1. Conditional Use Permit - Buffalo Hill Terrace/Immanuel Lutheran HomeREPORT TO: Kalispell Mayor and City Council
FROM: Sean Conrad, Senior Planner
Jane Howington, City Manager
SUBJECT Conditional Use Permit for expansion of the Buffalo Hill Terrace and
Immanuel Lutheran Home senior living complexes
MEETING DATE: July 0, 2010
BACKGROUND: The Kalispell City Planning Board met on June S thand held a public
hearing to consider a request from the Immanuel Lutheran Corporation of Kalispell for a
conditional use permit to expand both the Buffalo Hill Terrace senior living community
and the Immanuel Lutheran Home. The facilities are zoned H- 1, Health Care, which
requires a conditional use permit for the expansion of a retirement home and nursing
home. The project proposal includes two phases, requesting the following expansions per
phase:
Phase 1:
• A three story resident unit addition to Buffalo Hill Terrace to include 6 assisted
living units and 7 independent living units
■ Assisted living commons at Buffalo Hill Terrace
• A 10 bed rehab and therapy cottage and associated site work at Immanuel
Lutheran Home
Phase 2:
Fellowship hall and associated site work at Buffalo Hill Terrace.
The project site, including both Buffalo Hill Terrace and Immanuel Lutheran Home, is
approximately 11.34 acres in size. The facilities are located at the northeast and
northwest corners of the intersection of Claremont Street and Crestline Avenue. The
facilities are across the street from one another however Buffalo Hill Terrace is addressed
as 40 Claremont Street and the Immanuel Lutheran Home is addressed as 185 Crestline
Avenue. The project site can be described as block 5 (Tract AA and A) of Highland Park}
lots 1-8 of block 1 and lots 1-14 of block 2 of Highland Park and tracts 6H, 0J, 0K and 01
(Abandoned Road - Summit Avenue) located in section 7, Township 28 North, Mange 21
West.
The Kalispell Planning j n g Department presented staff report KCU-10 -3 and reviewed the
proposed site plan. Staff recommended approval of the conditional use permit subject to 8
conditions.
During the public hearing portion of the meeting Jeff Frans, CEO of Immanuel Lutheran
Corporation and Gene Guszkowski from AG Architecture spoke in favor of the project.
Margaret Davis, an adjoining property owner, while not against the proposed project had
concerns with pedestrian and bicycle access to the hospital complex and safe routes
between. downtown Kalispell and Flathead Valley Community College. She wanted to see
additional sidewalks along Buffalo Hill 'Terrace's Highway 93 frontage. No one else spoke
either for or against the project and the public hearing was closed..
During the planning board discussion there were questions regarding the comments
during the public bearing about sidewalks along Highway 93. The planning board would
encourage the council to continue warping with the Montana Department of
Transportation to construct sidewalks from the junior college to the intersection of Main
and Idaho Street. However, the planning board did not believe the requested conditional
use permit warranted the applicant to construct a sidewalk along that portion of Highway
93 fronting the Buffalo Hill Terrace site. Following the planning board's discussion the
motion to recommend approval of the conditional use permit subject to the 8 conditions
was approved unanimously.
RECOMMENDATION*. A motion to approve the conditional use permit with the 8
conditions recommended by the planning board would be in order.
FISCAL EFFECTS. Minor positive impacts once fully developed.
ALTERNATPJW.0 As suggested by the city council.
Respectfully submitted,
Sean Conrad
Senior Planner
Report compiled: dune 28, 2010
c: Theresa white, Kalispell City Clerk
L
Jane Howington
City Manager
Return to:
Kalispell City Clerk
Po Box 1997
Kalispell, MT 59901
City of Kalispell
P. o. Box 1997
Kalispell, Montana 59903 - 1997
GRAFT OF CONDITIONAL USE
APPLICANTS: Immanuel Lutheran Corporation
185 Crestline .Avenue
Kalispell, MT 59901
Buffalo Hill Terrace
40 Claremont Street
Kalispell, MT 59901
LEGAL DESCRIPTION: Bloch 5 (Tract AA and A) of Highland Park; lots 1-8 of Bloch 1 and
lots 1. -14 of B lock 2 of High] and Park, and tracts 6H, 61, 6K and 61
located in Section 7, Township 28 forth, Range 21 west, P.111I.M.,
Flathead County, Montana
ZONE: Health Care, H-1
The applicant has applied to the City of Kalispell for a conditional use permit to expand both
the Buffalo Hill Terrace senior living community and the Immanuel Lutheran Home, to include a
three-story resident unit addition to Buffalo Hill Terrace, an assisted living commons at Buffalo Hill
Terrace, a 15 bed rehab and therapy cottage at hnmanuel Lutheran, and a fellowship hall in the
Health Care, H -1, zoning district.
The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on
June 8, 2010, held a public hearing on the application, tools public comment and recommended that
the application be approved subject to eight conditions.
After reviewing the application, the record, the KPD report, and after duly considering the
matter, the City Council of the City of Kalispell, pursuant to the Kalispell Zoning ordinance, hereby
adopts Kalispell Planning office Conditional. Use Report #K.CUW 10-3 as the Council's findings of
fact, and issues and grants to the above -described real property a conditional use permit to expand
both the Buffalo Hill Terrace senior living community and the Immanuel Lutheran. Home, to include
a three-story resident unit addition to Buffalo Hill Terrace, an assisted living commons at Buffalo
Hill Terrace, a 16 bed rehab and therapy cottage at Immanuel Lutheran, and a fellowship hall in the
Health Care, H-1, zoning district subject to the following conditions:
General Conditions
1. Commencement of the approved activity must begin within 18 months from the date of
authorization or a continuous good faith effort is made to bring the project to
completion.
Immanuel Lutheran Home
2. The building setbacks along Claremont Street and Crestline Avenue shall be 15 feet.
3. Prior to the issuance of a building permit the owner shall record a boundary line
adjustment or a written zoning lot determination by the zoning administrator for the lots
included in the rehabilitation and therapy cottage and associated parking lots to address
building code requirements and off-street parking issues.
4. Prior to the issuance of a building permit the owner shall provide the public works
department with a modified landscape island design along Claremont Street. The
department shall review and approve the design. Installation of the approved design
shall be completed prior to the issuance of a certificate of occupancy for the addition or
as otherwise required by the public works department.
5. The site plan shall be modified to include a sidewalk connection between the proposed
sidewalk just west of the rehabilitation and therapy cottage and the existing sidewalk
along Claremont Street. The modified site plan shall be reviewed and approved by the
public works department.
6. As part of the building permit application a detalled parking analysis shall be submitted
containing the maximum number of staff during a single shift, number of beds and total
parking spaces.
7. Prior to the issuance of a building permit the four parking spaces west of the main
entrance shall be redesigned so that all turning movements into and out of the parking
spaces are located on the property.
8. Prior to the issuance of a building permit the owner shall work with the parks and
recreation department to modify the landscape plan to include trees within the
boulevards of Claremont Street and Crestline Avenue.
Dated this f th day of Jul, 2010.
