2. Ordinance 1716 - Zone Change - 1st ReadingPlanning Department
201 V Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.katispell.com/planning
REPORT TO: Doug Russell, City Manager�t_
FROM: Sean Conrad, Senior Planner
SUBJECT: Prestige Assisted Living Facility Request for Conditional Use Permit
MEETING DATE: September 4, 2012
BACKGROUND: : The Kalispell City Planning Board met on Tuesday August 14'h and held a public hearing to
consider a request by Health Care Reit, Inc. for a conditional use permit to expand the existing Prestige Assisted Living
Facility. The expansion includes constructing a one-story addition, approximately 19,000 square feet, which will include
assisted living units and memory care units, a common room and dining room. The property is 2.8 acres in size and is
zoned RA-1 (Residential Apartment) on the west half of the property and B-1 (Neighborhood Business) on the east half of
the property. The property is located at 125 Glenwood Drive, on the east side of the street approximately 250 feet north
of the intersection of Glenwood Drive and Two Mile Drive. The 2.8 acre site can be legally described as Tract 5 of
Certificate of Survey No. 11977 located in the NE '/ of Section 12, Township 28 North, Range 22 West, P.M.M.,
Flathead County, Montana. In addition to the conditional use permit, the city is sponsoring a zone change on the
property. The zone change would rezone that portion of the property zoned RA-1 to B-1.
At the hearing planning department staff presented staff reports KCU-12-3 and KZC-12-1 and reviewed the proposed
project. The staff recommended approval of the conditional use permit subject to 8 conditions and the zone change.
At the public hearing one resident living west of the project site spoke against the zone change. She was concerned about
the impacts the addition to this facility will have on the residential area and her property value. No one else spoke for or
against the zone change and use permit request and the public hearing was closed.
The planning board then acted on a motion to recommend the city council consider approving the conditional use permit
subject to the 8 conditions listed in the staff report and the zone change to B-1. The vote to recommend approval of the
conditional use permit and zone change was unanimous.
RECOMMENDATION: A motion to approve the first reading of the zone change and the conditional use permit with
the 8 conditions as recommended by the planning board.
FISCAL EFFECTS: Minor positive fiscal effects if the project is approved.
ALTERNATIVES: As suggested by the city council.
Respectfully submitted,
Sean Conrad
Senior Planner
Report compiled: August 28, 2012
c: Theresa White, Kalispell City Clerk
► ,, r►ir ► it ►', r • 1 r �; Ir ►. !
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(NEIGHBORHOOD BUSINESS) TO CITY B-1 (NEIGHBORHOOD BUSINESS)) IN
WHEREAS, Health Care Reit, Inc., the owner of the property described above, applied for a
conditional use permit for a 2.8 acre piece of property composed of two zoning
classifications, City RA-1 (Residential Apartment) and B-1 (Neighborhood
Business); and
WHEREAS, the property is located on the east side of Glenwood Drive approximately 250 feet
north of the intersection of Glenwood Drive and Two Mile Drive; and
WHEREAS, the zone change was the subject of a report compiled by the Kalispell Planning
Department, Staff Report #KZC-12-01, in which the Kalispell Planning Department
recommended that the entire property as described above be zoned B-1,
Neighborhood Business, pursuant to Kalispell City Code 27.29.020; and
WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on August 14,
2012, pursuant to Kalispell City Code 27.29.030; and
WHEREAS, after considering all the evidence submitted on the proposal to zone the entire
property, as described, B-1, Neighborhood Business, the City Council finds such
zoning to be consistent with the Kalispell Growth Policy 2020 and adopts, based
upon the criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of
County Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set forth in
Staff Report No. KZC-12-01.
NOW t' ORDAINED BY THE CITY COUNCILOF OF
KALISPELL, AS FOLLOWS:
SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1677) is hereby amended by designating the
entire property described above as B-1, Neighborhood Business, on
approximately 2.8 acres of land.
SECTION 11. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION III. This Ordinance shall take effect from and after 30 days of its passage by the
City Council.
