Staff Report/Annexation, Zoning & PUDFlath(' I Regional Development rice
723 5th Avenue East - Room 414
Katispefl, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
February 17, 1999
Al Thelen, Interim City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Waterford of Flathead Valley
Dear Al:
The Kalispell City -County Planning Board held a public hearing at their regular meeting of
February 9, 1999, and considered a request from Waterford of Flathead Valley, LLC, for
annexation of approximately 23 acres into the city with initial zoning of R-4 and RA- 1
along with an planned unit development for the purpose of constructing a 292 senior
housing facility. With development taking place under three phases, it would include
several cottage units consisting of 12 duplexes and one tri-plex with the remaining units
being a mix of congregate units in the main facility.
Narda Wilson, with the Flathead Regional Development Office, presented a staff report
outlining the proposal and the issues related to the project. The staff recommended
approval of the proposal subject to the conditions outlined in the report.
At the public hearing, Mark Fisher, representing The Waterford, spoke in favor of the
proposal explaining why they believe this property to be the best location in Kalispell for
the development. He emphasized the need for a gated road for the residents' safety and
security. He asked that the traffic impact study include an assessment of the prorated
share of the cost of the necessary improvements to Four Mile Drive. There were three
others who spoke in favor of the development.
Nine people spoke against the proposal; each citing concerns on safety, water run-off,
neighborhood compatibility, aesthetics and traffic. The neighbors were all strongly
opposed to having a public road which, in the future, could be used as a connector road
from Four Mile Drive and the ball fields through their neighborhood. They felt that the
increase in traffic would cause considerable problems and safety concerns. There were
letters and petitions, signed by the neighbors, submitted to the board and entered into the
record.-dt the meeting as well. You will find copies of those petitions and letters attached
to the staff report.
A motion was made to adopt staff reports KA-99-2 and KPUD-99-1 as findings of fact and
to forward a recommendation for approval of the project subject to the conditions as
Waterford of Flathead Valley
-February 17.. 1999
Page 2 of 5
amended. The motion passed on a vote of seven in favor an one opposed. The
recommended conditions of approval are outlined in Attachment A.
Please schedule this matter for consideration by the council at their March 1, 1999,
regular meeting. If you have any questions regarding this matter, you may contact Narda
Wilson at the Flathead Regional Development Office at (406) 758-5980.
Sincerely,
=�M
JJ/NW/tl
Attachments: FRDO Report #KPUD-99-1 and packet and public hearing materials
Attachment A
Draft minutes from the 2/9/99 planning board meeting
c: w/Att Theresa White, City Clerk
c: w/o Att Billmayer Engineering, 2191 Third Avenue East, Kalispell, MT 59901
H: \ ... \KAL\1999\KPUD-99-1
�Vaterfbrd of Flathead Vallev
February IT 1999
Page 3 of 5
ATTACHMENT A
CONDITIONS OF APPROVAL FOR THE WATERFORD OF FLATHEAD VALLEY, LLC
AS RECOMMENDED BY THE KALISPELL CITY COUNTY PLANNING BOARD
FEBRUARY 9, 1999
1 That the development of the site shall be in substantial compliance with application
submitted, the site plan and conditions for the PUD as approved by the city council.
2. That the extension of all services and facilities be done in accordance with the City e
Kalispell's Extension of Sen4ees plan da-ted November- 6, 1 -plans approved b
the Kalispell Public Works Department.
3. That the plans and specifications for water, sewer, drainage and grading shall be
reviewed and approved by the Kalispell Public Works Department.
4. That the fire access and suppression system shall be reviewed and approved by the
Kalispell Fire Department.
5. That the necessary easements be obtained for the extension of water and sewer
services to the site.
6. That the developer assess the need for a traffic impact study with the Public Works
Department to identify anticipated traffic impacts, the source of traffic generation
and the appropriate share of the costs be determined prior to construction--a��
appr-opfiate appr-eaeh pefmits be obtained fFem the Montana Depaftmen
T-Fanspefta-tien aiid Flathead County Read DepaFtment.
7. That the proposed new roadway connecting between Four Mile Drive and Summit
Ridge Drive be constructed in accordance with the City of Kalispell's Design and
Construction Standards for local streets, and that upon completion, the road be
certified by a certified engineer licensed in Montana that the road has been so
constructed.
8. That the proposed new roadway be dediea-ted tot he City of Kalispell upe-m-
eempletion and tha-t it be open for publie use. private and gated to serve as an
emergency access route only with sole access to the facijjt� from Four Mile Drive.
Upon completion the road shall be signed in accordance with City standards.
9. That Four Mile Drive be constructed in accordance with the City of Kalispell's
Design and Construction Standards for local streets and that a prorated cost be
shared based on the results of the traffic studv and agreed upon by all parties
identified. Upon completion, the road be certified by an engineer licensed in
Montana that that road has been so constructed.
Waterford of Flathead Valley
February 17, 1999
Page 4 of 5
10. Street trees shall placed within the landscape boulevard for the proposed new road
and be spaced at a minimum of 50 foot interval and shall be a minimum of a two
inch caliper at planting.
11. That the proposed new road shall be named and signed in accordance with the City
of Kalispell standards.
12. That a sidewalk or pedestrian path be constructed which provides a continuous
walkway from the facility to the ball park to the north and that a location for a
crossing connecting with the City's proposed pedestrian path be coordinated with
the Kalispell parks and Recreation Department.
13. That a landscape plan shall be submitted which provides landscaping around the
perimeter of the site, at the entrance and throughout the parking lots which shall be
submitted to the Flathead Regional Development Office for review and approval prior
to construction.
14. That a useable par4rz area be developed within the site wlaieh pr-9;4des amenities sueh
as tables, wod! ays landseaping and trees. -The -park area designated as the
courtva.rd on the site plan be developed which provides amenities such as tables,
walkways, landscaping and trees.
15. That a lighting plan be submitted which utilizes parking lot lighting fixtures which
do not exceed 15 feet in height and using shielded lenses which are not visible from
beyond the property boundaries. Low level pedestrian and landscape lighting shall
be approved. No up lighting of the facility shall be permitted or other lighting which
create dispersed lighting around the facility or lighting which will create intrusive
impacts in the area. Sensitivity to the type and level of lighting necessary to achieve
security but not exceeding what is appropriate for its purpose shall be used. A
lighting plan shall be reviewed and approved by the Flathead Regional Development
Office prior to construction.
16. That the use of retaining walls in excess of four feet tall be avoided, but rather the
implementation of landscaped terracing be used to make the transition in the areas
requiring this type of work.
17. That a sign plan shall be submitted to the Kalispell Zoning Administrator which
complies with the zoning regulations for the district in which it is located. The sign
shall be extemally lit, made of natural colors and materials and which utilizes an
integrated architectural design compatible with the facility.
18. That the units within the facility shall not be deeded as real estate or as
condominium units without first obtaining subdivision approval from the Kalispell
City Council.
0 ag 914mg &14 jou a ig)
A report to the Kalispell City -County Planning Board and the Kalispell City Council
regarding a request for annexation, initial zoning and PUD project. A public hearing has
been scheduled before the Kalisp-11 City -County Planning Board for February 9, 1999
beginning at 7:00 PM in the Kalispell City Council Chambers. The Planning Board will
forward a recommendation to the Kalispell City Council for final action.