STATE OF MONTA,.NA
av
County of Flathead
Tammi Fisher
Mayor
On this day of , 2010 before me, a Notary Public, personally
appeared Tammi* Fisher, Mayor of the City of Kalispell, known to me to be the person whose name is
subscribed to the within instrument and acknowledged to me that she executed the same on behalf of
the City of Kalispell.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal, the
day and year first above written.
Printed Name.
Notary Public, State of Montana
Residing at Kalispell, Montana
My Commission Expires
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June 28, 2010
Jame Howington, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Conditional Use Permit for expansion of the Buffalo Hill Terrace and Immanuel
Lutheran Home senior living complexes
Bear Jane:
The Kalispell City Planning Board met on June 8th and held a public hearing to consider a
request from the Immanuel Lutheran Corporation of Kalispell for a conditional use permit
to expand both the Buffalo Hill Terrace senior living community and the Immanuel
Lutheran Home. The facilities are zoned H-1, Health Care, which requires a conditional
use pen -nit for the expansion of a retirement home and nursing home. The project
proposal includes two phases, requesting the following expansions per phase:
Phase 1:
■ A three story resident unit addition to Buffalo Hill Terrace to include 6 assisted
living units and 7 independent living units
• Assisted living commons at Buffalo Hill Terrace
• A 16 bed rehab and therapy cottage and associated site work at Immanuel
Lutheran Horne
Phase 2:
Fellowship hall and associated site work at Buffalo Hill Terrace.
The project site, including both Buffalo Hill Terrace and Immanuel Lutheran Home, is
approximately 11.34 acres in size. The facilities are located at the northeast and
northwest corners of the intersection of Claremont Street and Crestline Avenue. The
facilities are across the street from one another however Buffalo Hill Terrace is addressed
as 40 Claremont street and the Immanuel Lutheran Home is addressed as 185 Crestline
Avenue. The project site can be described as block 5 (Tract AA and A) of Highland Park;
lots 1-8 of block 1 and lots 1-14 of block 2 of Highland Park and tracts 6H, 6J, 6K and 61
(Abandoned Road -- Summit Avenue) located in section 7, Township 28 North, Range 21
West.
Sean Conrad, with the Kalispell Planning Department, presented staff report KCU-10--3
and reviewed the proposed site plan. He recommended approval of the conditional use
permit subject to 8 conditions.
During the public hearing portion of the meeting Jeff Evans, CEO of Immanuel Lutheran
Corporation and Gene Guszkowski from AG Architecture spoke in favor of the project.
Margaret Davis, an adjoining property owner, while not against the proposed project had
concerns with pedestrian and bicycle access to the hospital complex and safe routes
between downtown Kalispell and Flathead valley Community College. She wanted to see
additional sidewalks along Buffalo Hill 'Terrace's Highway 93 frontage. No one else spore
either for or against the project and the public hearing was closed.
During the planning board discussion there were questions regarding the comments
during the public hearing about sidewalks along Highway 93. The planning board would
encourage the council to continue working with the Montana Department of
"Transportation to construct sidewalks from the junior college to the intersection of Main.
and Idaho Street. However, the plying board did not believe the requested conditional
use permit warranted the applicant to construct a sidewalk along that portion. of Highway
93 fronting the Buffalo Hill Terrace site. Following the planning board's discussion the
motion to recommend approval of the conditional use permit subject to the 3 conditions
was approved unanimously.
Please schedule this matter for the July 6, 2010 regular city council meeting. You may
contact this board or Sean Conrad at the Kalispell Planning Department if you have any
questions regarding this -matter.
Sincerely,
Kalispell city Planning Board
Bryan. H. Schutt
President
Attachments: Letter of transmittal
Staff Report #KCU-10-3 and supporting documents
Draft minutes from the 6/8/ 10 planning board meeting
c wf Att: Theresa White, Kalispell City Clerk
c w/o Att: Irmnanuel Lutheran. Communities
Attn: Jeff Evans
185 Crestline Avenue
Kalispell, MT 59901
AG Architecture
1414 Underwood Avenue
wauxnatosa, wI 53213
CONDITIONAL USE PERMT
KALISPELL CITY PLANNING BOARD
JUNE s
!`
The Kalispell City Planning Hoard held a public hearing on this matter at the regularly
scheduled planning board meeting on June S, 2010. The following conditions are
recommended with approval of the conditional use permit:
General Conditions
1. Commencement of the approved activity must begin within 18 months from the date
of authorization or a continuous good faith effort is made to bring the project to
completion.
Inunanuel Lutheran Home
2. The building setbacks along Claremont street and Crestline Avenue shall be 15 feet.
3. Prior to the issuance of a building permit the owner shall record a boundary line
adjustment or a written zoning lot detennination by the zoning administrator for the
lots included in the rehabilitation and therapy cottage and associated parking lots to
address building code requirements and off-street parking issues.
4. Prior to the issuance of a. building permit the owner shall provide the public works
department with a modified landscape island design along Claremont Street. The
department shall review and approve the design. Installation of the approved design
shall be completed prior to the issuance of a certificate of occupancy for the addition
or as otherwise required by the public works department.
5. The site plan shall be modified to include a sidewalk connection between the proposed
sidewalk just merest of the rehab' 'tation and therapy cottage and the ewisting sidewalk
along Claremont street. The modified site plan shall be reviewed and approved by the
public works department.
0. As part of the building permit application a detailed parking analysis shall be
submitted containing the maNimum number of staff during a single shift, number of
beds and total parking spaces.
7. Prior to the issuance of a building permit the four parking spaces west of the main
entrance shall be redesigned so that all turning movements into and out of the
parking spaces are located on the property.
s. Prior to the issuance of a building permit the owner shall work with the parks and
recreation department to modify the landscape plan to include trees within the
boulevards of Claremont Street and Crestline Avenue.
PLANNING FAR THE F[T!'tJRE MONTAATAA
June 28, 2010
Jane Howington, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Planning Department
201 15` Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalisuell.com/plannins
Re: conditional Use Permit for expansion of the Buffalo Hill Terrace and Immanuel
Lutheran Home senior living complexes
Dear Jane:
The Kalispell City Planning Board met on June Sthand held a public hearing to consider a
request from the Immanuel Lutheran Corporation of Kalispell for a conditional use permit
to expand both the Buffalo Hill Terrace senior living community and the Immanuel
Lutheran Home. The facilities are zoned H-1, Health Care, which requires a conditional
use permit for the expansion of a retirement home and nursing home. The project
proposal includes two phases, requesting the following expansions per phase:
Phase 1:
• A three story resident unit addition to Buffalo Hill Terrace to include 5 assisted
living units and 7 independent living units
• Assisted living commons at Buffalo Hill Terrace
• A 16 bed rehab and therapy cottage and associated site work at Immanuel
Lutheran Home
Phase 2:
Fellowship Mall and associated site work at Buffalo Hill 'Terrace.