Tammi Fisher
Mayor
Theresa White
City Clerk
PLANNING FOR THE FUTURE :MONTANA
August 27, 2012
Doug Russell
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
Re: Zone Change and Conditional Use Permit for Prestige Assisted Living Facility
Dear Doug:
The Kalispell City Planning Board met on Tuesday August 14'h and held a public hearing to consider a request by Health
Care Reit, Inc. for a conditional use permit to expand the existing Prestige Assisted Living Facility. The expansion
includes constructing a one-story addition, approximately 19,000 square feet, which will include assisted living units and
memory care units, a common room and dining room. The property is 2.8 acres in size and is zoned RA-1 (Residential
Apartment) on the west half of the property and B-1 (Neighborhood Business) on the east half of the property. The
property is located at 125 Glenwood Drive, on the east side of the street approximately 250 feet north of the intersection
of Glenwood Drive and Two Mile Drive. The 2.8 acre site can be legally described as Tract 5 of Certificate of Survey
No. 11977 located in the NE % of Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana.
In addition to the conditional use permit, the city is sponsoring a zone change on the property. The zone change would
rezone that portion of the property zoned RA-1 to B-1.
At the hearing, Sean Conrad of the Kalispell Planning Department presented staff reports KCU-12-3 and
KZC-12-1 and reviewed the proposed project. The staff recommended approval of the conditional use permit subject to 8
conditions and the zone change.
At the public hearing one resident living west of the project site spoke against the zone change. She was concerned about
the impacts the addition to this facility will have on the residential area and her property value. No one else spoke for or
against the zone change and use permit request and the public hearing was closed.
The planning board then acted on a motion to recommend the city council consider approving the conditional use permit
subject to the 8 conditions listed in the staff report and the zone change to B-1. The vote to recommend approval was
unanimous.
Please schedule this matter for the September 4t' 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
Chad Graham
President
Attachments: Letter of transmittal
Staff Report 4KCU-12-3/KZC-12-1 and supporting documents
Draft minutes from the 8-14-12 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Health Care Reit, Inc., 7700 NE Parkway Drive, Ste. 300, Vancouver, WA 98662
William Ruff 720 NW Davis Street, #300, Portland, OR 97209
EXHIBIT
HEALTH•
CONDITIONAL
August 14, 2012
The Kalispell City Planning Board held a public hearing on this matter at their regular planning board
meeting on August 14, 2012. The planning board recommended the following conditions be placed
on the conditional use permit:
On -going conditions:
That commencement of the approved activity must begin within 18 months from the date of
authorization or that a continuous good faith effort is made to bring the project to completion.
2. All utilities shall be placed underground.
Prior to the issuance of a building permit:
3. The building permit application site plan and elevations shall substantially comply with the
approved site plan.
4. A parking lot plan drawn in accordance with chapter 27.24 of the zoning ordinance shall be
reviewed and approved by the planning department. The plan shall also include an
approximate time for parking lot paving.
5. A storm water management plan designed in accordance with the city's storm water standards
shall be submitted to the public works department for review and approval.
6. A revised landscape plan shall be provided to the Kalispell Parks and Recreation Department
for review and approval. The plan shall specify tree and shrub type and size at the time of
planting for the parking areas and areas around the building.
Prior to issuance of a Certificate of Occupancy
7. The approved storm water plan shall be implemented.
8. All landscaping shall be installed per the approved landscape plan.
HEALTH CARE REIT, INC.
KALISPELL PLANNING DEPARTMENT
REPORTSTAFF 1
REPORT 11di
STAFF 1
1
This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a
request for a conditional use permit to for a conditional use permit to expand the existing
Prestige Assisted Living Facility. In addition to the conditional use permit, the city is
sponsoring a zone change on the property. The zone change would rezone that portion of the
property from RA-1 (Residential Apartment) to B-1 (Neighborhood Business) . A public hearing
on this matter has been scheduled before the Planning Board for August 14, 2012 beginning at
6:00 PM, in the Kalispell City Council Chambers. The planning board will forward a
recommendation to the Kalispell City Council for final action.