A. Petitioner and Owners: Joseph A. Billig, Agent for
The Waterford of Flathead Valley, LLC
5150 SW Griffith Drive
Beaverton, OR 97005
(503) 646-5186
Technical Assistance: Billinayer Engineering
2191 Third Avenue East
Kalispell, MT 59901
(406) 257-8708
B. Nature of the Request: The applicants are requesting annexation into the city of
Kalispell and initial zoning of R-4, Two Family Residential, and RA- 1, Low Density
Apartment Residential, for approximately 22.91 acres. In addition they have
submitted an application for a planned unit development PUD for the purpose of
developing a 292 unit senior housing facility.
Currently, the property is located in the County zoning jurisdiction and is zoned
SAG- 10, a Suburban Agricultural zoning district with a ten acre minimum lot size
requirement for newly created lots. This property is on the urban fringes of
Kalispell with City water and sewer in close proximity. Extension of City services
to the site are required. A request for annexation has been submitted which
proposes R-4 zoning on approximately 11.48 acres along the eastern portion of
the property where 12 duplexes and one triplex are proposed. RA- I zoning is
proposed on the remaining approximately 11.43 acres where the main facility
would be located which would contain 268 residential units.
Three phases are proposed for the development of the project which would
include portions of each type of housing being provided, i.e. congregate units
within the main facility and cottages. The facility is intended to accommodate
phases of later life from fully independent living to full nursing and Alzheimer's
care. The total square footage for the main facility would be approximately
297,647 square feet -with each of the cottage units containing between 1,330 and
1,500 square feet with double car garages. A total of 65 parking spaces are
proposed to be provided in an underground parking garage. and 145 parking
spaces on grade. All of the parking would be constructed during Phases I and II.
Phase I would include three stories within the main building which would include
87 congregate units and 16 assisted living units. It would also include four
duplexes and one triplex east of the main building for a total of 103 units in the
main building and I I cottages. Phase I would have a total of 114 units. Phase II
would include three stories in the main building to the north which would contain
58 congregate units as well as one and two stories in the main building to the
south that would have 16 assisted living units, 12 special care units and 16
Alzheimer's units. It would also include eight duplex units on the eastern
perimeter of the site for a total of 102 units within the main building and 16
cottages. Phase II would have a total of 118 units. Phase III would include 32
congregate units 12 special care units and 16 Alzheimer's units all within the
main building. Phase Il would have a total of 60 units. All phases once complete
would have a total of 292 units.
C. Location and Legal Description of Property: This property is located on the
south side of Four Mile Drive approximately a half of a mile west of Highway 93.
A small part of the southwest corner of the new City ballfields lies immediately to
the north of this property. The properties proposed for the PUD and annexation
can be described as Assessor's Tract 1 and a portion of ICA in Government Lot 3,
Section 1, Township 28 North, Range 22 West, P.M.M., Flathead County,
Montana.
D. E7dsting Land Use and Zoning: Currently this property is undeveloped and has
been used in the past for agricultural purposes. It lies within the County's West
Side Zoning District and is zoned SAG-10, a suburban agricultural zoning
designation which has a minimum lot size requirement of ten acres of newly
created parcels. This properties lies on the urban fringes of Kalispell.
E. Adjacent Land Uses and Zoning: Most of the adjoining property in the area is
agricultural with some single family residential to the southeast.
North: Agricultural and new City ballfields, City P- 1 and
County AG-80 zoning
South: Agricultural and residential, County SAG- 10 and R-2 zoning
East:: Agricultural, SAG-10 zoning
West: Agricultural and residential, County SAG- 10 and R-2 zoning
F. General Land Use Character: The area can be described as a transition area from
the more urban, more densely populated area to the south which rely on urban
services to the rural agricultural area to the north typified by large agricultural
tracts and ranchette type parcels.
G. Utilities and Public Services:
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
City of Kalispell
Electricity:
Flathead Electric Cooperative
Telephone:
Cen--uryTel
Schools:
School District #5
Fire:
Kalispell Fire Department
Police:
City of Kalispell
H. Relation to Zoning Requirements: The applicants are proposing an underlying
zoning of RA- 1, Low Density Residential Apartment, on approximately 11.43 acres
and R-4, Two Family Residential on approximately 11.48 acres upon annexation
into the city. In addition, they are proposing a PUD overlay. The PUD provision
in the Kalispell zoning regulations is intended to "provide a zoning district
classification which may provide flexibility of architectural design and mixing of
land uses while preserving and enhancing the integrity and environmental values
of an area."
The PUD would allow all of the permitted and conditionally permitted uses listed
in the R-4 and RA- I zoning districts. The primary deviation from the development
standards is in the area of the RA- 1 zoning where the main family is proposed and
it relates to height limits. The developers have chosen the PUD process to avoid
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having to apply for a variance to the height limits of this zone.
The overall density within the R-4 zoning district is two dwelling units per 6,000
square feet excluding roadways and in the RA- I zoning district is 6,000 square
feet for the first dwelling plus an additional 3,000 square feet for each additional
dwelling. It appears (without an actual break down of roadway areas) that the
proposal is in compliance with the R-4 area of the project. Without having actual
square footages listed in the application which are devoted to driving lanes and
common parking areas, that the project within the RA-1 zoning area is in
marginal compliance with regard to density.
The R-4 zoning designation has a height limit of 30 feet. All of the proposed
dwellings within this area will be single story and comply with the height limit.
The RA-1 zoning designation has'a height limit of 35 feet. Portions of the main
facility exceed the height limits of the district with most of the main building at 50
feet and portions of the main building roof line at 56 feet in height.
The R-4 zoning district allows single family residences and duplexes as permitted
uses. One triplex deviates from the uses allowed in R-4. In RA-1, the zoning
allows single family residences and duplexes as permitted uses and multi -family
dwellings as conditionally permitted uses. The PUD application is intended to
allow some deviation from zoning requirements in exchange for exception design
which mitigates impacts and preserves or enhances the natural environment.
The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. and
the Kalispell Zoning Ordinance. Findings of fact for the zone change request are
discussed relative to the itemized criteria described by 76-2-203, M.C.A and Section
27.30.020, Kalispell Zoning Ordinance.
Does the requested zone comply with the Master Plan?
The Kalispell City -County Master Plan map designates this property as urban
residential which anticipates approximately two to eight dwelling units per acre.
With the master plan update in process, it warrants examining master plan
proposal as well for this area. The proposed master plan also designates this area
as urban residential which anticipates from two to twelve dwelling units per acre.
The gross acreage for the proposed project is 22.91 acres. There are 292 units
being proposed. This translates into 12.74 dwelling unit per acre. Under the
proposed master plan densities, this proposal would be in substantial compliance
with the density ratios. Under the existing master plan, the proposal would
exceed the anticipated density ratios by approximately 108 dwelling units. It is
questionable whether or not this proposal complies with the urban residential
master plan designation. Questionable because this is not typical multi -family
housing and because this facility is specialized in its - nature. However, it is also
questionable because the height, number and size of the building is more akin to
a high density residential project that an urban residential project which
anticipates mostly single family and duplex homes.
Typically a project of this nature would be anticipated closer to the central core
area of Kalispell rather than on the urban fringes. However, the size and density
of the facility requires raw acreage that might not be available closer to the urban
core.