The project site, including both Buffalo Hill Terrace and Immanuel Lutheran Home, is
approximately 11.34 acres in size. The facilities are located at the northeast and
northwest corners of the intersection of Claremont Street and Crestline Avenue. The
facilities are across the street from one another however Buffalo Hill Terrace is addressed
as 40 Claremont Street and the Immanuel Lutheran Home is addressed as 185 Crestline
Avenue. The project site can be described as block 5 (Tract AA and A) of Highland Park;
lots 1-8 of block 1 and lots 1-14 of block 2 of Highland Park and tracts 6H, 6J, 6K and 61
(Abandoned Road - Summit Avenue) located in section 7, Township 28 North, Range 21
West.
Sean Conrad, with the Kalispell Planning Department, presented staff report KCU-10-3
and reviewed the proposed site plan. He recommended approval of the conditional use
permit subject to 8 conditions.
During the public hearing portion of the meeting Jeff Evans, CEO of Immanuel Lutheran
Corporation. and Gene Guszkowski from AG- Architecture spore in favor of the project.
Margaret Davis, an adjoining property owner, while not against the proposed project had
concerns with pedestrian and bicycle access to the hospital complex and safe routes
between downtown Kalispell and Flathead Valley Community College. She wanted to see
additional sidewalks along Buffalo Hill Terrace's Highway 93 frontage. No one else spoke
either for or against the project and the public hearing was closed.
During the planning board discussion there were questions regarding the comments
during the public hearing about sidewalks along Highway 93. The planning board would
encourage the council to continue working with the Montana Department of
Transportation to construct sidewalks from the junior college to the intersection of Main
and Idaho Street. However, the planning board did not believe the requested conditional
use permit warranted the applicant to construct a sidewalk along that portion of Highway
93 fronting the Buffalo Hill 'Terrace site. Following the planning board's discussion the
motion to recommend approval of the conditional use permit subject to the s conditions
was approved unanimously.
Please schedule this matter for the July 6, 2010 regular city Council meeting. You may
contact this board or Sean Conrad at the Kalispell Planning Department if you have any
questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Bryan H. Schutt
President
Attachments: Letter of transmittal
Staff Report #KCU-10-3 and supporting documents
Draft minutes from the 6 / 8 / 10 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Immanuel Lutheran Communities
Attn: Jeff Evans
185 Crestin.e Avenue
Kalispell, MT 59901
AG Architecture
1414 Underwood Avenue
waumatosa, WI 53213
EXHIBIT
l'
N OF KALISPELP
CONDITIONAL USE PERMIT
KALISPELL CITY PLANNING BOARD
The Kalispell City Planning Board held a public hearing on this matter at the regularly
scheduled planning board meeting on June 8, 2010. The following conditions are
recommended with approval of the conditional use permit:
General Conditions
1. Commencement of the approved activity must begin within. 18 months from the date
of authorization or a continuous good faith effort is made to bring the project to
completion.
Immanuel Lutheran Home
2. The building setbacks along Cla-remont street and Crestline Avenue shall be 15 feet.
3. Prior to the issuance of a building permit the owner shall record a boundary line
adjustment or a written zoning lot determination by the zoning administrator for the
lots included in the rehabilitation and therapy cottage and associated parking lots to
address building code requirements and off-street parking issues.
4. Prior to the issuance of a building permit the owner shall provide the public works
department with a modified landscape island design along Claremont street. The
department shall review and approve the design. Installation. of the approved design
shall be completed prior to the issuance of a certificate of occupancy for the addition
or as otherwise required by the public works department.
5. The site plan shall be modified to include a sidewalk connection between the proposed
sideway just west of the rehabilitation and therapy cottage and the existing sidewalk
along Claremont street. The modified site plan shall be reviewed and approved by the
public works department.
6. As part of the building permit application a detailed parking analysis shall be
submitted containing the maximum number of staff during a single shift, number of
beds and total parking spaces.
7. Prior to the issuance of a building permit the four parking spaces west of the main
entrance shall be redesigned so that all turning movements into and out of the
parking spaces are located on the property.
8. Prior to the issuance of a building permit the owner shall work with the parks and
recreation department to modify the landscape plan to include trees within the
boulevards of Claremont street and Crestlin.e Avenue.
This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a
request for a conditional use permit to expand the Buffalo Hill Terrace senior living
community and Immanuel Lutheran Home elderly housing and nursing home. A public
hearing on this matter has been scheduled before the Planning Board for June S, 2010
beginning at 6:00 PM, 1n the Kalispell City Council Chambers. The planning board will
forward a recommendation to the Kalispell City Council for final action..
Owner j Petitioner: Immanuel Lutheran Communities
Attn: Jeff Evans
185 Crestline Avenue
Kalispell, MT 59901
(406)752-9622
Technical Assistance-, AG Architecture
1414 Underwood Avenue
waumat❑sa, WI 53213
(414) 431-3131
A. size and. Location: The conditional use permit request includes building additions
at both the Buffalo Hill Terrace senior living community and Immanuel Lutheran
Home. These properties are a combined 11.34 acres (4.86 for Buffalo Hill Terrace
and 6.48 for the Immanuel Lutheran. Home) and are located across the street from
one another. Buffalo Hill Terrace is addressed as 40 Claremont street. Immanuel
Lutheran Home is addressed as 185 Crestline Avenue. The properties are generally
located at the northeast and northwest corners of the intersection of Crestline
Avenue and Claremont street. The properties can be described as block 5 (Tract
AA and A) of Highland Park; lots 1-8 of block 1 and lots 1-14 of block 2 of
Highland Park and tracts 6H, 6J, 6K and 61 (Abandoned Road -- Summit Avenue)
located in section 7, Township 28 North, Range 21 west.
B. Nature of Request: Immanuel Lutheran Corporation of Kalispell owns and
operates both Buffalo Hill Terrace and Immanuel Lutheran Horne. Because there is
a common ownership of these facilities, the request for a conditional use permit to
expand the facilities is being reviewed under one conditional use permit application.
The expansion of the facilities will occur in two phases. Phase one includes the
following:
Buffalo Hill Terrace
A three story resident unit addition to include a total of 14 new units (6
assisted living units and s independent living units) approximately 11,300
...... .... .... ............................... ..
square feet.
=� A one story assisted living commons area approximately 6, 200 square feet.
Immanuel -Lutheran Home
:iD A one story 16 bed rehabilitation and therapy cottage approximately 15,900
square feet.
Phase 2 includes the following improvements to Buffalo Hill Terrace:
:e A new one story Fellowship Hall addition approximately 5,000 square feet.
Renovations to the current commons area and associated site work for
parking, landscaping and vehicle entrances.
C. Existing Land. Use and. Zoning.- The two properties under review, Buffalo Hill
Terrace and Immanuel Lutheran Home, are already developed with the
aforementioned senior living or nursing home facilities. Associated parking areas,
driveways, common areas and landscaping are currently in place to serve the
existing facilities. The properties are zoned H -1 (Health Care) which is a zoning
district intended to provide hospital facilities and supportive services for the care of
the sick, elderly and distraught.
D. Surrounding Zoning and. Land. UsesZoning: This area can be described as a :nix
of elderly housing, medical offices, and single-family residences and supporting
complimentary uses such as a church and day care facility.
