this application are listed below: ► Landscape Plan (separate exhibit; 1" = 100') ► Section Elevation (separate exhibit; 1" = 100') ► Community Park (separate exhibit; 1" = 100') ► West Entrance (1" = 30') ► East Entrance (1" = 30') ► Typical Retail Area (1" = 20') ► Proposed Entrance Sign (no scale) A narrative description of all landscape treatments follow. Consult the individual sheets listed above for proper reference to specific area locations. Retail/office -- Boulevard: The Retail/Of ce areas are exempt from the standard boulevard planting design for the reason that a line of full headed canopy trees will block the view of store fronts. The Retail/Commercial area will have a modified boulevard treatment. A tree with a columnar shape will be grouped in threes along the boulevard strip while ornamental trees are clustered near the entrances as accents. See the Typical Retail Area sheet and the covenants for the boulevard landscape plan. Landscaping: For the single or four-plex store structure, landscaping serves to soften the building architecture and break up the extensive parking lot hardscape. Parking Areas: Landscaping is encouraged within the parking lot in the form of islands and along the perimeter of the parking lot for the purpose of providing a visual relief between a public street and the parking lot. -tz- Vui LP1.'IV, �11 �— ROr4©WAY • --T- ffl(�-AL f��TAIL /\Fz-E-A "T^o I�sly NEP I N f -'-PA -E 'TO u-ry m=-Pu1REMENTS N ( 20'- 0" �Nu11 Yl�ntul��lul��lnnnu� 0 5 !O 20 r-)ESIc�NE<::;) BY : NOP=Tf-4W�--:5T bE51CjN5 NWHC PUD APPLICATION 2/1/95 Medical/professional -- Boulevard: Consult the Boulevard treatment section and the covenants. Landscaping: In addition, to the softening of the building and parking lot area, the main objective of the landscaping is to blend the buildings into the surrounding setting: the hillside and the nearby open spaces. The landscape will be an open park -like design with large areas of turf and groupings of trees. Because more time will be spent in these areas, details such as texture and material selection will be emphasized. For example, these details might include such features as colorful ground covers, paving patterns, and brick planters. Parking Areas: Landscaping is encouraged within the parking lot in the form of islands and along the perimeter of the parking lot for the purpose of providing a visual relief between a public street and the parking lot. Residential -- Boulevard: Consult the Boulevard treatment section and the covenants. Landscaping: Landscape treatment required for all lots shall consist of a combination of turf, shrubs, and trees. Open spaces -- General Notes: Open spaces have been labelled Area 1, Area 2, etc. north to south for reference. Each phase or section of the development will be designated an open space area for which they would be responsible for the construction and maintenance. All open spaces will be irrigated and maintained by the corresponding Homeowners or Business owners Association. Plant Species: Ponderosa Pine Summit Green Ash Norway Maple Russian Olive Maintenance Program: The open spaces have been designed to require a low level of maintenance after establishment. Plant selection and planting shall be as follows: 28 NWHC PUD APPLICATION 2/1/95 1. Turf, an Athletic Field mix, consisting of: 25% Linn Rer Rye Grass 23% Manhattan Rye Grass 39% Creeping Red Fescue 10% Kentucky Blue Grass 2. All plant material used for landscaping within the development shall be propagated and grown within the plant hardiness zones 3, 4, and 5. 3. Trees with a caliper of two (2) inches or less will be staked upon planting. The contractor will periodically check and correct/replace loose stakes and ties. Stakes will be removed after one (1) growing season. 4. All trees will be mulched after planting. Trees shall be mulched with four (4) inches of shredded wood or bark. 5. Establishment of landscaping is the responsibility of the subdivider associated with each phase. The establishment period is one (1) year. Path System: This multi -purpose pathway has been designed for pedestrian and bicycle use by the residents of Buffalo Commons. Because the open spaces are maintained by the residents, the path system will not be available for general public use. Heavy use of this system is not expected. Path construction criteria are as follows: 1. The width for the multi -purpose path is four (4) to eight (8) feet. 2. The path pavement can be constructed of asphalt or portland cement concrete which has been machine laid to insure a smooth surface. 3. A minimum cross slope of two (2) percent's required for proper drainage. Bike System: The bikeway system has been designed to connect Meridian Road via Windward Way, and the residential street system of Buffalo Commons, to Grandview Drive thus expanding the proposed municipal bike route. A portion of a roadway will be designated as a bike lane by striping, signing, and pavement markings for the preferential or exclusive use of bicycles. Bike lane construction criteria are as follows: 1. The minimum width for a bike lane is four (4) feet. 2. The lane and intersection markings along with the type of traffic control to be used and location are to be determined by a Public Works engineer. 3. The annual restriping requirements for the bike lanes will be accomplished by the city of Kalispell. 