ZT-01W I 0a W I10• •
In May of 1997 the city council approved a conditional use permit on the property for a
residential care facility. The facility, Prestige Assisted Living, is a 44 unit facility accommodating
the daily needs of its elderly residents. The facility is staffed 24 hours a day with residents living
in individual rooms and meals provided in a central dining room. The building is two stories and
has a combined floor area of approximately 35,000 square feet.
The owners of the facility are requesting a conditional use permit to expand the facility. The
expansion includes constructing a one-story addition, approximately 19,000 square feet,
which will include assisted living units and memory care units, a common room and dining
room. The proposed expansion will be constructed east of the existing building, between the
building and North Meridian Road. The property is zoned RA-1 (Residential Apartment) and
B-1 (Neighborhood Business). Both zoning districts require a conditional use permit for the
expansion of a residential care facility.
In addition to the conditional use permit request, the Kalispell Planning Department is
initiating a zone change on the property to B-1. As stated above, the property currently has
two zoning districts, RA-1 and B-1. The property owners initially had concerns that the two
zoning districts on the property would cause difficulties in obtaining a conditional use permit.
The Kalispell Zoning Ordinance recognizes that some properties may have more than one
zoning district on them and provisions are in place to deal with a single lot with two zoning
districts. In this case, the planning department felt it would be easier for both the department
and property owner in the future if the entire property had just one zoning district. Therefore,
the planning department is including a zone change proposal as part of this project with the
consent of the owners.
Owner: Health Care Reit, Inc.
7700 NE Parkway Drive, Ste. 300
Vancouver, WA 98662
(360) 735-7155
Consultant: William Ruff
720 NW Davis Street, #300
Portland, OR 97209
(503) 221-1121
Size and Location: The property is 2.8 acres in size and is located at 125 Glenwood
Drive, on the east side of the street, approximately 250 feet north of the intersection of
Glenwood Drive and Two Mile Drive. The 2.8 acre site can be legally described as Tract
5 of Certificate of Survey No. 11977 located in the NE 1/4 of Section 12, Township 28
North, Range 22 West, P.M.M., Flathead County, Montana.
A. Summary of Request: The owners of the Prestige Assisted Living facility are requesting a
conditional use permit to expand the facility and provide additional rooms for assisted
living clients and memory care clients. The new addition will be a 19,000t square foot
single story building and include 8 one bedroom assisted living units and 16 memory care
units. The new addition will also include a common area and dining area for clients.
Figure 1
Picture of the existing Prestige Assisted Living facility looking east from Glenwood Drive
B. Existing Land Use and Zoning: The 2.8 acre project site includes the 44 unit Prestige
Assisted Living facility, associated parking lots and landscaping on the west half of the
property. There is a service lane on the north side of the facility which connects
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Glenwood Drive to North Meridian Road. Only a portion of this service lane is paved.
On the east half of the property are two 12' x 25' sheds located on an approximately 30'
x 90' concrete slab. Also on the east side of the property, along the northern property
boundary, is another concrete slab with dimensions of approximately 18' x 96'.
The 2.8 acre project site has two zoning districts on it, RA-1 (Residential Apartment)
and B-1 (Neighborhood Business) . The RA-1 zone covers the western half of the
property and is the zoning district which encompasses the current 44 unit Prestige
Assisted Living facility. The RA-1 district is a residential district intended to provide for
areas for multi -family uses and compatible non-residential uses of medium land use
intensity. Residential care facilities are anticipated in this zone with the issuance of a
conditional use permit.
The B-1 zone covers the eastern half of the property which is currently undeveloped.
The B-1 zone is a business district intended to provide commercial and professional
office uses where such uses are compatible with the adjacent residential areas.
Development scale and pedestrian orientation are important elements of this district.
Residential care facilities are anticipated in this zone with the issuance of a conditional
use permit.