North: Mix of medical offices, a church, a day care and single-family
residences, H-I and R--3 zoning
South: single-family residences, R-3 zoning
Bast: Buffalo Mills Golf Course, P- I zoning
West: Highway 93
2
Figure I: Aerial view of the project site and surrounding land uses.
E. Growth Policy Designation: The Kalispell Growth Policy Future Land Use Map
designates this lot as urban residential. The map indicates that within the urban
residential land use designation appropriate uses include various types of
residential development (i.e. single fan -lily houses, duplexes and low density
apartment buildings) .
The H-1 zoning district is intended to provide areas for medical offices, hospitals,
retirement homes and elderly housing. Development with the district is required to
be served by public utilities.
F. Utilities / Services:
Sewer service:
Water service:
Solid waste:
Gas:
Electric:
Phone:
Police:
City of Kalispell
City of Kalispell,
City of Kalispell
Northwestern. Energy
Flathead Electric Cooperative
CenturyLink
City of Kalispell
3
Fire: Kalispell Fire Department
The application has been reviewed in accordance with the conditional use review criteria
in. the Kalispell zoning ordinance.
�.. site Suitability:
a. Adequate Useable Space: Although the Immanuel Lutheran Horne has
adequate space to accommodate the 16 bed rehabilitation and therapy
cottage the owner is requesting the building come within 15 feet of the
property boundaries along Cre stline .Avenue and Claremont street. The H- I
zoning district requires front and side corner setbacks of 20 feet. These
setbacks apply to the property boundaries along both Cre stlin e Avenue and
Claremont street. However, in the zoning ordinance update before the city
council, the planning board has recommended the 20 foot front and side
corner setbacks be reduced to 15 feet. The owner is requesting to be
permitted to place the rehabilitation and therapy cottage within 15 feet of the
property boundary in accordance with the planning boards recommendation
on the zoning ordinance update. The decreased setback will allow the new
addition to not impede the courtyard access between the proposed cottage
and existing Bratsberg wing. The planning department recommends the
planning board and city council consider this proposed setback as the
update to the zoning ordinance will most likely be adopted prior to the
building being constructed and no issues from the public or planning board
were brought up regarding the reduced setbacks in the H- I zoning district.
The Immanuel Lutheran Home project site is made up of 20 existing lots or
portions thereof. All the lots however are owned by Immanuel Lutheran.
Communities and are included in the entire campus setting of the Immanuel
Lutheran Horne. The individual lots are an issue with respect to the building
codes and the zoning ordinance. Increased building standards are required
when a building is on or is within 3 feet of a property boundary. For parking
requirements, the zoning ordinance requires the parking be provided on the
same lot as the building or use it is serving with applicable setbacks to
individual lot boundaries. The owner has two options to address the
building code and, zoning ordinance issues. A boundary line adjustment can
be file on the property to create one large lot to accommodate the new
addition and associated parking or a written zoning lot determination by the
zoning administrator can be issued. A zoning lot determination recognizes
the exterior boundaries of the combined lots as a single tract of land for the
application of area, dimensional and setback requirements of the zoning
ordinance.
The Buffalo Hill Terrace site is level in those areas proposed for expansion of
the facility. There is adequate space to accommodate the proposed
expansion plans.
b. Adequate Access: Access to the Immanuel Lutheran Houle is provided by
Cl
Crestline Avenue, Claremont Street and an alley along the northern property
boundary. Both Claremont street and Cresthne Avenue are city streets and
can accommodate the additional traffic associated with the proposed
addition. As part of the addition, the owner will be installing an off-street
parking lot off of Claremont Street north of the rehabilitation and therapy
cottage. Immediately west of the rehabilitation and therapy cottage the
owner is proposing a looped drop --off driveway and four parking spaces. The
looped driveway is situated so that drop offs and pickups can occur on. the
Immanuel Lutheran 1-Tome property at the main entrances to the
rehabilitation and therapy cottage. As part of the looped driveway design the
owner is proposing a small, quarter circle shaped landscaped island to better
define the driveway access from Claremont Street.
After reviewing the proposed looped driveway off of Claremont Street the
public works department is recommending the owner modify the landscape
island. The department is recommending the island shape be redesigned
into a rectangle instead of the current proposal of a quarter circle. This
recommendation is based on providing a better defined landscape island and
to alleviate potential maintenance issues during the snow season.
Figure 2
I _ A �4
,R f
Landscape island recommended ; E
(4) NEW
to be -redesigned R PXW.1NCni i s
Iff•
►a ,1 ,.s
L.J
En r
A-1 OW WAY•_
1 \
-�:ar- --.,1;�:9,?-�� •ava.+a3��" ..: x.- ,,;.!aers... �a�ro. - -'e1 x. ;%,•.g.s,.. .: =•a �so-s,��.�c •. ��,�iz ...:?,rs...�.a:�ww.; �:::: �...
r... ,.�:E�:'c , s�:., . �:a...,-�.`,:asc ..'. nri.,�-�' �� :€:".:` =`<�:rza•: .�..°,r`.3..s�.` ' ..��:.,.., �,�,�'`.�-.. .
The Buffalo Hill Terrace site is accessed off of Claremont Street. A looped
driveway, circling the existing facility, will still provide parking and fire
access to the perimeter of the facility. A revised main entrance will be
constructed as part of phase 2 in conjunction with the new fellowship hall.
41
Pedestrian access to both Buffalo Hill Terrace and Immanuel Lutheran. Home
is provided by sidewalks along Claremont street and Cre stline Avenu e .
There are internal sidewalks for the residents and employees in both.
facilities. After a review of the proposed additions, the public works
department is recommending a sidewalk connection be installed between the
proposed sidewalkjust west of the rehabilitation and therapy cottage and the
existing sideway along Claremont street. This connection will require a
minor adjustment in the landscaping plan to provide for the sidewalk.
C. Environmental Constraints: No significant environmental constraints are
associated with this property such as floodplain or wetlands areas, steep
slopes or severe drainage problems. There is a moderate slope along the
western edge of the Buffalo Hill Terrace property. However, na improvements
other than a storm water retention pond are planned in this area.
2. Appropriate Desi�:
a. Parkin Scheme: Currently there are 32 paved parking spaces provided for
the Buffalo Hill Terrace site. The parking is located on all sides of the facility
with a visitor parking lot adjacent to Claremont street. The proposed
additions will require some parking areas to be relocated with near parking
spaces proposed to the east and south of the future fellowship hall. Section
27.26.050(27) of the zoning ordinance requires one off-street parking space
for every two dwelling units for senior housing or assisted living facilities.
Buffalo Hill Terrace currently has 100 units, 70 retirement units and 30
assisted living units. with the proposed housing addition this will raise the
total number of dwelling units to 114 requiring a minimum of 57 off-street
parking spaces. The proposed number of off-street parking spaces after the
additions are completed will be 83, far above the required aminirnunz amount.
The Immanuel Lutheran Home currently has 73 off-street parking spaces.
With the addition of the rehabilitation and therapy cottage, 23 new off-street
parking spaces will be provided. These new parking spaces are shown in two
areas, a new 19 space parking lot off of Claremont street to the north of the
new addition and four parking spaces immediately wrest of the addition.