29 NWHC PUD APPLICATION 2/1/95 Area Notes: The total area for park land and general common area to be maintained by the Homeowner's Association is 7.3 acres. This represents a significant proportion of the total land area within the PUD and satisfies the open space objectives of both the zoning and subdivision regulations as applicable to Planned Unit Developments. In fact, the provided common area exceeds subdivision park land dedication requirements [as applicable to the residential pods] by more than 5 acres. Park dedication and cash -in -lieu requirements can be waived when utilizing a PUD approach to subdivision. This application qualifies for such a waiver and the PUD is proposed with an understanding that the park land dedication requirements for subdivision have been satisfied by the PUD layout and design. The following notes describe the various aspects of common areas 1-5. Area 1— This space will mark the edge of the development that will help separate it from the property to the north. The area will be accented with berms and ornamental trees. The interior sidewalk has north and south connection back to the Highway right-of-way. Area 2 -- This space also marks the beginning of the development and is located near the east entrance. The sidewalk meanders through this area which is accented by berms and trees. The PUD entrance sign is located within a berm. Area 3 -- This park has been designed to provide sources of recreation and gathering. This park will primarily be used by the nearby residential and professional population. A fence along the south property line will be in place to discourage wanderings onto adjacent properties. The fence shall have an open rail construction and be three (3) to four (4) feet high. The fence also has openings along the line primarily to allow occasional traffic through from the professional side. The fence may be split rail or another style which coordinates with the nearby building's architecture. The park has the following features: 1. Shelters with picnic tables for gatherings 2. Several open areas for play 3. A basketball half court 4. Playground with equipment, concrete rim, and nearby berm 5. Coordinated pathway system Playground surface material is to be clean wood fiber mulch or shavings with a base of pea gravel. Actual play equipment structure(s) are to be chosen by the subdivider of that particular phase. Depth of materials to be determined according to playground safety standards. 30 NWHC PUD APPLICATION 2/1/95 Area 4 -- Since this area is located on a hill, there will be grade change to add interest to the pathway travel. This area will primarily be used by the residential and professional population because of their proximity. Area 5 -- This space will be used primarily by the residents because of the open space's location and limited access. The pathway has been looped so that people will travel farther into the area and use more of the space. Large areas have been left open to accommodate free play. Boulevards -- Definition and Size: The boulevard is the part of the public right-of-way not covered by sidewalk or other paving, lying between the property line and the curb line of any street. Collector street boulevard width = 4 to 5 feet Local street boulevard width = 9 to 10 feet Uses: All areas shall have the standard boulevard tree design except the Retail/Commercial areas. The Retail/Commercial area will have a modified boulevard treatment. See the Typical Retail Area sheet and the complete site plan for the boulevard landscape plan. Landscaping: Boulevards will consist of turfgrass and trees. Approved boulevard trees for Kalispell include: Norway Maple Black Walnut Columnar Norway Maple Redmond Linden Red Maple American Linden European Mountain Ash Littleleaf Linden White Ash Horsechesnut Green Ash English Hawthorn Marshall Seedless Green Ash Washington Hawthorn City Involvement. The city of Kalispell will be asked to participate in a five (5) year plan to contribute twenty (20) trees per year for the boulevard tree plantings. The plants will be of two (2) inch caliper andcorrespond to Tree Ordinance standards. Arrangements will be made between the city and subdivider for transporting the trees to the site. This agreement will take effect after July 1, 1996. Contributed trees will be applied toward Phase 1 (Single Family Residential) and Phase 2 (Multi -Family Residential). The subdivider will provide the balance of the boulevard trees upon construction, while each year the city will contribute trees to the phase in need until the agreement is fulfilled. 31 NWHC PUD APPLICATION 2/1/95 Tree Size: All medium to large deciduous tree species and their cultivars and varieties, shall conform to the American Association of Nurserymen Standards and be at least 1 1/4 to 1 1/2 inches in diameter at six (6) inches above ground level, and at least eight (8) to ten (10) feet in height when planted. The crown shall be in good balance with the trunk. All small deciduous tree species and their cultivars or varieties, shall be at least five (5) to six (6) feet or more in height and have at least six (6) or more branches. Location and Spacing: Trees shall be planted at least thirty (30) feet from street intersections and at least fifteen (15) feet from driveways and alleys. No tree shall be planted within ten (10) feet of a utility pole. Boulevard trees within the Residential and Medical areas shall be planted forty (40) to fifty (50) feet on center. Each lot shall have at least two (2) trees per boulevard. Boulevards bordering open spaces shall have trees planted seventy (70) feet on center. The grouped boulevard trees within the Retail area shall be planted twenty-five (25) feet on center. The groups shall be spaced sixty (60) feet apart. Highway Boulevard: In order to extend the Kalispell North Entrance Highway landscape design into the city, this boulevard has been developed with the similar plant species and plant arrangement as the entrance plan. Features of the boulevard design: 1. Similar plant species and irregular planting arrangement 2. Boulevard is bermed in several areas Species include: Ponderosa Pine Patmore Ash Bailey Compact American Cranberry Bush Kathryn Dykes Potentilla Entrances -- Signage: The entrance sign (see exhibit) was designed by considering the architectural elements of the hospital building and existing signage. These elements are the orangish- brown brick and brown accents found on the building and the symbol present on the signs. The sign conveys the interlocking structure of the diverse sections within the development. The west entrance will have a sign which is approximately 10 feet long by 4 1/2 feet tall and the east entrance will have a smaller version. 