3
2. Is the requested zone designed to lessen congestion in the streets?
Primary access to the site will be provided from Four Mile Drive which will have
direct access from Highway 93. Four Mile Drive is currently a gravel road for
most of its length and should be upgraded to accommodate this development
should it be approved. Additional traffic onto Four Mile Drive as a result of this
development would exceed its carrying capacity for which it is currently intended.
Four Mile Drive is currently owned and maintained by the County. However, it
should be anticipated that if this property is annexed and the roadway upgraded
to City standards, it should also be annexed into the city of Kalispell and
maintained by the City. With the necessary and appropriate upgrades from a
gravel road to a City street, it appears that the requested zone change may not
produce traffic in excess of that which the roadway network has -an ability to
handle.
A new street is proposed approximately 1,440 feet long which accesses from Four
Mile Drive at the eastern portion of the property and connects with Summit Ridge
Road. A gated entry is proposed for this roadway at both the north and south
entrances to limit traffic into the facility. Limited entry is intended to provide the
residents with a sense of safety and security. However, a new roadway has �the
potential to provide a�much needed north / south connection between Four Mile
Drive and the subdivisions to the south, primarily Summit Ridge and Northridge.
A new roadway connection may change the traffic circulation patterns in the area
and overall traffic will likely increase to a moderate degree because of the new
facility. Additionally, traffic generation and circulation patterns will be affected by
the new ballfields to the north that will open for the first time this spring. Traffic
projections were considered during the development of the ballfield site and were
anticipated to use the intersection at Four Mile Drive and Highway 93.
A new street in the area providing a north / south connection to the west may
encourage its use by traffic leaving the ball park after an event and to take a route
through the subdivisions to the south. However, the north / south connection
has great value for some traffic, heading north or south from the area. A
connector between Four Mile Drive and Three Mile Drive may be a positive
attribute for people living in the area and for service providers such as Eagle
Transit who will have other stops in the area. Ultimately, traffic using the new
street could change existing traffic patterns in the area. With the necessary
upgrades additional traffic generated in the area would not generate traffic in the
area beyond reasonable levels.
3. Will the requested zone secure safetv from fire, panic, and other dangers?
The annexation and rezoning of this property will result in additional high density
residential development in the area. The location of the site is approximately
three miles from the fire station, thereby creating additional responsibilities for
the fire department on the fringe areas of town. There are some risks associated
with response times because of the distant location of the site. A substation in
the area has been recognized as a need by the city council and fire department in
the past. Although the facility will be sprinklered and will minimize risk of fire by
a "built in" fire suppression system, continued development of this nature or of
another nature jeopardizes the City's ISO (fire risk) rating.
Fire hydrants will need to be located within the development which may require a
loop water system within the development to provide adequate fire flows in the
area. At this time it is unclear exactly what the requirements for this would
entail, but it is safe to speculate that some upgrades to existing water mains in
El
the area may be necessary.
There are no City stormdrains in this area. Stormwater has been a problem in the
area particularly for properties to the south. There axe natural drainage patterns
in the area which axe currently not functioning well during large storms. Any
additional flows into the area cannot be tolerated by the system. There is heavy
flooding at times that takes place between Four Mile and Two Mile Drives. A
drainage plan for the site will need to be engineered in accordance with plans
approved by the Kalispell Public Works Department utilizing on -site retention
methods.
Additionally, during an emergency situation, access to the facility may be
compromised if the roadway were allowed to be gated. This is not an overly
complex issue, but could create additional risks to residents of the facility if
response time are delayed because roadway accessed is blocked. Overall, access
to the site has the potential to be good, but there are certain issues relating to the
location of the facility and potential delay in emergency and fire response times.
Handling of stormwater runoff also has the potential to create significant
problems in the area. If these issues are adequately addressed, public health and
safety may not be compromised.
4. Will the requested change promote the health and general welfare?
Waterford of Flathead Vallev -Drovides a unique approach to providing housing for
an aging population. In filfin-g this niche within the community and beyond, this
facility may promote the general health and welfare of the public. There are
issues associated with the density of the facility and its location on the urban
fringes of the community. There are also important issues relating to Kalispell's
fire risk rating, stormwater runoff in the area and visual impacts because of the
height and mass of the main structure and its location on a very visible knoll. All
of these elements combined create concerns for the general health and welfare of
the community and how it develops.
5. Will the requested zone provide for adequate light and air?
This proposal deviates from the zoning regulations with regard to the proposed
height limit of a major portion of the overall development. The height limit of the
RA- I zoning district is limited to 35 feet. The proposed facility is three stories in
height and has an average height of approximately 50 feet with some of the
architectural embellishments on the roof extending it in some areas to 56 feet at
the maximum point. With the height and bulk of this facility being located in an
area of mostly two story single family homes, the potential visual impacts
associated with the building could be quite substantial. No specific elevation
drawings were included with the application at the time of writing this report.
Perimeter landscaping treatment should be incorporated into the site to attempt
to mitigate visual impacts. Landscaping and buffering should be accomplished
through berming, landscaping, fencing and other treatments which accomplish
the goal of integrating the massive building into the surrounding area.
6. Will the requested zone prevent the overcrowding of land or undue concentration
of Pe Ple?
This proposal is for 292 dwelling units. However, this proposal would not be
typical housing with regard to the types of residents and public services they
require. The proposed density exceed what would be anticipated under the urban
residential land use designation and it lies on the farthest urban fringes of
Kalispell. Availability of public water and sewer to the site will have to be
5
accommodated through the upgrading of existing lines. The sewer collection
system and its capacity has not been fully assessed to determine whether or not it
is adequate to carry the additional flows through the system to the treatment
plant.
Potential traffic impacts associated with the development of this site will be
required, to be reviewed by the Montana Department of Transportation which
would deal primarily with impacts from Four Mile Drive onto Highway 93. This
may require a new approach permit and potentially appropriate mitigation
measures.
7. Will the requested zone facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements?
New infrastructure will be required to be extended to the site as it relates to
water, sewer and roads. New streets, whether public or private, should be
constructed to City standards. Additionally, fire hydrants and adequate
emergency access will be required to be addressed. Fire and police services will be
required to serve the site in the northern urban fringes of the city. The location of
this development in relation to the City fire department poses serious concerns
regarding the City's ISO rating and response times to the site. It appears that
adequate provision of public services can be provided.
8. Does the requested zone give consideration to the particular suitability of the
property for particular uses?
It is questionable whether or not adequate consideration has been given to the
particular suitability of this site for this facility. The visual impacts associated
with the size, height and bulk of the facility will be substantial because of its
proximity on the knoll which also sits higher than any other property in the area.
Although it may provide for a good view of the mountains and valley to the
residents of the facility, it will be highly visible from the surrounding areas
including the subdivisions, Highway 93 and from the west. There are no other
residential buildings and very few if any commercial buildings in Kalispell which
are as tall or massive as the one being proposed, which exacerbates concerns
about its proposed location. In addition, most of the other residential
development in the area is single family residential. Agricultural activities
continue to the north, west and south. It does not appear that the zone change
gives adequate consideration to the particular suitability of the site for the
proposed use.
9. Does the requested zone give reasonable consideration to the character of the
district?