Section 27.26.050(27) of the zoning ordinance requires one off-street parking
space for every eight beds plus one space per employee at the maximum.
shift.
The Immanuel Lutheran. Horne has 155 beds. The new 16 bed rehabilitation
and therapy cottage will not add new beds to the facility, rather it will allow
some semi -private rooms to be convened to private rooms. with. 155 beds
the minimum amount of off-street parking would be 19 parking spaces.
What is not apparent at this point is the total number of staff at the facility
during the shift with the maximum number of employees. As part of the
building permit process a detailed parking analysis will be needed containing
the staffing numbers for the planning department to review-. As shown on
the proposed plans, with the proposed number of parking spaces to be 96, a
total of 77 staff members could be on the facility grounds at one time and the
parking would be adequate. The Immanuel Lutheran Horne has an
101
a
agreement to use off-street parking for its employees in the parking lot
immediately north of the site. This could alleviate any additional off-street
parking requirements however information regarding the off-street parking
easement will need to be submitted with the building permit application.
After reviewing the proposed parking plans there is one minor issue with the
four parking spaces located west of the rehabilitation and therapy cottage.
Off-street parking must maintain a rnininzum setback from the property line
if adjacent to a street or alley to provide for all back up and turning
movements to occur on the property, not the adjacent right-of-way. The two
non -handicap spaces in this area appear to be too close to the property line
to keep the turning movements on the property. Therefore, this parking area
will need some minor modifications. Either the parking spaces will need to
be moved closer to the building, thus increasing the distance to the property
line to permit turning movements on site, or a minimum of two of the
parking spaces may need to be eliminated. The owner will need to evaluate
the options and make the necessary changes to this parking lot prior to the
issuance of a building permit.
Figure 3
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Traffic Circulation: Traffic circulation for both of the sites will remain
relatively unchanged. Access to and from both sites is provided by
Claremont street. Crestlin.e Avenue and an existing alley also provide vehicle
access to the Immanuel Lutheran Horne. It appears that the traffic
M
circulation for the property is generally good.
C. open space: No specific open space requirements are applicable to either
the Buffalo Hill Terrace or Immanuel Lutheran Home other than those
associated with the required setbacks and maximum lot coverage
requirements. Because of the large size of the land both facilities are located
on, there is a significant amount of space on the site that is undeveloped.
d. Fencingf Screening/Landscaping: There is existing landscaping throughout
both facilities along the perimeter and located in courtyards within the
facilities. A landscape plan has been submitted which provides the general
theme of landscaping proposed for both facilities.
As part of the rehabilitation and therapy cottage expansion at the Immanuel
Lutheran Home, approximately 17 mature evergreen trees will need to be
removed along Claremont street. In their place, the owner is proposing a
combination of evergreen and deciduous shrubs, perennials and deciduous
and coniferous trees. several existing trees will remain to the northeast of
the cottage additions. The proposed landscape plan will complinnent the new
addition and provide for the needed landscaping between the future off-street
parking spaces and the property boundary along Claremont street. The
existing landscaping to the areas east of the new cottage addition will
remain.
The majority of the existing landscaping will remain on the Buffalo Hill
Terrace site. New landscaping on this site will also be made up of a
combination of evergreen and deciduous shrubs, perennials and deciduous
and coniferous trees. New landscaping is proposed along the northern
property boundary between the parking lot serving the facility and church
parking lot immediately north of the site.
Based on the proposed landscape plan no additional fencing or screening
appears to be necessary or appropriate. The landscape plan will need to
receive final approval from the parks and recreation department prior to the
issuance of a building perrn.it.
e. siraag_e: The Immanuel Lutheran Horne and Buffalo Hill Terrace have
existing signs for their facilities. Although no specific sign changes are
proposed with the conditional use perMi.t, any future signs will need to meet
the sign standards contained in the city's zoning ordinance.
3. Availabilityof Public ServicesFacilities:
a. Police: This facility is currently served by the Kalispell Police Department.
No increased i pacts to the police can be anticipated as a result of the
proposed expansion.
b. Fire Protection: Fire protection is currently provided by the Kalispell Fire
Department. There are existing fire hydrants located along Claremont street
and Crestline Avenue. In addition, both facilities have sprinkler systems
vrith Buffalo Hill Terrace developed with additional fire hydrants located
....... ....
along the perimeter of their campus. At the time of building plan review, the
building additions will be reviewed for compliance with currently adopted
building and fire codes.
C. water: City water mains currently serve the Immanuel Lutheran Home and
Buffalo Hill Terrace. water services needed for the proposed additions will
connect directly to the existing water mains. No significant impact on water
services provided by the city can be anticipated as result of this expansion.
d. Seger: Severer service is currently provided by the City of Kalispell. To
service the proposed assisted living commons and three story resident
addition at Buffalo Hill Terrace an 8--inch sewer main extension will be
required. The rehabilitation and therapy cottage at the Immanuel Lutheran
Home will connect to an existing 8-inch serer line within the Claremont
Street right-of-way. Insignificant impacts on city scorer services can be
anticipated as a result of the proposed expansion.
e . storm water: Included with the application are preliminary drainage plans
for both the Immanuel Lutheran Horne and Buffalo Hill Terrace. These plans
indicate using detention ponds and rain gardens to address the storm crater
runoff from the facilities. As part of the building permit review the public
works department will review the storm, water management plan to handle
the storm water associated with the new development. This plan will need to
be reviewed and approved by the public works department prior to the
issuance of a building permit.
f. streets: Claremont street and. Crestline Avenue currently provide the main
access to and front, the church property. Both streets are city streets and
generally meet city's design standards for streets with the exception of
limited to no boulevard along the west side of Claremont street and north
side of Crestline Drive. The east side of Claremont street has a five foot wide
boulevard currently landscaped with grass but no street trees are present.
when new construction occurs within the city other than single family
homes or duplexes, city staff has the authority to require improvements to
the adjacent street to bring the street up to or closer to current city
standards. Current city standards require street trees within the landscaped
boulevard.
The owners have provided a landscape plan for the Immanuel Lutheran
Home site which includes a combination of deciduous trees and shrubs.
These landscaping features are proposed along Claremont street and the
portion of the rehabilitation and therapy cottage's frontage along Crestline
Avenue. The parks and recreation department is recommending the owner
install street trees along Claremont street and Crestline Avenue for the
length of the street where new development is taking place, either the
building addition or associated parking lot. Given the owner's proposal to
densely landscape those areas along Claremont Street and Crestline Avenue
the parks and recreation department recommends working with the owner to
place some the trees shown on the Immanuel Lutheran Horne site within the
street boulevard instead. This wil1 bring the street up to current standards
0
and provide for an appropriate tree separation so that the root systems of the
trees in the boulevard do not conflict with those trees planted on the
Immanuel Lutheran property.
4. Neighborhood impacts. No neighborhood impacts are anticipated with the
approval of the conditional use permit to allow the proposed additions. Both of
these properties have been developed with the existing use for 15 or more years.
Based on the elevations submitted with the application the additions will use
exterior architectural elements found in the existing buildings on the site. The size
and scale of the proposed additions will be in keeping with the existing buildings
currently located on the Immanuel Lutheran Home and Buffalo Hill Terrace
campuses.