32 I �, - US �41� HWAY 93 NE5T EN-7R>-ANGE ® 'Ef.r rmA"<.E A N To M L'---51,9NE37 IN AIGn� TO 4iI HWAY 1 ---r-m r fzEt?ui R.EMc r�-T-� N 0 5 to 30 PESie,NE® 15Y' tveI;'zrt- WG5 - sicNS ENTRANCE APM<Ae-H TO PSE D6S11NED IN A6e-m ajV E -ro G1 TY Fl= i tT MQUIPEMENTS 0; Ttz.E E rlu�N�IHII FfzZF05FP e I-i F--ANGE-- G I N NOT TO 66ALr= pE'S NEp t5y : NOF;-ITH► F-ST bESI�N5 NWHC PUD APPLICATION Z/1/95 The Buffalo Commons PUD map accurately ZONINGANDADJACENTILANDS] depicts the location of the PUD in context to the adjoining properties and uses. Refer to the zoning map on the next page. 36 NwHC PUD APPLICATION 2/1/95 Covenants are proposed to establish various use and design criteria for each land use Pod and associated phase. A homeowners association is created. Provisions include establishment of an architectural control committee and homeowner responsibility for maintenance of the common properties. Amendment to the covenants require approval from the city of Kalispell. The five -part set of covenants is included as an attachment to this application. PHASING j The PUD has been designed to accommodate a phased development. The boundaries of each phase are shown on "phasing sheets" attached to the end of this section. Five phases are anticipated. Phase I -- The Single Family "pod" is expected to be the first phase of development. This phase shall include the road system, infrastructure, open space, and lot area as shown by the Phase I map. Development of Phase I is expected to begin within the first year following subdivision approval. Compliance with the PUD approval, including completion of the required public improvements, shall be regulated pursuant to City subdivision regulations. Final platting will not be approved until all necessary improvements are completed or bonded for completion. Expected time -frames are as follows: Purchase of property by subdivider: Summer 1995 Preliminary plat application: Summer 1996 or sooner Construction of improvements: Summer/Fall 1996 Final plat approval: Fall 1997 Phase H -- The multifamily pod is expected to be the second phase of development. This phase shall include the road system, infrastructure, open space, and lot area as shown by the Phase II map. Development of Phase II is expected to begin within the first year following subdivision approval. Compliance with the PUD approval, including completion of the required public improvements, shall be regulated pursuant to City subdivision regulations. Final platting will not be approved until all necessary improvements are completed or bonded for completion. Expected time -frames are as follows: 38 NWHC PUD APPLICATION 2/1/95 Purchase of property by subdivider: Fall 1995 or earlier Preliminary plat application: Spring 1996 or earlier Construction of improvements: Summer/Fall 1996 or earlier Final plat approval: Summer 1997 or earlier Phase III -- The Retail CommerciallOffice pod is expected to be the third phase of development. This phase shall include the road system, infrastructure, open space, and lot area as shown by the Phase III map. Signalization of the intersection at U.S. Highway 93 and Northridge Drive may also be necessary during development of this phase. It is estimated that the signal will be warranted if trip generation increases to a sustained level of 150 trips per hour over an 8 hour period. This would loosely translate to approximately 3,000 daily vehicle trips. Further analysis of the need for a signal will be necessary during subdivision review of this phase. Development of Phase III is expected to begin within the first year following subdivision approval. Compliance with the PUD approval, including completion of the required public improvements, shall be regulated pursuant to City subdivision regulations. Final platting will not be approved until all necessary improvements are completed or bonded for completion. Expected time -frames are as follows: Purchase of property by subdivider: Summer 1997 or earlier Preliminary plat application: Fall 1997 or earlier Construction of improvements: Spring/summer 1998 or earlier Final plat approval: Winter 1998 or earlier Phase IN7 — The northerly Professionally Medical Facilities pod is expected to be the fourth phase of development. This phase shall include the infrastructure, open space, and lot area as shown by the Phase IV map. Development of Phase IV is expected to begin within the first year following subdivision approval. Compliance with the PUD approval, including completion of the required public improvements, shall be regulated pursuant to City subdivision regulations. Final platting will not be approved until all necessary improvements are completed or bonded for completion. Expected time -frames are as follows: Purchase of property by subdivider: Summer 2000 or earlier Preliminary plat application: Fall 2000 or earlier 39 NWHC PUD APPLICATION 2/1/95 Construction of improvements: Spring/summer 2001 or earlier Final plat approval: Winter 2002 or earlier Phase V -- The southerly Professionally Medical Facilities pod is expected to be the fifth phase of development. This phase shall include the road, infrastructure, open space, and lot area as shown by the Phase V map. Phase V is expected to remain in the ownership of Northwest Healthcare to serve as a building reserve area for future medical facilities. It is therefore difficult to identify an anticipated time -frame for subdivision and development. Instead, it is expected that lots will be subdivided upon demand and in compliance with the PUD approval. Due to the uncertainty of future medical needs, flexibility in the timing of construction for this particular phase is justified. [ Despite the uncertainties, subdivision of lots is expected to occur within 10 years following approval of the PUD J All common elements