The character of the area is primarily single family residential and agricultural.
There are no multifamily developments in the immediate area and no
developments in the planning jurisdiction that are as large or as tall. As a
transition area from urban to rural, it would be anticipated that this area would
develop in a manner more consistent with other residential development in the
area, i.e. single family and duplex housing. It does not appear that the zone
change gives reasonable considerat:ion to the character of the area.
10. Will the proposed zone conserve the value of buildings?
It is undetermined what the impact of this development might be on the value of
other buildings in the area. It would appear that such a facility, because it is
residential in nature and will be generally well -maintained by the corporation,
would likely have an insignificant impact on the value of buildings in the area.
10i
11. Will the requested zone encourage the most appropriate use of the land
throughout the jurisdiction?
Because this rezoning request is marginal in its compliance with the urban
residential master plan designation and because of the topographical
characteristics of the site, it does not appear that this would encourage the most
appropriate use of land for this site, but more particularly for the planning
jurisdiction. It would be hoped that a facility such as this would locate closer to
the core area of Kalispell and its associated shopping, restaurants and other
services.
Project Narrative: The Waterford of Flathead Valley described itself as a Continuing
Care Retirement Community which is intended to provide for the needs of elderly from
the active stages of retirement through advanced stages of Alzheimer's within a safe
secure environment. Waterford has several facilities in the Pacific Northwest with one in
Helena and Butte although not as large as the one proposed in Kalispell.
The Waterford Kalispell facility is proposed to be a three phase project to be developed
over a period of about three to six years depending on their occupancy level. The three
story 50 foot tall building will house the main facility and contain a total square footage
of approximately 270,000 square feet. At full build out the main facility will include 193
congregate living units (modest apartments), 16 assisted living units, 24 special care
units, 32 Alzheimer's units and a health and fitness area. Parking will be provided with
an underground parking area and around the facility. In addition to the main facility, 12
duplex units (24 dwellings) and one triplex unit (three dwellings) are proposed near the
eastern portion of the site. The duplex and triplex units will have double car garages
attached to the dwellings. A 28 foot wide roadway which will be constructed to City
standards will provide additional on -street parking. Total area of the site is
approximately 22.91 acres.
All of units including the congregate living units, duplex and triplex units would be
occupied under a life tenancy agreement between Waterford and the residents with the
resident subject to an agreement which outlines the general terms and conditions of
occupancy. Services include some housekeeping services and grounds maintenance,
but does not entitle theteriant to a. vested interest in real estate or company assets.
There are provisions within the agreement for relocation within the Waterford facility if
higher levels of service or care are needed. It does not appear that this type of
arrangement would be subject to subdivision review since no title of property is made
nor can the units be sold on the open market, but only back to the corporation. If it is
determined that this arrangement requires subdivision review, this could be placed as a
condition of approval for the project.
Parking is proposed to be provided in an underground parking facility and in various
areas around the site and exceeds that which would be required under the zoning
regulations. Some'landscaping is indicated on the site plan, but a full landscape plan
was not been submitted with the application. Full elevation drawings were not
submitted with the application.
Primary access to the facility will be from Four Mile Drive which is currently a County
gravel road. Staff would recommend that Four Mile Drive be upgraded to City standards
including curb, gutter, boulevard and sidewalk which connects to the City's pedestrian
trail proposed for the north side of the street. A crossing can be coordinated with the
parks and recreation department. Pedestrian access to the ball park will be an
important recreational element of the project. It should be noted that the City of
7
Kalispell's Extension of Services Plan requires that water, sewer and roads serving a
development be extended to the furthest property boundary to anticipate future
development in the area. This means Four Mile Drive should be extended to the west to
the "top of the hill." Because of the steep grade other alternatives should be considered
among the County, the City and the Department of State Lands that owns the property
to the north.
Access within the facility will be provided by way of an internal road system that appears
to have full curb and gutter and sidewalks throughout the facility. A proposed private
roadway is proposed on the eastern portion of the site which will connect Four Mile
Drive with Summit Ridge Drive. Staff would recommend that this roadway be open to
the public to provide a north / south connection between Four Mile Drive and areas to
the south. In any event, the street should be built to City standards so that at some
point in the future if the duplex area were to be severed and sold as a separate parcel,
the City would be in a position to assume maintenance and ownership of the roadway.
An approach permit from the County will be required for the new street.
The PUD process would essentially eliminate the need for a conditional use permit or
variances since- the related impacts are intended to be addressed under this process,
including the public hearing and the ability of the public to make comment on the site
plan and mitigation strategies.
Section 27.21.020(2) outlines the review criteria to be considered by the planning board
for a PUD. The criteria is as follows:
1. The extent to which the plan departs from zoning and subdivision regulations
otherwise applicable to the subject property, including, but not limited t,l
density, bulk and use, and the reasons why such departures are or are not
deemed to be in the public interest.
As previously mentioned, there is a deviation from the zoning with regard to the
placement of a triplex unit in the area designated as R-4, a Two Family Residential
zoning district which does not allow multi -family dwellings. There is a deviation from
the zoning with regard to the height allowing in the area designated as RA- 1, a Low
Density Residential Apartment district which has a height limit of 35 feet. As proposed
the roof line for the main facility is 50 feet in most areas with some areas having a height
of 56 feet. The uses in the main facility, i.e. assisted living, nursing care and more
intensive patient care are all uses permitted within the RA- I zoning district. It appears
that the applicants chose the PUD process for reviewing this project to avoid multiple
reviews, but also because the excessive height limit would not be a good prospect for a
variance. Variances should only be granted when some unique and peculiar aspect of
the property limits the reasonable use of the property and results in undue hardship.
It could be offered that the departures from zoning serve the public interest because of
the need for the facility within the community. However, staff has serious reservations
about the precedent which may be set in this situation with the use of the PUD
mechanism to avoid compliance with the height limit of the district. It does not appear
that this project or the details submitted with the proposal meet the intent outlined in
the zoning regulations for the use of a PUD which is to "provide flexibility of
architectural design and mixing of land uses while preserving and enhancing the integrity
and environmental values of an area." It does not appear that consideration has been
given to protecting the environmental values of the area particularly values associated
with scenic vistas, views, ridgeline development and the character of the area. It does
not appear that the site of this facility was done in such as manner as to preserve or
enhance the environmental values or integrity of the area.
I) too [Z1*
1�4 # U�w V-4 10 t;l
9
common open space and the adequacy or inadequacy of the amount an
function of the open space in terms of the land Tise, densities and dwelli
types proposed in the plan; 11 1
Open space is defined in the Kalispell Zoning Ordinance as "Any part of a lot.
unobstructed from the ground upward. Any area used for parking or maneuvering of
automotive vehicles or storage of equipment or refuse shall not be deemed open space."
No formal park or open space areas have been indicated on the site plan. Some
landscaped areas have been indicated on the site plan. The entire facility including the
operation and maintenance of the facility, its grounds and open space areas will be
managed and maintained by the corporation.
A developed park area somewhere on part of site seems lacking particularly considering
the nature of the facility the fact that many of the tenants within the facility will be in
good health and able to enjoy outdoor facilities. Tenants who are in less that good
health may not be able to take a short walk to the ball park to the north. Additionally,
the adjoining ball park is not meant to function in this manner. Additional information
regarding landscaping, buffering and placement of street trees sihould be required.