5. Consideration of historical use patterns and recent changes: The general
character of this neighborhood is a mix of non-residential uses including
professional offices, a day care and church. Residential development includes
single-family homes and a relatively high density of elderly housing attributable to
the Immanuel Lutheran Home and Buffalo Hill Terrace.
6. Effects on property values: No significant negative impacts on property values
are anticipated. As previously mentioned the proposed additions are compatible
with the surrounding residential development and will not create any adverse
impacts with regard to noise or traffic.
The staff recommends that the planning board adopt the staff report #KCU-10-03 as
findings of fact and recommend to the Kalispell City Council that the Conditional Use
Permit be approved subject to the following conditions:
General Conditions
1.. Commencement of the approved activity must begin within 18 months from the
date of au.th orizati on or a,, -continuous good faith effort is made to bring the project to
completion.
Immanuel Lutheran. Home
2. The building setbacks along Claremont street and Crestline Avenue shall be 15
feet.
3. Prior to the issuance of a building permit the owner shall record a boundary line
adjustment or a written. zoning lot determination by the zoning administrator for the
lots included in the rehabilitation and therapy cottage and associated parking lots
to address building code requirements and off-street parking issues.
4. Prior to the issuance of a building permit the owner shall provide the public works
department with a modified landscape island design along Claremont street. The
department shall review and approve the design. Installation of the approved
design shall be completed prior to the issuance of a certificate of occupancy for the
addition or as otherwise required by the public works department.
HEN
5. The site plan shall be modified to include a sidewalk connection between the
proposed sidewalk just west of the rehabilitation and therapy cottage and the
existing sidewalk along Claremont street. The modified site plan shall be reviewed
and approved by the public works department.
6. As part of the building permit application a detailed parking analysis shall be
submitted containing the maximum number of staff during a single shift, number of
beds and total parking spaces.
7. Prior to the issuance of a building permit the four parking spaces west of the main
entrance shall be redesigned so that all turning movements into and out of the
parking spaces are located on the property.
8. Prior to the issuance of a building permit the owner shall work with the parks and
recreation department to modify the landscape plan to include trees within the
boulevards of Claremont Street and Crestline Avenue.
11
-Sean Conrad
From:
Michelle Anderson
Sent:
Wednesday, May 26, 2010 8:31 ANC
To:
Sean Conrad
Subject:
FW: ILH expansion
-----Original Message- - -- ---W
From: Michael_ober@nps.gov [mailto:Michael—Ober@nps.gov
Sent : Tuesday, May 25, 2010 7 : 35 PM
To: Michelle Anderson
Cc: alannaober@yahoo.com
Subject: ILH expansion
Kindly permit us to express our objections to the proposed addition to the
Immanual Lutheran Home (ILH) on the following grounds:
--We have lived adjacent to the ILH -For the past twenty one (21) years and
have endured two expansions already and each one has caused increased
traffic and noise to our residential property located directly to the
north. These changes to the ILH campus have diminished our ability to
enjoy our quiet neighborhood. The proposal will clearly add to the
neighborhood traffic, and associated noise from ventilation
units, commercial delivery trucks, coolers, fans, garbage collectors and
snow removal equipment, all of which we have already experienced as a
result of the prior expansions.
---Parking is already at a premium at ILH. At times of increased visitation
for specific social events at ILH, we have had to put up with cars parked
in our driveway and adjacent to our home at 54 Buffalo Hill Drive to the
extent that we were unable to negotiate a safe and clear access to our
driveway. This proposal will only lead to a further deterioation of that
situation.
--The proposed expansion for the rehab and therapy "cottage" will
inevitably increase the above -mentioned traffic and noise and will
dramatically alter, in a negative manner, the existing campus of the ILH
by removing mature and attractive trees and shrubs and will obliterate the
existing grass and lawn perimeter of the current ILH footprint. we have
come to value the "campus" nature of the ILH grounds and this proposal will
only serve to expand the institutional footprint in such a way that it will
diminish our current property value by destroying the residential character
of the neighboring homes. As the institutional presence grows, my
residential property values go dawn.
--The term "cottage" is hardly a minor change in the look and feel of the
proposed 15,000 square foot expansion! This will change the appearance of
the campus area and change the feel of the entire neighborhood to the
detriment of all neighbors.
---The proposed change will also diminish our ability to enjoy our current
viewshed. Though one story in design, views downvalley will be negatively
altered.
--once, just once, we would like to see the Kalispell city planning board
and zoning commission, DENY a conditional use permit in favor of strong and
..-traditional .neighborhood values .... ...... instead .....of...._c.,orpo_rate...battom -11_ne_ ..p_rof.zt.s.._
1
We moved here because it was a quiet, simple and pleasant neighborhood
.s,ever.,a-I _ye_a.r_s --ago. . ,.it no lQnge_r is _. When is th_e ... city.._geing to _ adj ud_ .cate
on behalf of its residents instead of corporate interests?
Please deny this permit.
We are unable to be present at the public hearing but wish this to be our
formal public comment.
Michael and Alanna Ober
54 Buffalo Hill Drive
Kalispell, Mt 59901
2
To: Kalispell Planning Department, Kalispell City Commission 6/11/10
From: Margaret S Davis, owner 160 Charlotte Ave (family home for 40 years),
mailing address POB 788, Lakeside MT 59922), blems@aol.com
RE: Request for Conditional Use Permit by Immanuel Lutheran Hone Corp.
I was present and testified at the Planning Board meeting 6/8/ 10 and nay prepared
remarks are attached. I am providing Jeff Evans, CEO of ILH Corp with a copy of this
correspondence. He and his staff have indicated a willingness to work on some ❑f
the issues this CUP application has raised. I was surprised after attending a
neighborhood meeting ILH hosted that no one came forward at the public hearing to
discuss parking issues, which had been a topic at that meeting. I have no problem at
all with re -development at either Buffalo Hill Terrace [BHT] or Immanuel Lutheran
Horne CILH), but I am concerned with how the City of Kalispell plans for expected
growth in the H-1 zone. Further review of this CUP request is needed.
1. Planning report only mentioned Claremont and Crestline Avenues. BHT
portion of ILH Corp.'s property also adjoins Hwy 93 and Mission 5t. The 250
residents and 268 employees of BHT and ILH do not float in on hot air
balloons.
2. Planning report did not mention the posted "Private Drive" access to
property owned by ILH from N end of Mission St.
3. Planning report makes no reference to existing street rights -of -way and
possible improvements to Crestline-Claremont-Mission intersections.
4. Planning report made no reference to Kalispell Growth Policy goals.
S. Planning report does not distinguish between different residential uses at
BHT: private parking for High Density Residential Apartments vs. staff and
visitor parking and assisted living residents. Condition #6 will not provide
for an adequate analysis of parking needed for both ILH and BHT. Currently
ILH parking needs are not met on site but overflow onto the S side of
Crestline Ave. ILH's use of the parking lot owned by others to the N of ILH
will terminate should that lot be developed. The net loss of on street
parking due to new curb cuts should also be a part of the analysis.