of the PUD are generally located in the first 4 phases of development, including the transportation system. Any looping requirements of infrastructure would also be completed prior to this phase. As a consequence, the incremental platting of this phase should have no significant relationship to the development of the common features of the PUD. Phasing Comments -- Following PUD approval by the City, NWHC will develop a final grading plan for the property and begin preliminary grading, including the rough grading and delineation of the entire road network. However, NWHC will not assume the role of developer, except as otherwise described for the area of Phase V. It is the intention of NWHC to sell each phase to an independent subdivider who will be responsible for subdividing and developing the property in accordance to the PUD approval. Phasing Integrity -- The above described phasing plan is a best -guess scenario of how, when and where development is likely to occur. However, changes in the real estate market, national or local economy, and other concerns could effect the timing or choice of development. Market demands may even dictate an accelerated development schedule or alter the order of phasing. The outlined schedule of anticipated development includes the phrase, "or earlier". Regardless of the timing of development for any given land use Pod, each Pod is intended to be free-standing in terms of roads and utility infrastructure. Improvement responsibilities for alternative development scenarios are as follows: Retail Commercial/Office as Phase I: Construct roads and common area as shown on Retail Commercial/Office phasing plat, plus provision of a temporary cul-de-sac on north end of Northridge Drive segment. Extension of all water, sewer, and other utilities as necessary to support this phase. Retail Commercial/Office as Phase H Following; Single Family Phase I: Construct roads 40 NWHC PUD APPLICATION 2/1/95 and common area as shown on Retail Commercial/Office phasing plat, plus extension of Northridge Drive segment to confluence with Phase I roads. Extension of all water, sewer, and other utilities as necessary to support this phase. Multi -family as Phase I: Construct common area as shown on Multi -family phasing plat plus construction of entire Northridge Road from Highway intersection to Grandview Drive and new Heritage Way segment. Extension of all water, sewer, and other utilities as necessary to support this phase. Multi -family as Phase III: Construct common area as shown on Multi -family phasing plat. Extension of all water, sewer, and other utilities as necessary to support this phase. Single family as Phase II or III: Same requirements as if Phase I. Professional Medical Facilities as Phase I or II: Develop common area as shown on Professional Medical Facility phasing plat and complete construction of all roads except Windward Loop. Extension of all water, sewer, and other utilities as necessary to support this phase. 41 300 0 150 300 ANN i inch = 300 ft. WATER & SEWER SITE UTILITIES EXISTING WA TER (assumed location) — - - — PROPOSED WA TER --0— PROPOSED SEV✓ER — — SEWER FORCED MAIN RELOCATION sx TIE-IN TO EXISTING FACILITIES 0� wi III ICI 20' I1I 77o .© 7,..7: .'© EASEMENT - 4' Sidewalk - 4' Sidewalk /////////W/ 5' Boulevard -- --10'Boulevord 42' Back of curb / / / / / / / / / / — — 32' Back of curb )_ to back of curb ////////// to back of curb Z7�: 5' Boulevard W 10' Boulevard 4' Sidewalk 4' Sidewalk Right of Way Details No Scale 147 '1 300 150 300 I nch = 300 It. ffulti—.Family . e .. WATER & SEWER SITE ,;TILITIES -- EXISTING VVA it (assumed location) — - - — PROPOSED //!- ;R —o— PROPOSE :_1 %4 ,R — — SEWER � ORCY G MAIN RELOCA TION s2 TIE—IN TO EX,` ZINC FACILITIES `-- Sidewalk 4' Sidewalk W /�/ 3oulevard 1---- 10' Boulevard ock of curb / / / / / / / / / / -----32' Bock of curb io bock of curb ////////// to back of curb v v v v v — 3oulevord W W -- 10' Boulevard _ Sidewalk 4' Sidewalk Way Details Scale !i i N 300 0 ?50 300 1 * = 300 it. WATER & SEWER SI UTILITIES — — — — — EXISTING V11 R (assumed loc: ion) — -- — PROPOSEO 'ER -4- PROPOSED "✓ER — — SEWER FOR' ,7 MAIN RELOCATION A. TIE—IN TO x , TING FACILITIES Sidewalk Boulevard Bock of curb Nock of curb Boulevard Sidewalk Riot- -)f Way Details 'io Sca/e 4' Sidewalk `— 10' Boulevard — —32' Back of curb to back of curb 10' Boulevard 4' Sidewalk M 300 0 150 300 n = 301u ft. WATER & SEWER SITE UTILITIES ------/,,;5,�1N(' ,r:TER (assumed ic,cotion) — - - — P1<OPOSf I; //A TER —"�— PROPOSFIi SEVIER Si J/:I_-R FORCED MAIN RELOCATION sz JIF 1N TC .'-XISTING FACILITIES — 4' Sidewalk 5' Boulevard 12'Bock of curb bock of curb i----- 5' Boulevard 4' Sidewalk h( of Way Details No Scole 4' Sidewalk 10' Boulevard -- 32' Bock of curb to back of curb W W W ---- 10' Boulevard 4' Sidewalk 300 0 150 300 I 1 inch = 300 ft. WATER & SEWER SITE UTILITIES — — — — EXISTING WA TER (assumed location) — - - — PROPOSED WATER —0— PROPOSED SEWER — — — SEWER FORCED MAIN RELOCATION 0 TIE—IN TO EXISTING FACILITIES 4' Sidewalk 4' Sidewalk 5" Boulevard 10' Boulevard —42' Back of curb / / / / / / / / / / --32' Back of curb to back of curb ////////// to back of curb 5" Boulevard W 10 Boulevard 4' Sidewalk 4' Sidewalk Right of Way Details No Scale r NWHC PUD APPLICATION 2/I /95 �I N:®PERAT I ION' The section on "Landscape Treatments" described the open space and recreational amenities associated with Buffalo Commons. The Buffalo Commons Homeowners Association is specifically authorized by the covenants to operate and maintain the common elements. (Refer to the attached covenants.) Said homeowners association shall be incorporated and have legal authority to assess fees for the purpose of maintaining the common elements. All lot owners in Buffalo Commons shall be members of the Association and be subject to regular and special assessments for that purpose. The by-laws of the association will establish the voting and notification procedures