Kalispell's Street Tree Ordinance requires spacing of trees at 40 foot intervals with a two
and a half inch caliper tree. This should serve as a guideline when developing the
landscaping for the site. All trees should be a min-imum of two inch caliper at planting.
All of the parking lots, roadways, sidewalks and landscape areas will be held in common
and will be maintained by Waterford. -
3. The manner in which said plan does or does not make adequate provision for
public services, provide adequate control over vehicular traffic and further
the amenities of light or air, recreation and visual enjoyment;
The extension of public water and sewer to the site is proposed as part of this
development. It has yet to be determined what the necessary improvements to the water
and sewer mains in the area will be required. An upgrade to Four Mile Drive will also be
necessary to provide primary access to the facility which should include curb and gutter,
landscape boulevard and sidewalk that connects to the City's pedestrian trail. Some on -
site park area should be developed as an amenity for the facility. It does not appear that
the applicants have made adequate provisions for mitigation of the visual impacts
associated with the height of the building or the massive size of the structure. These
elements will tend to reduce the scenic values of the area, conflict with the basic single
family character of the area and jeopardize the visual enjoyment of residents.
The developers will be required to assess the existing infrastructure and to make
adequate provisions for the upgrades necessary to serve the facility with regard to water,
sewer and roadways. At this time there is not enough information in the application to
adequately analyze the impact on the City sewer collection system in general and the
City's ability to meet the needs of the development. Stormwater drainage is intended to
be handled on site as there is no public storm drain sewers in the area. Historic flow on
the site an in the area may present great challenges in engineering a system that retains
all stormwater on site particular considering the topography of the site and the proposed
location of the stormwater retention basin indicated on' the site plan. However, no
detailed plan for handling drainage has been submitted with the application.
Traffic is proposed to be handled by developing roadways within the development. One
internal roadway provides circulation around the building and to employee parking lots
at the rear of the building. A new road which will connect between Four Mile Drive and
Summit Ridge Drive with access taken from Four Mile near the eastern portion of the
site. This road is proposed to be gated to prevent through traffic and to provide security
to the residents. Staff recommends that this roadway be constructed to City standards
will curb, gutter, boulevard, street trees and sidewalks. The Montana Department of
Transportation may require a new permit for Four Mile Drive depending on the traffic
9
impacts associated with the development.
4. The relationship, beneficial or adverse, of the planned development project
upon the neighborhood in which it is proposed to be established;
It is unclear exactly what the impacts of this project would be on the neighborhood in
the area. The scale of the structure along with the associated lighting, traffic and
stormwater drainage impacts could significantly effect the character of the area and
create adverse impacts to the neighborhood due to increased traffic from the site and the
creation of stormwater flows in the a-rea. Additionally, this is currentlya rather rural
area of the community which will be significantly changed with a facility of this
magnitude. However, some of these issues can be mitigated with adequate landscaping,
buffering, careful lighting and adequately engineered plans.
S. In the case of a plan which proposes development over a period of years, the
sufficiency of the terms and conditions proposed to protect and maintain the
integrity of the plan which finding shall be made only after consultation with
the city attorney;
This development is proposed to occur in three phases. Phase I would include building
portions of the main facility and the duplex units. Phases II and III would continue
depending on the occupancy rates. However, it appears that it would be necessary to
install all of the required infrastructure to serve the facility prior to the initiation of
Phases II and II. The zoning regulations require that bonding or other appropriate
collateral to ensure that all required improvements shall be. satisfactorily completed in
accordance to the approved plans, specifications and time schedule. In previous
approval of Buffalo Commons planned unit development, the city council required that
all of the required improvements be in place prior to the issuance of a building permit.
No collateral or bonding was proposed with this application.
*1 4 1$ 11 . .99 EM��
No other specific deviations from the Kalispell Zoning Ordinance can be identified based
upon the information submitted with the application.
Summa : The planning board should forward a recommendation to the city council
which may be a recommendation for approval in whole or in part, with or without
modifications, or recommend disapproval. The zoning regulations require that once the
plan is approved by the council the applicant shall submit a final plan in accordance
with the approval of the city council which incorporates any conditions which may be
imposed by the council. The final plan as approved, together with the conditions and
restrictions imposed, shall constitute the zoning for the district.
8) DIN W MeA, I
Staff recommends that the Kalispell City -County Planning Board and Zoning
Commission adopt FRDO s-,aff report #KPUD-99-1 as findings of fact and recommend to
the Kalispell City Council that the upon annexation the property be zoned R-4 and RA- 1
with a PUD overlay subject to the following conditions:
1. That the development of the site shall be in substantial compliance with
application submitted, the site plan and conditions for the PUD as approved by the
city council
2. That the extension of all services and facilities be done in accordance with the City
of Kalispell's Extension of Services plan dated November 6, 1995.
10
3. That the plans and specifications for water, sewer, drainage and grading shall be
reviewed and approved by the Kalispell Public Works Department.
4. That the fire access and suppression system shall be reviewed and approved by the
Kalispell Fire Department.
5. That the necessary easements be obtained for the extension of water and sewer
services to the site.
6. That the developer assess the need for a traffic impact study with the Public Works
Department to identify expected traffic impacts and that appropriate approach
permits be obtained from the T\Iontana Department of Transportation and Flathead
County Road Department.
7. That the proposed new roadway connecting between Four Mile Drive and Summit
Ridge Drive be constructed in accordance with the City of Kalispell's Design and
Construction Standards for local streets, and that upon completion, the road be
certified by a certified engineer licensed in Montana that the road has been so
constructed.
8. That the proposed new roadway be dedicated to the City of Kalispell upon
completion and that it be open for public use.
9. That Four Mile Drive be constructed in accordance with the City of Kalispell's
Design and Construction Standards for local streets and that, upon completion, the
road be certified by an engineer licensed in Montana that that road has been so
constructed.
10. Street trees shall placed within the landscape boulevard for the proposed new road
and be spaced at a minimum of 50 foot interval and shall be a minimum of a two
inch caliper at planting.
11. That the proposed new road shall be named and signed in accordance with the City
of Kalispell standards.
12. That a sidewalk or pedestrian path be constructed which provides a continuous
walkway from the facility to the ball park to the north and that a location for a
crossing connecting with the City's proposed pedestrian path be coordinated with
the Kalispell Parks and Recreation Department.
13. That a landscape'plan shall be submitted which provides landscaping around the
perimeter of the site, at the entrance and throughout the parking lots which shall
be submitted to the Flathead Regional Development Office for review and approval
prior to construction.
14. That a useable park area be developed within the site which provides amenities
such as tables, walkways landscaping and trees.
15. That a lighting plan be submitted which utilizes parking lot lighting fixtures which
do not exceed 15 feet in height and using shielded lenses which are not.visible from
beyond the property boundaries. Low level pedestrian and landscape lighting shall
be approved. No uplighting of the facility shall be permitted or other lighting which
create dispersed lighting around the facility or lighting which will create intrusive
impacts in the area. Sensitivity to the type and level of lighting necessary to
achieve security but not exceeding what is appropriate for its purpose shall be
used. A lighting plan shall be reviewed and approved by the Flathead Regional
Development Office prior to construction.