6. Planning report did not cover loading berth requirements and whether the
existing berths meet the increased square footage of both ILH and BHT.
7. Planning report did not discuss adequacy of the interior drive and the
potential necessity for a fire lane at BHT. The interior drive is currently a
narrow two way street that serves both apartment dwellers' reserved
parking and deliveries. Fire hydrants are located on this private drive.
8. ILH Corp. is a very good citizen with a commitment to a safe community for
its residents, employees and neighbors. The City should work with them to
further the long-term goals of both. ILFI#s consultant, a specialist in senior
living from Waumatosa W1, seemed primarily interested in marketing
appeal, design standards, and responding to "changing expectations". He
also stated that this is "the first phase of redevelopment of the skilled
nursing facility" and that there will be "a new identity for assisted living".
(Planning Board hearing 6/8/10) Cleary the benchmarks for development
of ILH's 11.34 acres, approximately 10% of the H-1 zone, will beset with
this CLIP. ILH and BHT are assets for Kalispell and should grove, but it is not
acceptable to let current traffic and access problems, some of which are
attributable to ILH growth, go unaddressed by the City.
9. just because Hwy 93 is under the jurisdiction of ITT -DOT does not mean
there can be no sidewalks adjacent to it! Three property owners in Lakeside
have managed to build sidewalks fronting Highway 93 and so could ILH and
Kalispell.
10. Hwy 93/Sunset Blvd. speed limit increases to 45 mph W of the Cameron
Nine golf course's sixth hole. It is time to reduce the speed limit t❑ 35 mph
in vier of increased traffic to growing residential and health care
development in H-1 zone and the opening of major, new retail N of PvCC.
Through traffic can be accommodated on the Hwy 93 alternate.
11. The Health care zoning district is "intended to provide hospital facilities and
supportive services for the care of the sick, elderly, and distraught"
(27.12.010). Perhaps it is time to rewrite this definition to include
preventive services for those in good health and of sound mind?
12. The H-2 zone is now located in the physical center of Kalispell. The major
employers and community services in H-1, which are surrounded by high -
density residential areas and commercial and retail land uses are only safely
accessible by car. This compounds traffic loads on the marginally adequate
street system within the zone, requires more on and off street parking, and
endangers pedestrians and bicyclists. Despite H-1's close proximity to most
of Kalispell in mileage terms, "you can't get there from here" except in a
vehicle.
Prnr�NIt�c FoR�rxE Fr�v[� MO.1V��N
'ALI
Planning Depar-tment
201 15t Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www. kalispell.com/planning
APPLICATION FOR CONDITIONAL USE PERMIT
Additions and renovations to Buffalo Hill Terrace Senior Living
PROPOSED USE: Community including residential livin units commons areas and
a new fellowship hall. New 16 bed skilled nursing rehabilitation cottage and
OWNER(S) OF RECORD: therapy center at the Immanuel Lutheran property.
Name: Immanuel Lutheran Corporation of Kalispell , Montana
Mailing Address:
185 Crestline Avenue
City/State/Zip: Kalispell, Montana 59901 Phone:
406--752--9622
PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL
CORRESPONDENCE IS TO BE SENT:
Name: Immanuel Lutheran Communities, Attention: Jeff Evans
Mailing Address:
185 Crestline Avenue
City/State/Zip: Kalispell, Montana 59901 Phone: 406-752-9622
see additional contacts listed below
LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records):
Street Buffalo Hill Terrace Sec. Town- Range
Address: 40 Claemont Street) Kalispell No 7 shi T28N No R21W
Immanue ut eran home, rest lne Avenue, P a is ell a Mf 59901
Subdivision Tract Lot Block
Name: (see highlighted area) No(s). No(s). No.-
1. Zoning District and Zoning Classification in which use is proposed:
H-1 Health Care (Elderly Housing and Nursing Homes)
2. Attach a plan of the affected lot which identifies the following items:
a. Surrounding land uses. See Attached Exhibits
b. Dimensions and shape of lot.
C. Topographic features of lot.
d. Size(s) and location(s) of existing buildings
e. Size(s) and location(s) of proposed buildings.
f. Existing use(s) of structures and open areas.
g. Proposed use(s) of structures and open areas.
h. Existing and proposed landscaping and fencing.
The Belaire Group LLC, Attention: Marco DePalma, 1342 Boyd Drive, Irving, 'IX 75061
214--695--5537
A .. Architecture, Inc. At .. tention: Eugene R. Gus zkowski, 1414 Underwood Avenue, #301,
Wauwatosa, WI 53213 414--431-31.31
I LG
C.U.P. Permit Application
Phase 1 Components:
Resident Unit Addition (BHT)
Assisted Living Commons (BHT)
16 Bed Rehab Cottage and Therapy (ILC) and associated site work
Phase 2 Component
Fellowship Hall (BHT) and associated site work
Phase 2 is contingent upon available funding
3a. & 3h Traffic Flog and control and Access to and circulation within the property;
(BHT): The proposed Fellowship Hall and commons renovations at Buffalo Hill Terrace can be accessed from
the north and south from Claremont Street. A new 24' circular drive and drop off area replacing existing is
proposed off Claremont Street only. The Assisted Living commons and resident addition can be accessed off
the existing private drive connected directly to Claremont Street from the north and south. The existing
private drive shall be maintained and loops around 3 sides of the existing property. Claremont Street is an
existing 60' wide paved city street with curb, gutter, sidewalk and landscaping buffers per city zoning code.
All local zoning code setbacks and landscape requirements will be implemented and maintained.
(ILC): The proposed 16 bed rehab cottage at the Immanuel Lutheran site can be accessed from the north and
south from Claremont Street. A new 20' public drive and one way drop off area is proposed for direct access
of Claremont Street. Crestline Avenue is an existing 60' wide paved city street with curb, gutter, sidewalk
and landscaping buffers per city zoning code. Staff and public parking access is provided by an off street
parking lot located directly off Claremont Street and across from the new proposed Buffalo Hill Terrace main
entry. All local zoning code setbacks and landscape requirements will be implemented.
3c. Off-street parking and loading:
(BHT)- The existing parking area located at the main entry has been modified to provide two way parking
access from the north end of the site. The new circular drive and drop off area at the Fellowship Hall will
provide additional two way parking and accessible public parking. An easement to the existing south
property line is required to allow for (10) ten new surface parking spaces.
The existing resident parking area located at the main entry has been modified to provide new resident two
way parking accessed from the north end of the site and Claremont Street. Additional resident parking has
been provided along the private drive directly adjacent to the new commons and living areas on the north
end of the site.
l.� At the 16 bed Rehab and Therapy cottage, staff and public parking is provided by an off street parking
lot located directly off Claremont Street and across from the new proposed Buffalo Hill Terrace main entry.
Additional parking can be utilized from the existing off street parking located off of Crestline Avenue. All
local zoning code setbacks and landscape requirements will be implemented. Deliveries and ambulance
entry is proposed off a service drive located directly off Crestline Avenue. The service entry is located a
minimum 1 00' east of where Crestline Avenue and Claremont Street intersects.