for identifying the need and amount of assessments. The real estate taxes associated with the common areas shall be assessed on a pro-rata basis to all lots as subdivision occurs. The phasing sheets indicate what common areas are associated with a particular phase. Upon platting of a phase, the square footage of the common area will be proportionately distributed to each lot of that phase for taxing purposes. All common elements will be developed at time of subdivision by the subdivider in accordance to the phasing schedule. The maintenance of the common areas will then be the responsibility of the Homeowners Association and not of any governmental agency. Subdivision will include the construction of the roads, sidewalks, and boulevards as shown on the PUD plat. All roads and associated right-of-way improvements will be built by the subdivider as described elsewhere in this application and then dedicated to the City of Kalispell for operation and maintenance. Please also refer to the Sections on "Engineering Plans" and "Landscape Treatments". PA G All parking requirements shall be regulated by the off-street parking provisions of the Kalispell zoning ordinance. The proposed road width of 32 feet in the residential areas should also allow parking on one side of the street. The proposed 40 foot wide street is considered to be a collector by the City, which would preclude on -street parking. BONDING Buffalo Commons is presented as an application for a change in zoning and not for subdivision at this time. However, the PUD application clearly identifies a future intent for subdivision by identifying phasing strategies and infrastructural needs based on identified land use scenarios. Bonding for a zone change is not required. It is, however, appropriate to bond for the completion of the identified public improvements commensurate with subdivision approval. If bonding was required for the PUD zoning, prior to subdivision, then the provisions of Section 27.21.020(6) would not be necessary. In essence, the issue of "abandonment" would never surface since all public improvements would be secured with some sort of collateral guarantee. Completion of the required improvements will be "guaranteed" in association with subdivision approval. All improvements for a particular phase must be completed or bonded for completion prior to the filing of the final plat in accordance to the City of Kalispell Subdivision Regulations. 47 That portion of Government Lots 5, 6, 8, and 13 of Section 6, Township 28 North, Range 21 West, and the Southeast Quarter of the Northeast Quarter of Section 1, Township 28 North, Range 22 West, described as follows: Beginning at a point which bears North 45°43'13" East 33.59 feet from the southwest corner of Government Lot 5 of Section 6, Township 28 North, Range 21 West, said point being on the easterly right-of-way line of U.S. Highway 93; thence northwesterly along said right-of-way line North 15°48'15" West 68.36 feet to the beginning of a 2784.79 foot radius curve concave northeasterly, having a radial bearing of North 74' 16'33" East; thence continuing along said easterly right-of-way line and along said curve through a central angle of 00' 12'41" an arc length of 10.28 feet to the easterly line of that parcel described in Book 367 Page 181, records of Flathead County, Montana; thence along the easterly line of said tract, and leaving said easterly right-of-way line of Highway 93, North 01 ° 20'59" East 198.78 feet to the northeast corner of said parcel; thence along the north line of said parcel, North 88° 30'36" West 52.35 feet to the easterly right-of-way line of U.S. Highway 93, said point being on a 2784.79 foot radius curve concave northeasterly, having a radial bearing of North 78' 43' 12" East; thence along said easterly right-of-way line and along said curve through a central angle of 11 ° 25'44" an arc length of 555.48 feet; thence continuing along said easterly right-of-way line, North 00° 02'31" East 509.63 feet to the north line of the southeast quarter of the northeast quarter of Section 1, Township 28 North, Range 22 West; thence along the north line of said aloquot part, North 89 34'47" East 131.85 feet to the northwest corner of Government Lot 5 of Section 6, Township 28 North, Range 21 West, said point being the southwest comer of Park View Terrace, the plat of which is on record with the Flathead County Clerk and Recorder, records of Flathead County, Montana; thence along the south line of said Park View Terrace, and along the north line of said Government Lot 5, North 89 34'38" East 1195.10 feet to the northwest corner of Government Lot 8 of said Section 6; thence along the north line of said Government Lot 8, North 89 45'l 1" East 333.02 feet to the westerly right of way line of Grandview Drive; thence along said westerly right of way line of Grandview Drive, South 03° 32'12" East 241.44 feet to the northwesterly corner of that parcel described in Book 493 Page 866, Page 2 records of Flathead County, Montana; thence along the westerly line of said parcel, South 03 43'22" East 458.06 feet to the northwesterly corner of Ridgeview Subdivision, the plat of which is on file with the Flathead County Clerk and Recorder, records of Flathead County, Montana; thence along the westerly line of said Ridgeview Subdivision, South 03 48'09" East 649.29 feet to the north line of that parcel described in document No. 8716013100, records of Flathead County, Montana; thence along the north line of said parcel, South 89 05'39" West 53.96 feet to the northwest comer of said parcel; thence along the west line of said parcel, South 1 00'42" East 310.22 feet to the southwest corner of said parcel; thence along the south line of said parcel, North 88 59'31" East 278.53 feet to the southwesterly line of that parcel described in Book 592, Page 216, records of Flathead County, Montana; thence along the southwesterly line of said parcel, South 52 43'33" East 82.11 feet to