11
16. That the use of retaining walls in excess of four feet tall be avoided, but rather the
implementation of landscaped terracing be used to make the transition in the areas
requiring this type of work.
17. That a sign plan shall be submitted to the Kalispell Zoning Administrator which
complies with the zoning regulations for the district in which it is located. The sign
shall be externally lit, made of natural colors and materials and which utilizes an
integrated architectural design compatible with the facility.
18. That the units within Ahe facility shall not be deeded as real estate or as
condominium units without first obtaining subdivision approval from the Kalispell
City Council.
19. That the phasing and timing of the development shall occur as proposed. Bonding
for the proposed infrastructure and improvement or other acceptable means of
insuring that the improvements will be completed as proposed shall be provided by
the developer.
20. The developer and City of Kalispell shall execute a development agreement based
on terms and conditions included in the planned unit development.
H\ ... \KA\98\KPUD99-1
12
Thursday, January 28, 1999
PECDD Conference Room
MAIM
PJ. Sorensen, Zoning Administrator, Chairman Narda Wilson, FRDO
Darryl Byle, Plans Examiner Steve Kouritz, FRDO
Ted Waggener, Fire Chief Paul McGrath, Building Dept. Clerk
Craig Kcrzman, Building Official
The committee reviewed and discussed the following:
Smith's - nothing has been decided upon as yet and everything is in the maybe and what if stage. Traffic flow
is of some concernso as not to create a problem in the lot as well as entering and exiting it. The setbacks issue
needs to be settled. Should they be 5, 15, 20 fl.? Steve recommended rezoning the property to B-4 thereby
eliminating the setback requirement,;. Dick said there are no public works issues to concern him except that lie
wants easements established. Steve was concerned about a provision in the master plan for a major connector
road along the south edge of the property,
2. Jordan Laundromat - the only real concerns here are drainage and fire lanes. Dick did not think drainage
would be of any consequence since only a small area would go from gravel to pavement and therefore,
continue as is. The fire Department did not see any problem as long as the access remains upen. Final site
approval may be given by PJ aller receipt of an agreement from the Outlaw Inn for use of their system and a
set of drawings incorporating the changes.
3. Chokecherry Project - Steve says The parking plan will not work aad that the developers
should be told to comply with the zoning requirements or drop it. Also of concern is the issue
offill dirt. Steve recommended a geotcch survey of the soil to verify its condition. An engi.
necred foundation is also a possibility. Dick does nut wantan 8" sewer main extending onto private property
and therefore wants each unit to have separate service lines extending to the main. Project may require a second
fire hydrant to comply with the fire code and die fire chief Snow storageand mail box location are yet to be
resolved. The fire Department requested that the parking area be considered a driveway rather than a lane.
4. Waterford Development - Building height is still ofeuncerri. Ted says I ire protection isuflittle concern
fire suppression is built into the building desip
,n, such as sprinkling. What is ofconcera is the 2 I/z mile
distance from the fire station. Drainage and water col-lection are still issues. The developer wants to avoid a
subdivision classification and wants a PUD strictly because of the height issue. Will a PUD for this project set
a precedent? Other concerns included gating, streets, usable park space, exterior building siding materials and
the plan to use prefabricated strucLures manufactured in Canada andassembled in Kalispell by out of town
labor.
pm
cc: 10/ police Craig
fire FRT)O
parks Pi
pub ,vks - 2 darry I
Y'11
r lathead Regional Development Office
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
January 26, 1999
Al Thelan
Interim City Manager
City of Kalispell
P 0 Box 1997
Kalispell, MT 59901
Re: Waterford of Flathead Valley - A Senior Residential Facility
Dear Al:
This letter is being sent to you to solicit your input on the above referenced project.
Our office has received an application for a planned unit development on 22.91 acres
which includes a request for annexation into the city of Kalispell and a zone change.
The location is on the south side of Four Mile Drive approximately one half mile west
of Highway 93.
Existing zoning on the site is SAG-10, Suburban Agricultural, and is under the
Flathead County Zoning Regulations which sets a minimum lot size at ten acres for
the property. The proposed zoning is City of Kalispell RA-1, Low Density Residential
Apartment zoning on 11.48 acres and R-4, Residential, on the remainder. This
project would be accomplished through a planned unit development or "PUD".
The application proposes a senior housing complex in three phases with 12
residential duplexes, one triplex, and a three-story building containing 268 residential
units. The height of the multi -story is proposed at 50 feet with two towers up to 56
feet. The maximum building height in the R-4 district is 30 feet and in the RA-1
district is 35 feet. The complex would include congregate units, assisted living units,
special care units, and a1zheimer units. A City new street is proposed to extend from
Four Mile Drive to Summit Ridge Drive.
Our office will be preparing a report by February 1, 1999, to the Kalispell City County
Planning Board, who will hold a public hearing on the request on February 9, 1999.
Please submit your comments in writing or by phone prior to that date, so that they
can be incorporated into the staff report. If you have any questions, you can reach me
at 758-5980. Any comments you may have on this application are greatly appreciated.
Sincerely,
N P
Senior Planner
Providing Community Planning Assistance To:
Flathead County - City of Columbia Falls - City of Kalispell - City of Whitefish
illi�l� F 11 jii� ilil��104111111 151
!il ,
The regular meeting of the Kalispell City -County Planning Board and Zoning Commission is
scheduled for Tuesday, February 9, 1999, beginning at 7:00 PM in the Kalispell City Council
Chambers, Kalispell City Hall, 312 First Avenue East, Kalispell. During this regularly scheduled
meeting, the board will hold public hearings or take public comments on the following agenda
Z_1�
items and will make recommendations to the City Council or the Board of County Commissioners,
who will take final action:
1 A petition by Andrew Farris for a zoning map amendment in the Flathead County Zoning
Regulations from SAG-10 Suburban Agricultural on approximately I.S.7 acres and R-1
Suburban Residential on approximately 2.2 acres to R-3 One Family Residential on the
entire site. The proposed R-3 zoning would provide for single-family residential lots with
minimum lot area of 10,000 square feet (approximately 1/4 acre). The amendment would
increase the allowable density on the site from 3 lots to roughly 69 lots (assuming 10% of the
site would be used for roads). The property is located in the Evergreen Zoning District on the
north side of East Reserve Dr. The legal description is attached in Exhibit A.
2. A petition by Joseph Billig, Agent for The Waterford of Flathead Valley LLC, for annexation to
the City of Kalispell and a zoning map amendment and planned unit development on 22.91
acres. The location is on the south side of Four Mile Dr. approximately 0.4 mile west of
Highway 93. The existing zoning on the site is SAG-10 Suburban Agricultural in the
Flathead County Zoning Regulations, setting minimum lot size at ten acres. The proposed
zoning in the Kalispell Zoning Ordinance is RA-1 Low Density Residential Apartment on
11.48 acres and R-4 Residential on the remainder, as well as a PUD Planned Unit
Development overlay zoning district on the entire site. The application proposes a senior
housing complex in three phases with 12 residential duplexes, one triplex, and a three-story
building with 268 residential units and total floor area of 297,647 square feet. The height of
the apartment building would be 50 feet with two towers up to 56 feet, proposing to exceed
the maximum building height of 35 feet in the RA-1 district. The apartment building would
include congregate units, assisted units, special care units, and a1zheimer units. A new
street is proposed to extend from Four Mile Dr. to Summit Ridge Dr. The proposed
landscape area for the project is 13.68 acres. The legal description of the site is in Exhibit B.