C. Adjacent Land Uses and Zoning: The immediate area is characterized by a mix of
commercial development north and south of the project site. The commercial
development includes a bank to the south and professional offices in a two story building
north of the site. West of the site are a series of townhouse developments and the County
Fairgrounds are east of the site. Business zones of B-1 and B-2 are located to the north
and south of the project site. The fairgrounds is zoned P-1 (Public) and the townhouse
developments are zoned RA-1.
3
Figure 2:
Aerial view of the project site (outlined in red) and adjacent land uses
D. Relation to the Growth Policy: The Kalispell City Growth Policy Map designates the 2.8
acre project site as Urban Mixed Use. The growth policy map lists uses such as retail,
offices, residential and limited industrial as appropriate land uses in the Urban Mixed Use
land use designation. The requested conditional use permit to expand the residential care
facility is an appropriate land use for the property.
E. Utilities/Services:
Sewer service:
Water service:
Solid Waste:
Gas:
Electric:
Phone:
Police:
Fire:
Schools:
City of Kalispell
City of Kalispell
City of Kalispell or Evergreen Disposal
Northwestern Energy
Flathead Electric Cooperative
CenturyLink
City of Kalispell
Kalispell Fire Department
School District #5, Kalispell
M
This application has been reviewed in accordance with the conditional use review criteria in the
Kalispell Zoning Ordinance.
1. Site Suitability:
a. Adequate Useable Space: The property is approximately 2.8 acres in size and
includes the Prestige Assisted Living facility, associated parking and landscaping.
There is adequate space on the site for the proposed 19,000± square foot addition.
b. Adequate Access: The property has vehicle access on two sides. On the west side
the property has two driveways onto Glenwood Drive. Both driveways provide
access to the parking lot serving the building. The east side has one driveway
approach onto North Meridian Road. The applicant's site plan shows this driveway
being utilized to provide access to the new addition.
C. Environmental Constraints: There are no obvious environmental constraints
apparent on the property.
d. Height, bulk and location of the building The proposed addition will be a single
story structure. The building will have a footprint of approximately 19,000 square
feet with the longest side of the building, at approximately 250 feet, parallel to the
north property boundary. A secure patio area and lawn for the residents will be
located on the south side of the building with a 10 space parking lot east of the
building.
The property has two zoning district on it however the addition is located primarily
in the B-1 zone. The proposed addition meets the minimum setback requirements
of the B-1 zone. The proposed building, its height, location and building footprint
comply with the B-1 zoning districts development standards.
a. Parking Scheme: The proposed site plan shows 12 new parking spaces. The
property currently has 22 parking spaces west of the facility. Section 27.24.050(7)
of the zoning ordinance provides minimum off-street parking standards by use.
The proposed use, an assisted living facility, requires one space per two dwelling
units. The current facility has 44 units and has the minimum required spaces of
22. The proposed addition will add 24 more units (8 assisted living units and 16
memory care units) requiring 12 more off-street parking spaces which the site plan
has included.
A detailed parking lot layout plan was not provided at this time. The site plan
submitted with the application indicates the minimum required parking can be met
on -site. As a recommended condition of approval the planning department is
requiring the developer to submit a revised parking lot plan to the planning
department. The planning department will need to review and approve the revised
plan prior to the issuance of a building permit.
5
b. Traffic Circulation: Vehicle traffic can enter the property along Glenwood Drive at
two driveways leading into the parking lot on the west side of the building. When
the proposed addition is completed vehicle traffic will also be able to enter/exit on
the east side of the property onto North Meridian Road. Both Glenwood Drive and
North Meridian Road are capable of handling the anticipated traffic from the
current 44 unit assisted living facility and the additional 24 units proposed as part
of this conditional use permit.
The proposed site plan shows the existing 20-foot service road on the north side of
the property being extended east connecting Glenwood Drive to North Meridian
Road. The property immediately north also has an access driveway connecting
Glenwood Drive and North Meridian Road. As proposed, the two driveways would
be separated by a vinyl fence and landscaping.
The property owner immediately north of the project site, whose driveway currently
connects Glenwood Drive to North Meridian Road, contacted the planning
department and suggested that combining the approaches onto Glenwood Drive
and North Meridian Road would be advantages to both properties. Figure 3 shows
the separation of the two driveways onto Glenwood Drive at approximately 32 feet.