the west line of that parcel described in Book 498, Page 322, records of Flathead County, Montana; thence along the west line of said parcel, South 02 54'08"West 396.35 feet to the southwest corner of said parcel; thence along the south line of said parcel, South 87 05'40" East 80.47 feet to the northwesterly corner of Grandview Heights Addition No. 2, the plat of which is on file with the Flathead County Clerk and Recorder, Flathead County, Montana; thence along the westerly line of said Grandview Heights Addition No. 2, South 03 ° 00'49" West 280.09 feet to the southwesterly corner of Lot I of said Grandview Heights Addition No. 2; thence along the southwesterly boundary of said Lot 1, South 75°33'03" East 57.03 feet to the southeasterly corner of said Lot 1, said point being on the westerly right-of-way line of Glacier View Drive and on a 81.00 foot radius curve, concave southeasterly, having a radial bearing of South 45' 03' l9" East; thence southwesterly along said curve through a central angle of 38° 55'41 ", an are length of 55.03 feet; thence continuing along said westerly right-of-way line of Glacier View Drive, South 05° 09'22" East 25.63 feet to the northeast corner of Grandview Heights No. 1, the plat of which is on file with the Flathead County Clerk and Recorder, records of Flathead County, Montana; thence continuing along the east boundary line of Grandview Heights No. 1, South 03 01'38" West 89.91 feet to the northerly right-of-way line of Sunnyview Lane; thence Buffalo Commons Legal Description Page 3 along the northerly right-of-way line of Sunnyview Lane, South 89' 10'49" West 942.76 feet to the southwesterly corner of Government Lot 13 of Section 6, Township 28 North, Range 21 West; thence along the westerly line of said Government Lot 13, North 03 03' 16" East 990.71 feet to the northeast corner of Heritage Place Addition, the plat of which is on file with the Flathead County Clerk & Recorder, records of Flathead County, Montana; thence along the north line of said Heritage Place Addition, North 85° 33'26" West 228.44 feet to the easterly right-of-way line of Windward Way; thence northeasterly along said easterly right-of-way line of Windward Way, North 04° 22'09" East 65.00 feet to the northerly right-of-way line of said Windward Way; thence along the northerly right-of-way line of said Windward Way, North 85° 40' 14" West 60.31 feet to the southeasterly corner of Heritage Place, the plat of which is on record with the Flathead County Clerk and Recorder; thence along the easterly line of said Heritage Place and leaving said right-of-way line of Windward Way, North 04° 24'31" East 434.95 feet to the northeast comer of said Heritage Place; thence along the north line of said Heritage Place, North 85° 35'08" West 520.01 feet to the northwest corner of said Heritage Place; thence along the westerly line of said Heritage Place, South 04° 24'34" West 371.45 feet to the northerly right-of-way line of Heritage Way; thence along said northerly right-of-way line, North 68° 44'47" West 11.69 feet to the beginning of a 504.63 foot radius curve concave southwesterly, having a radial bearing of South 21 ° 09'49" West; thence continuing northwesterly along said northerly right-of-way line of said Heritage Way, along said curve, through a central angle of 18' 08'01 " an arc length of 159.71 feet; thence continuing along said northerly right-of-way line of said Heritage Way, North 87° 03'44" West 143.08 feet to the point of beginning, containing 70.927 acres of land. Buffalo Commons Legal Description PRELIMINARY SUBDIVISION CERTIFICATE OF TITLE 27 0219 89 205537 CHICAGO TITLE INSURANCE COMPANY To the County of Flathead and the City of K a l i s p e l 1 in Montana CHICAGO TITLE INSURANCE COMPANY, a corporation organized and existing under the laws of the State of Missouri, with its principal office in the City of Chicago, Illinois, and duly authorized to insure titles in Montana hereby certifies that from its examination of these public records which impart constructive notice of matters affecting the title to the real estate described in Schedule A hereof, as of the 2 7 t h day of January • 19 9 5 , at 5 o'clock P.M., the title to the described real estate was indefeasibly vested in fee simple of record in: Tract 1 & 2: Northwest Healthcare, Inc., a Montana corporation; Tract 3 & 5: Northwest Heaslthcare Corporation, who also acquired title as Northwestern Healthcare Corporation: Tract 4: Flathead Halth Center, Inc. subject only to the objections, liens charges, encumbrances and other matters shown under Schedule B hereof. The maximum liability of the undersigned under this certificate is limited to the sum of $ 5 , 0 0 0 . 0 0 This certificate of title is made in consideration of the payment of the premium by the subdivider of the land and for the use of the County and City above named. Issued by: COUNTY GUARANTY TITLE COMPANY 211 Main (Box 73) Kalispell, Montana 59901 (406) 752 - 7000 - (406) 862 - 7000 Fax (406) 752 - 7207 CHICAGO TITLE INSURANCE COMPANY By: "."'00", ATTEST: Pres' ent Secretary PRELIMINARY SUBDIVISION CERTIFICATE OF TITLE (MONTANA) Reorder Form No. 9113 SCHEDULE A Page 2 Certificate No.: 27-0219-89-205537 Our File No.: CG-20722 Being the legal description of the real estate covered by this certificate. The following -described parcels of real estate: Tract 1• A tract of land in the Southeast Quarter of the Northeast Quarter (SE4NE4) of Section 1, Township 28 North, Range 22 West, M.P.M., Flathead County, Montana, described as follows: Beginning at the Northeast corner of the Southeast Quarter of the Northeast Quarter of Section 1, Township 28 North, Range 22 West, M.P.M., Flathead County, Montana; thence South 01040102/1 West and along the East boundary of said SE4NE4 a distance of 1064.40 feet to a point; thence North 88011122/1 West a distance of 53.26 feet to a point on the easterly R/W of U.S. Highway No. 93, which is on a 2775.60 foot radius