0
3. A petition by Unicore Development Inc., on behalf of John J. and Brenda Lee Vincent, for
annexation to the City of Kalispell and a zoning map amendment on approximately 2.6
acres. The location is on the north side of California St. between 5th and 61h Av. E.N. The
existing zoning for the site in the Flathead County Zoning Regulations is R-1 Suburban
Residential, setting minimum lot size at limiting lot size to one acre. The proposed zoning in
the Kalispell Zoning Ordinance is R-3 Residential, reducing minimum lot size to 7,000
square feet. The legal description of the site is in Exhibit C. See also items 4 and S.
4. A petition by Unicore Development Inc., on behalf of John J. and Brenda Lee Vincent, for a
conditional use permit to construct 10 cluster development dwellings consisting of two
condominium fourplexes and a condominium duplex. The location is on the north side of
California St. between 5th and 6th Av. E.N. The site plan proposes a new private street to
access the units and a 0.849-acre park to be dedicated to the City as an addition to
Lawrence Park. The legal description of the site is in Exhibit C. See also items 3 and 5.
5. A petition by Unicore Development Inc., on behalf of John J. and Brenda Lee Vincent, for
preliminary plat approval of a 10-unit condominium subdivision on approximately 2.6 acres.
The location is on the north side of California St. between 5th and 6th Av. E.N. The legal
description of the site is in Exhibit C. See also items 3 and 4.
6. A request by Todd an6 ivar Gardner for preliminary plat a�, oval of the Amended Plat of
Lot 1, Ashley Business Park. The two -lot industrial subdivision is 7 acres in size. The site is
on the west side of Highway 93 South at the intersection of the proposed Highway 93
Bypass, approximately 0.6 miles south of the 4-corners intersection. The site is in an I-lH
Light Industrial -Highway zoning district. The property is described as Lot 1 of Ashley
Business Park Subdivision, Section 29, T28N, R21W, P.M., M., Flathead County, Montana.
7. A petition by the Theodore D. Fouts Trust for a zoning map amendment in the Flathead
County Zoning Regulations from B-3 Community Business and B-2 General Business to R-5
Two Family Residential. The location is on Ridgewood Dr. just east of LaSalle Rd. in
Evergreen. The proposed R-5 zoning is an urban residential district allowing duplexes on
each lot. The property is described as Lots 3, 4, and 5 of Block 6 in Larson's Acres 1st
Addition and Lot 5B of Block 2 in Larson's Acres, Section 33, T29N, R21W, P.M., M.,
Flathead County, Montana.
Documents pertaining to these agenda items are on file for public inspection in the Flathead
Regional Development Office, 723 Fifth Avenue East, Room 414, Kalispell, MT 59901, and are
available for public review during regular office hours. Flathead County Zoning Regulations are
also on file for public inspection at the Office of the Clerk and Recorder, Flathead County
Courthouse, Kalispell, MT, in Permanent File No. 16137.
Interested persons are encouraged to attend the hearings and make their views and concerns
known to the Board. Comments in writing may be submitted to the Flathead Regional
Development Office at the above address prior to the date of the hearing.
— Tj��, VV�z -
Thomas R. Jentz
Planning Director
Exhibit B
Watei- .-d of Flathead Vailev Inc. Zone ChL 'e
PROPOSED REZONING RA- 1
A portion of County Tract I in Government Lot 3 of Section 1, Township 28 North, Range 22
West, M.P.M., Fla&ad County, Montana, described as follows:
Commencing at the Northeast corner of the Northwest Quarter of said Section 1; thence
South a distance of 30 feet to a point on the south right-of-way of the County Road; thence
Westerly along the south right-of-way line of the County Road a distance of 582 feet, more or
less To the True Point of Beginning of the parcel being described; thence Westerly along said
south right-of-way line of the County Road a distance of 462 feet, more or less; &nce South
0' 2 lWest a distance of 785 feet, more or less; thence; thence East a distance of 738 feet,
more or less, to a point on the south boundary of said Tract 1, thence; North a distance of 105
feet, more or less, to the centerline of a 24' wide private road, thence; Northwesterly along said
centerline a distance of 615 feet, more or less, to a point, thence; North a distance of 80 feet,
more or less to the True Point of Beginning,
Said parcel containing approximately 11.48 acres
PROPOSED REZONING, R-4
A portion of County Tract I in Government Lot 3 of Section 1, Township 28 North, Range 22
West, M.P.M., Flathead County, Montana, described as follows:
Commencing at the Northeast corner of the Northwest Quarter of said Section 1; thence
South a distance of 30 feet to the point of beginning; thence; South 0' 40' West along said
subdivision line, a distance of 784.7 feet to a point, thence West a distance of 295 feet, more
or less to a point on the south boundary of said Tract 1, thence; North a distance of 105 feet,
more or less, to the centerline of a 24' wide private road, thence; Northwesterly along said
centerline a distance of 615 feet, more or less, to a point, thence; North a distance of 80 feet,
more or less, to a point on the south right -of way line of the County Road, thence; East along
said County Road right-of-way to the point of beginning of the parcel being described,
AND
The East 200 feet of the North 737 feet of Tract 1 CA lying and being in the Northwest Quarter
of Section 1, Township 28 North, Range 22 West, M.P.M., Flathead County, Montana,
described as follows:
Commencing at the Southeast corner of the tract described above; thence West, along the
South boundary of the tract described above, a distance of 200 feet; thence South along a line
parallel to the Quarter Section Line, a distance of 737 feet; thence East along a line parallel to
the South boundary of the tract described above, a distance of 200 feet to the Quarter Section
line; thence North along the Quarter Section Line, a distance of 737 feet to the point of
beginning.
Said parcel containing approximately 10.45 acres.
P-4-
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VICINITYM"
WATERFORD OF FLATHEAD VALLEY LLC
PLANNED UNIT DEVELOPMENT, ZONE CHANGE & ANNEXATION
FROM SAG-10, SUBURBAN AGRICULTURAL � WEST SIDE ZONING
TO RA-1 & R-4, RESIDENTIAL , KALISPELL ZONING DISTRICT
PURPOSE� TO ACCOMODATE A SENIOR HOUSING COMPLEX
FILE# KA-99�1, KPUD�99�1 PLOT DATE:01/20/99
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SCIMMATIC SrrE PLAN
WATERFORD of the FLATHEAD VALLEY
KAIZPMI, MONTANA
iWon"'n,
February 3, 1999
Narda Wilson, Senior Planner
Flathead Re-ional Development Office
ZZ
723 5 1h Ave East — Room 414
Kalispell, MT 59901
Subject: Waterford of Flathead Valley — A Senior Residential Facility
We have reviewed the proposed Waterford of Flathead Valley Development
which was sent to the Montana Department of'Fransportation Land Section —
Right -of -Way Bureau. Because this development will have minimal additional
impact on US 9' ), we have no comments at this time.
We appreciate the opportunity to review this planned development.