3.d, Refuse and service areas: Both the Immanuel Lutheran Horne and Buffalo Hill Terrace have refuse
disposal service provided by Evergreen Disposal. Trash is picked up by Evergreen four times per week. Two
dumpsters and one recycling bin are located on the north side of the Immanuel Lutheran Home outside of
the kitchen and one dumpster and one recycling bin are located on the south side of the Buffalo Hill Terrace
outside of the kitchen. Service and delivery areas are located at both buildings at the same locations as the
dumpsters.
3e. Utilities: Existing services to be maintained. New construction service connections shall be completed
per the local zoning and state codes.
Sewer service: City of Kalispell
(BHT): An extension of an existing 8" sanitary sewer main will be required to provide sewer service to the
assisted living commons and the resident addition. The existing sanitary sewer main is presently located
within a utility easement on BHT property. A utility easement will be required for the extension of the
sanitary sewer main. Proposed sewer services will be connected to the existing main and the extension.
(ILC): An existing 8" sanitary sewer main is located within the Claremont Street ROW adjacent to the
proposed 18 bed rehab cottage. The proposed sewer service will be connected directly to the existing main.
Water Service: City of Kalispell
(BHT): An existing 1211
water main loops around BHT. Proposed water services will be connected directly to
this existing main.
(ILC): An existing C" water main is located within the Claremont Street ROW, adjacent to the proposed 16
bed rehab cottage. The proposed water service will be connected directly to the existing main.
Gas: Commercial Energy Cut Bank, MT excluding the 3 residential homes which is Northwestern Energy
Gas mains are located both north and south of the proposed development areas. Gas service routing will be
coordinated with the utility owner and established during the design phase.
Electric: Flathead Electric Cooperative
Overhead and underground electrical power is located all throughout the project area. Electrical service
routing will be coordinated with the utility owner and established during the design phase.
Phone: Century Link
Communications service is readily available in the project area, Communication service line routing will be
coordinated with the utility owner and established during the design phase.
Police: City of Kalispell
Fire: Kalispell Fire Department
Cable: Bresnan Communications
Cable service is readily available in the project area. Cable service line routing will be coordinated with the
utility owner and established during the design phase,
3f. Screening and Buffering;
Lawn and landscaped areas will be provided around all the new additions and construction to both
properties per the local zoning codes including off street parking lots. A final landscape plan will be
developed to provide tree, scrub, ground cover and plantings that will provide screening and buffers to the
adjacent property boundaries as required by local zoning. Decorative fencing will be restored around the
existing Dementia care courtyard located on the Immanuel Lutheran site for resident safety.
Trash and recycling receptacles located at the new AL commons, existing Buffalo Hill Terrace, and New
Rehab Cottage shall be screened with a built enclosure and gate to meet all city zoning requirements.
3g. Signs, yards and other open spaces:
Existing signage is subject to modifications and improvements as it relates to the new construction on both
sites. All new signage will meet the requirements as established by the city of Kalispell design standards.
All additions and new construction shall meet all yard and setback requirements as dictated by zoning code.
(BHT) open space courtyard is proposed at the Assisted Living commons. Refer to attached site plan.
(ILC) open space courtyard is proposed at the 16 bed Rehab cottage. Refer to attached site plan.
3h. height, bulk, and location of structures:
Proposed Building heights and locations are shown on attached campus plan; building heights not to exceed
local zoning requirements.
BHT Resident addition shall match adjacent building height.
BHT Assisted Living Commons Addition shall not exceed 25' feet in height.
BHT Fellowship Hall shall not exceed height of existing adjacent 3 story resident wings.
ILC Rehab Cottage shall not exceed 40 feet in height.
1. Location of proposed open space uses:
(BHT) The northwest corner of Buffalo Hill Terrace, facing the highway and church parking location, is
proposed for a storm water detention and water quality pond. Final size and depth will be established for
the proposed BHT development and for some attenuation of storm water flows from the ILC site. Detention
and water quality ponds shall comply with all local and state requirements. All other open spaces not
affected by additions or new construction shall remain.
An enclosed landscape courtyard space for residents is proposed at the Assisted Living commons area. Fire
Department access is located through the service entry and corridor. Two separate courtyard access are
provided off the main corridor at each end. Required exiting from the building is not through this courtyard.
(ILC) Existing open space located at the northwest corner of the Immanuel Lutheran site shall include a
storm water detention pond. Final size and depth will be established for the new building and parking areas
on the ILC site and shall comply with all local and state requirements. All other open spaces not affected by
additions or new construction shall remain. A semi -enclosed landscape courtyard space for residents is
proposed at the 16 bed Rehab cottage. The area is enclosed by a decorative fence with a gate located at the
north and south ends of the courtyard to allow Fire Department access and exiting. Required exiting from
the building is not through this courtyard.
As discussed in the preliminary application meeting on Friday, 23 April 2010, the ILC} 16 bed Rehab cottage
and therapy building is proposed and shown to be placed on site per the pending 2010 setback
requirements; placing the building closer to the adjacent existing Bratsberg vying may impede courtyard
access between buildings. We are asking that the Planning Board consider this easement as a condition of
the permit.
3. lours and manner of operation:
The Immanuel Lutheran Home is a 1 55-bed state -licensed skilled nursing facility offering 24-hour care and
services to inpatients. Service offerings include long -terra care, short-term rehabilitation, and memory
support. Operations are typical for a traditional nursing home.
The Buffalo Hill Terrace is a 1 go -unit state -licensed building offering 24-hour services t❑ senior citizens. 70
of the units are licensed as Retirement Home and 30 units as Assisted Living. Service offerings include
meals, housekeeping, laundry, recreation programming, and medical transportation. Clinical services are
provided in Assisted Living and primarily consist ❑f support with medications and activities of daily living.
Operations are typical for Senior Independent and Assisted Living.
3k. Noise, Light, Dust odors, fumes and vibration:
New additions and construction on existing properties it relates to shall be addressed in keeping with the
usage of the existing senior living residential and medical facility as well as the zoning of the property.
3. Qn a separate sheet of paper, discuss the following topics relative to the proposed
use,.
a. Traffic flour and control.
b . access to and circulation within the property.
C. off-street parking and loading.
d. Refuse and service areas.
e . Utilities.
f. screening and buffering.
g. signs, yards and other open spaces.
h. Height, bulk and location of structures.
i. Location of proposed open space uses.
j . Hours and manner of operation.
k. Noise, light, dust, odors, fumes and vibration..
4. Attach supplemental information for proposed uses that have additional
requirements (consult Planner).
I hereby certify under penalty of perjury and the laws of the state of Montana that the
information submitted herein, on all other submitted forms, documents, plans or any
other information submitted as a part of this application, to be true, complete, and
accurate to the best of any knowledge. should any information or representation
submitted in connection with this application be incorrect or untrue, I understand that
any approval based thereon may be rescinded, and other appropriate action taken. The
si g f this application signifies approval for the Kalispell Planning staff to be present
on the perty for routine monitoring and inspection during the approval and
Bevel p rocess.
Apic Signature
V---/ - ( pia
Dale