curve, concave northeasterly (radial bearing N7804412511E); thence northwesterly along said R/W and along said curve through a central angle of 1102812111 an arc length of 555.77 feet to a point; thence North 00037149/1 East a distance of 509.55 feet to a point on the North boundary of said SE4NE4; thence leaving said R/W North 89047127/1 East and along said North boundary a distance of 132.00 feet to the point of beginning. Tract 2 of Certificate of Survey No. 11531. Tract 2: A tract of land in Government Lots 5 and 6 of Section 6, Township 28 North, Range 21 West, M.P.M., Flathead County, Montana, described as follows: Beginning at the Northwest corner of Government Lot 5 of Section 6, Township 28 North, Range 21 West, M.P.M., Flathead County, Montana; thence North 89050122/1 East and along the North boundary of said Government Lot 5 a distance of 1195.15 feet to a point and the Northeast corner thereof; thence South 03059142/1 West and along the East boundary of said Government Lot 5 a distance of 1355.54 feet to a point and the Northeast corner of Government Lot 6 of said Section 6; thence South 02048126/1 West and along the East boundary of said Government Lot 6 a distance of 229.97 feet to a point; thence North 85019139/1 West a distance of 228.98 feet to a point on the easterly R/W of Windward Way; thence North 04042144/1 East and along said easterly R/W a distance of 65.00 feet to a point on the northerly R/W of Heritage Way: thence North 85019139/1 West and along sand northerly R/W a distance of 60.04 feet to a point; thence leaving said R/W North 04040122/1 East a distance of 434.98 feet to a point; thence North 85020112/1 West a distance of 520.06 feet to a point; thence South 04040103/1 West a distance of 371.29 feet to a point on said northerly R/W of Heritage Way; thence North 68034101" West and along said northerly R/W a distance of 11.52 feet to a point and the P.C. of a 504.63 foot radius curve, concave southwesterly (radial bearing S21°26134"W); thence northwesterly along said curve through a central angle of 18009107" an arc length of 159.87 feet to a point; thence North 86047143" West a distance of 143.13 feet to a point on the easterly R/W of U.S. Highway No. 93; thence North 15029156" West and along said easterly R/W a distance of 68.35 feet to a point, which is on a 2775.60 foot radius curve, concave northeasterly (radial bearing N74016147"E); thence northwesterly along said curve through a central angle of 00013129" an arc length of 10.88 feet to a point on the West boundary of said Government Lot 5; thence leaving said R/W North 01040102" East and along said Government Lot 5 a distance of 1262.39 feet to the point of beginning. Tract 3• A tract of land in Government Lot 8 (being the SE4NW4) of Section 6, Township 28 North, Range 21 West, M.P.M., Flathead County, Montana, particularly described as follows: Beginning at the Southwest corner of said Lot 8; thence North 3034' East and along the westerly boundary line of said Lot 8, a distance of 1,355.5 feet to the Northwest corner of said Lot 8; thence North 89050' East, along the northerly boundary line of said Lot 8, a distance of 341.0 feet, more or less, to a point on the westerly boundary line of a County Road; thence South 3032' East along said westerly boundary line of the County Road, to the westerly boundary line of that certain tract of land as recorded on May 3, 1955, to Kenneth Bruns and Janet H. Bruns, his wife; thence continuing on the southerly extension of the Bruns property to a point North 89026' East, a distance of 510.2 feet from the Southwest corner of said Lot 8; thence South 89026' West and along the southerly boundary line of said Lot 8, a distance of 510.2 feet to the Place of Beginning. Tract 4• Lots 3, 4, 5, 6 and 7 of Grand View Heights, Addition No. 1, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana That portion of Government Lot 13, Section 6, Township 28 North, Range 21 West, M.P.M., Flathead County, Montana, described as follows: Commencing at the Southwest corner of Lot 13; thence along the West line of Lot 13 North 3033114" East a distance of 60.16 feet to a point in the North line of Sunny View Lane at the Point of Beginning; thence continuing along the West line North 3033114" East a distance of 1222.57 feet to a point at the Northwest corner of Lot 13; thence along the North line of Lot 13 North 89016123" East a distance of 447.78 feet to a point at the Northwest corner of the Schacko Gravel Pit; thence along the westerly and southerly line of the Schacko Gravel Pit South 0047127" East a distance of 312.26 feet to a point; thence North 89012126" East a distance of 278.64 feet to a point; and South 5201313711 East a distance of 82.38 feet to a point in the northerly projection of the westerly line of that parcel shown on Deed Exhibit No. 372; thence along the northerly projection, the westerly line and the southerly line of said parcel South 301115011 West a distance of 396.10 feet to a point and South 86048/1011 East a distance of 80.40 feet to the Northwest corner of Grand View Heights Addition No. 2; thence along the westerly line of Grand View Heights Addition No. 2 South 30161101/ West a distance of 280.08 feet; South 750071451/ East a distance of 57.03 feet to a point in an 81.00 foot radius curve concave southeasterly having a radial bearing of South 4805815011 East; Southwesterly along the curve through a central angle of 37045,0011 a distance of 53.37 feet; and South 3016/1011 West a distance of 25.50 feet to the Northeast corner of Grand View Heights Addition No. 1; thence along the North and West lines of Grand View Heights Addition No. 1 South 89026/4011 West a distance of 500.00 feet and South 3013/401/ West a distance of 90.00 feet to the North line of Sunny View Lane; thence along the North line South 8902614011 West a distance of 442.80 feet to the Point of Beginning. EXCEPTING THEREFROM that portion platted as Buffalo Hill Apartment and Commercial Addition No. 84 to Kalispell, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. Tract 5• Buffalo Hill Apartment and Commercial Addition No. 84 to Kalispell, according to the map or plat thereof on file and of record in the office of the Clerk and Recorder of Flathead County, Montana. Page 3 Certificate No.: 27-0219-89-205534 Our File No.: CG-20722 Being all of the estates, interests, equities, lawful claims, or demands, defects, or objections whatsoever to title; and all easements, restrictions, liens, charges, taxes (general, special, or inheritance, or assessments of whatever nature), or encumbrances; and all other matters whatsoever affecting said premises, or the estate, right, title, or interest of the record owners, which now do exist of record. 