This distance is the from the center lines of the driveways. The driveways onto
North Meridian Road have a separation of approximately 75 feet. By combining the
driveway approaches the potential conflicts between vehicles entering or leaving
both properties would be minimized. The city's design and construction standards
regarding driveway separations does not require the Prestige Assisted Living
property to combine its driveway approaches with the property owner to the north.
However, the owners representative, William Ruff, has contacted the property
owner immediately north to work on a shared driveway approach.
Col
Figure 3
Distance between driveway approaches
C. Open Space: No specific open space requirements are required under the RA-1 and
B-1 zoning districts for assisted living facilities. The current facility has landscaped
open space areas around the building with an outdoor space east of the current
facility for the enjoyment of the residents. The proposed addition will also be
providing a landscaped courtyard which will be secured by perimeter fencing.
d. Fencing/Screening/Landscaping: The facility has an existing vinyl fence located on
the north and east sides of the property. The proposed site plan indicates the vinyl
fencing will be extended along the north property boundary and south of the
proposed addition. In addition to the fencing, complimentary landscaping around
the building and a small garden area are included in the proposed site plan. As
part of the building permit review the city's architectural review committee will
review and approve the landscaping plans along with the building elevations.
e. Signage: No specific sign plan has been proposed as part of the application. There
7
is already a sign for the facility within the parking lot facing Glenwood Drive. Any
additional signs for the property would require a permit. The sign permit process
insures any sign proposed on the property meets the sign standards within the
zoning ordinance for size, height and location.
f. Lighting Section 27.26.030 of the Kalispell Zoning Ordinance sets standards for
all outdoor lighting on commercial or residential structures. No specific outdoor
lights or lighting plan was submitted with the conditional use permit application.
Upon submitting a building permit application the outdoor lighting will be required
to meet the city's ordinance code.
a. Schools: This site is within the boundaries of School District #5. No impact is
anticipated with the proposed use since the proposed addition will be provided
housing to senior citizens.
b. Parks and Recreation: There should be no significant impact on the parks and
recreation programs and facilities as a result of this use. The developer is providing
areas to recreate on site as discussed on page 6 of this report.
C. Police: Police protection will be provided by the Kalispell Police Department. No
unusual impacts or needs are anticipated from the proposed use.
d. Fire Protection: Fire protection will be provided by the Kalispell Fire Department.
There is an existing fire hydrant in the parking lot west of the current facility.
Additional fire hydrants are located on the west side of Glenwood Drive and east
side of North Meridian Road.
e. Water and Sewer: City water and sewer mains currently serve the property. The
city has a 12-inch water main and a 15-inch sewer main within the North Meridian
Road right-of-way. The application notes that the facility currently has service lines
from these mains. The proposed addition will either use the existing service lines
or install new service lines if the current ones are determined insufficient. There is
sufficient capacity within the water and sewer mains to serve the proposed
addition. No significant impact on water or sewer services can be anticipated as a
result of this use.
f. Storm Water Drainage: There is an existing 36-inch storm water main east of the
project site in the North Meridian Road right-of-way. Storm water runoff from the
site shall be managed and constructed per the City of Kalispell Construction and
Design Standards. Prior to receiving a building permit the developer will need to
submit a construction storm water management plan to the Public Works
Department. This plan will need to show how storm water will be treated and
where it will be directed during construction activities and once the proposed
addition is completed.
g. Solid Waste: Solid waste pick-up is provided by the City however the developer has
the option to use Evergreen Disposal. The facility's garbage collection is located on
the north side of the facility, along the northern access driveway.
0
h. Streets: Glenwood Drive is located west of the project site. Glenwood Drive is a city
street with curb and gutters on both sides and a sidewalk on the west side. There
are no sidewalks on the east side of Glenwood Drive in the vicinity of the project
site.