/Sandra S. Straeh ief
Program & Policy Analysis Bureau
Transportation Planning Division
cc: James Weaver, P.E., Missoula District Administrator
Steve Herzog, P.E., Area Maintenance Chief — Kalispell
Patricia Saindon, Transportation Planning Division Administrator
Dan Martin, Systems Impact Planner
03180
SWWATERTOR-D.doc
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BILLMAYER ENGINEERING
January 15, 1999
Mr. Steve Kountz
Flathead Regional Development Office
723 Fifth Avenue East
Kalispell, Montana 59901
RE: Waterford of the Flathead Valley
Dear Mr. Kountz:
APPLICAT';�.-. -
JAN i 5)1c-a
F. P. D, 3
In response to your letter of January 13, 1999 requesting clarification and additional
1.
information relating to the submitted zone change[PUD for the above development, we
C, C�
offer the following:
1. The followina table presents the phasing dates, units available and estimated
Z-� tn
employees per shift.
Phase
Start Construction
Phase I
July, 1999
Phase 2
July, 2001
Phase 3
July, 2003
Units Employees/Shift
114 12
232 16
290 18
2. The draft agreement required in Section 27.21.030(5)(g), contemplates multiple
Z'
ownership within the PUD in this development. The sole owner and therefor
responsible party is Waterford of the Flathead Valley, LLC. Since it would not be
practical for an entity to contract with itself, we felt this section does not apply.
3. As you know, the PUD approval will require the project construction to conform to
the approved concept. The submittal shows elevation views that exhibit the character
of the development, including general landscaping, structural height, roof profile, etc.
Other projects of this nature such as Buffalo Hill Terrace are constructed three stories
or more on a prominent hill in North Kalispell. This concept differs little from these
precedents.
2191 Third Avenue East - Kalispell, Montana 59901 - (406) 257-8708 - FAX (406) 257-8710
4. The Waterford offers the security of a gated community. Your desire to open the
connection road between Four Mile Drive and Summit Ridge Drive to public access
C�
w ill destroy that security for may of the duplex occupants. The existing traffic
I tl
pattern for the area will remain unaffected by the proposal. Future extension of
Summit Ridge Drive is provided for.
Please call if you have any further questions.
Sincerely,
BILLMAYER ENGINEERING
qj. J a yy Bi 11m a yy e r. ;PE.
Thursday, January 14, 1999
PECDD Conference Room
P.J. Sorensen, Zoning Administrator, Chairman
Craig Kerzman, Building Official
Steve Kount7- FRDO
Jim Hansz, Public Works Director
Darryl Byle, Plans Examiner
Orland Leland, Assistant Fire Chief
Mike Baker, ?arks Director
Paul 'McGrath, Building Dept. Clerk,
The committee reviewed and discussed the following:
1. Waterford Development - a proposed 295 unit housing development to be built off of Four
Mile Drive and accommodating only 55 and older residents, The scope of the project spans
from independent living units to assisted living units to Alzheimer's units. The site would
occupy 22.91 acres consisting of one triplex, 12 duplexes, and a main building consisting of
300,000 square feet. The location on the hill west of Higbway 93 with a building height of
50 feet would make this the highest spot in Kalispell. The developer has similar units in
Helena, Butte, Spokane and Vancouver, Washington. Discussed were concerns about water
pressure for hydrants, etc., drainage, parks, and road upgrades. Annexation to the city would
be sought and therefore a proposed private road should be designated as a city street.
2. Choke Cherry Development - A ten condo project to be built on E.California Street and
bordered on the north by a stccp slope down to the Stillwater slough. Annexation with a
zone designation of R-3, and a conditional use permit for clustering would be sought. Only 2
of the 9 acres would be used with the possibility of the other seven acres going to the city
parks for some "concessions". Discussed were concerns about water and sewer, tr=,
parking, and possible future development of the remaining acreage,
Cc: ID/ police crdig
fire FRDO
parks pi
pub wks - darryl
lathead Regional Development Offlce
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
January 13, 1999
Jay Billmayer FAX 257-8710
Billmayer Engineering
2191 3 rd Av. E.
Kalispell, MT 59901
Re: Waterford of Flathead Valley applications
Dear .'"-y,
We have received the zone change and planned unit development applications for the
Waterford of Flathead Valley development. To complete the planned unit development
application, hPlease submit the following additional information by noon on Friday,
January 15t .
1. To determine parking needs, estimate the number of employees per maximum shift
for each phase.
2. Submit a time schedule for phasing, per the planned unit development requirements
of the zoning regulations in section 27.21.030(5)(g).
3. Submit a draft agreement providing for a private organization with direct
responsibility for operation and maintenance of all common facilities, including
buildings, roads, snowplowing, drainage, landscaping, parks, et al., per the planned
unit development requirements in section 27.21.030(5)(g).
4. Submit an explanation of the reasons for varying the height limit from 35 to 55 feet
on the project. As discussed in my previous memo, FRDO recommends submitting
a mitigation strategy addressing the effects of the additional height on the character
of the area and fire safety.
S. Please clarify whether the access road between Four Mile Dr. and Summit Ridge Dr.
is proposed as a city or private street. As discussed earlier, FRDO recommends
that it be constructed and dedicated as a city street.
Please call if you have any questions on these items.
Sincerely,
Steve Kountz
Senior Planner
Itrs/99/waterfr2
Providing Community Planning Assistance To:
- Flathead County - City of Columbia Falls - City of Kalispell - City of Whitefish
UNIDO-
BILLMAYER ENGINEERING
Mr. Stephen Kountz
Flathead Recrional Development Office
C
723 Fifth Avenue East #414
Kalispell, MT 59901
January 11, 1999
RE: Waterford of the Flathead Valley, Zone Change/Planned Unit Development, Annexation to City of Kalispell
C�
Dear Mr. Kountz:
The following are submitted for your review and presentation to the Planning Board and the City of Kalispell.
I Z,
1. Petition for zonina amendment, City of Kalispell (original and two copies).
2. Review Fees — Waterford Development APPLICATION NAIA-F.'rQ�,11
A. Ck # 409261 - $400.00 — P.U.D. Review
7
B. Ck # 409289 - $515.00— Zone Chanae
3. Proposed Master Planning Site Plans JAN 11 1999
A. Waterford Development — S-1 1-7-99 (16 copies)
B. Billmayer Engineering — 1/1 1-6-99 (16 copies)
C. Zoning Map - 1/1 1-6-99 3 copies) F. R. D, 0.
D. Reduced Scale (Master Plan) - 3 copies)
4. Petition for Annexation to City of Kalispell (original and two copies)
5. Consent to Annex Aareement and Notice of Withdrawal from Rural Fire District (original and two copies)
V C,
6. Waterford Residence and Services Agreement E- I ( Example for Kalispell — three copies)
No covenants are proposed but Resident's Rights and Responsibilities Set Standards of Operation.
7. The Waterford, Preferred Retirement Community Information. (16 Packets)
8. List of Adjoining Land Owners (Three Copies)
9. Title Report (Commitment for Title Insurance) (original and two copies)
This information is submitted with the intention of being presented at the February Planning Board Meeting.
Any additional information you may require will receive our prompt attention.
Respectfully Submitted:
BILLMAYER ENGINEERING
J a yy /B i'I'l �m�a y c r, P. E.
2191 Third Avenue East - Kalispell, Montana 59901 - (406) 257-8708 - FAX (406) 257-8710