1. General taxes for the second half of the year 1994. 2. General taxes for the year 1995. 3. Taxes, charges, and assessments not yet certified to the County Treasurer for collection. 4. Reservations in United States Patents or the acts authorizing the issuance thereof. 5. Mineral rights, claims or title to minerals. 6. Right -of -Way Easement granted to Pacific Power & Light Company, a corporation, recorded December 18, 1956 under Recorder's Fee #8290, in Book 389, page 588, records of Flathead County, Montana, as follows: 11 ... grant...an easement or right-of-way for an electric transmission and distribution line of one or more wires and all necessary or desirable appurtenances (including telephone and telegraph wires, towers, poles, props, guys, anchors and other supports and the right to place all or any part of such line underground) at or near the location and along the general course now located... Together with the right of ingress and egress over the adjacent lands of the Grantors for the purpose of constructing, reconstructing, stringing new wire on, maintaining and removing such line and appurtenances and exercising other rights hereby granted..." (Tract 4) 7. . Right -of -Way Easement granted to Pacific Power & Light Company, a corporation, recorded September 18, 1959 under Recorder's Fee #5838, in Book 429, page 512, records of Flathead County, Montana, as follows: 11 ... grant...an easement or right-of-way for an electric transmission and distribution line of one or more wires and all necessary or desirable appurtenances (including telephone and telegraph wires, towers, poles, props, guys, anchors and other supports and the right to place all or any part of such line underground) at or near the location and along the general course now located... Together with the right of ingress and egress over the adjacent lands of the Grantors for the purpose of constructing, reconstructing, stringing new wire on, maintaining and removing such line and appurtenances and exercising other rights hereby granted..." (Tract 1) 8. Easement granted to the City of Kalispell, recorded December 29, 1961 under Recorder's Fee No. 9039, in Book 443, page 630, records of Flathead County, Montana, as follows: 11 ... grant...a right of way and easement over and across ... to excavate, lay, construct, operate and maintain an underground water main, connecting with the present Kalispell City water supply..." (Tract 2) 9. Easement granted to the City of Kalispell, recorded December 29, 1961 under Recorder's Fee No. 9040, in Book 443, page 632, records of Flathead County, Montana, as follows: "... grant...a right of way and easement over and across ... to excavate, lay, construct, operate and maintain an underground water main for the purpose of carrying Kalispell City water across and through the above -described property." (Tracts 4 and 5) 10. Easement granted to City of Kalispell in Grant Deed recorded January 5, 1971 under Recorder's Fee No. 63, in Book 521, page 407, records of Flathead County, Montana, as follows: "TOGETHER WITH an easement for the purpose of maintenance, repair, service, replacement and reconstruction of public utilities, including sewer, water, electric, gas and telephone, over, under and across a strip of land 8 feet in width..." (Tract 1) 11. Easement granted to the City of Kalispell recorded August 23, 1979 under Recorder's Fee No. 12697, in Book 676, page 448, records of Flathead County, Montana, as follows: "..grant... a right-of-way and easement over and across... Kalispell shall operate, maintain and repair underground water and sewer mains and laterals connecting with the present Kalispell City water supply and sewage treatment facilities, respectively, for the purpose of carrying and furnishing water to said property and carrying sanitary sewage from said property..." (Tract 5) 12. Certificate of Private Roadways as set out on the plat of Buffalo Hill Apartment and Commercial Addition No. 84 to Kalispell. (Tract 5) 13. Declaration of Conditions, Covenants, and Restrictions recorded August 23, 1979 under Recorder's Fee No. 12699, in Book 676, page 450, records of Flathead County, Montana, and any amendments thereto, including but not limited to the following amendments: None (Tract 5) 14. Declaration of Restrictions recorded July 10, 1980 under Recorder's Fee No. 8632, in Book 696, page 111, records of Flathead County, Montana. (Tracts 1 and 2) 15. Easement granted to Northwestern Telephone Systems, Inc. recorded December 17, 1980 under Recorder's Fee No. 18056, in Book 707, page 361, records of Flathead County, Montana, as follows: "... grant ... the nonexclusive perpetual right, liberty and privilege to locate, relocate, construct, erect, renew, replace, add to, operate and maintain under, along, across and within... together with the right of ingress and egress to the Premises for maintenance of the facilities to be installed and maintained by Grantee..." (Tract 2) 16. Resolution No. 4174 recorded November 14, 1994 as Document #9431814340, records of Flathead County, Montana. 17. No search has been made for water rights and unpatented mining claims, and liability thereon is excluded from coverage of this Certificate.