East of the project site is North Meridian Road. North Meridian Road is a city street
that has had significant upgrades in the last 5 years. It can accommodate a
significant amount of traffic with two north bound and two south bound lanes as
well as a center turn lane. Curb, gutters and sidewalks are located on both the
east and west sides of the street.
No significant impacts are anticipated with the development of the proposed
addition. Few if any of the future residents in the addition will be driving and the
adjacent streets can accommodate the increased traffic the facility may generate
based on increased staffing and visitors.
Sidewalks: The proposed site plan shows sidewalks and a meandering pathway in
and around the facility. These sidewalks and pathways provide the residents an
easy, comfortable area to walk around the grounds. Sidewalks are provided along
both sides of North Meridian Road and on the west side of Glenwood Drive, they are
currently lacking on the east side of Glenwood Drive.
. Neighborhood impacts: The site is located in a well -established commercial/residential
neighborhood. Impacts to the neighborhood should be relatively insignificant as the
residents of the proposed addition and new staff will create little additional vehicle traffic
in the area. The proposed addition is not anticipated to create any adverse noise, light or
other issues that would impact the surrounding land uses or the neighborhood in general.
5. Consideration of historical use patterns and recent changes: This area has
historically included a mix of commercial and light industrial uses along North Meridian
Road with residential housing along Glenwood Drive. Little has changed over the last
10 years.
6. Effects on property values No significant negative impacts on property values are
anticipated. As previously mentioned the proposed use will not create any adverse
impacts with regard to noise or traffic. The proposed addition and associated
landscaping will complement the existing facility on the property.
OJ
The 2.8 acre project site has two zoning districts on it, the RA-1 (Residential Apartment) and
B-1 (Neighborhood Business) . The RA-1 zoning district covers the western portion of the
property, extending from the west property boundary along Glenwood Drive east for a distance
of approximately 282 feet. The RA-1 zone makes up 1.77 acres of the 2.8 acre project site.
The Prestige Assisted Living facility is located on the RA-1 zoned portion of the property. The
proposed addition would be located in both the RA-1 and B-1 zoning districts.
The planning department has initiated a zone change on the property to zone the entire
property B-1. This is being done to relieve any confusion on what zoning district would take
precedent over the entire property and for better zoning code administration in the future.
The owner's representative was contacted to confirm the property owners agreed with the zone
change, which they have.
The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings of
fact for the zone change request are discussed relative to the itemized criteria described by 76-2-
304, M.C.A. and Section 27.29.020, Kalispell Zoning Ordinance.
Does the requested zone comply with the growth policy?
The property is designated as Urban Mixed Use on the Kalispell Growth Policy Future
Land Use Map. The Urban Mixed Use land use designation is intended for office,
residential, commercial and limited industrial type uses. The Urban Mixed Use
designation covers the area of land between North Meridian Road and Glenwood Drive.
The purpose of the B-1 zoning district is to provide services with the adjacent residential
areas. The intent section of the B-1 zoning also states that the zoning district would
typically be found in areas designated as neighborhood commercial on the Kalispell
Growth Policy Future Land Use Map.
2. Will the requested zone have an effect on motorized and nonmotorized transportation
systems?
The property is currently developed with the Prestige Assisted Living facility. Rezoning
this portion of the property to B-1 will not effect motorized or nonmotorized
transportation systems. City streets are located on both the east and west sides of the
property and include adequate capacity for traffic associated with the current assisted
living facility and other uses in the B-1 zoning district.
3. Will the requested zone secure safety from fire, panic, and other dangers?
Adequate access is available to the site in the case of an emergency. There are no
features related to the property which would compromise the safety of the public. All
municipal services including police and fire protection, water and sewer service are
available to the area.
4. Will the requested zone promote the -public health, safety and general welfare?
10
The requested zoning classification will promote the health and general welfare by
restricting land uses to those that would be compatible with the adjoining properties and
not overburden the surrounding road system.
5. Will the requested zone provide for adequate light and air?
Setback, height, and lot coverage standards for development occurring on this site are
established in the Kalispell Zoning Ordinance to insure adequate light and air are
provided.
6. Will the requested zone facilitate the adequate provision of transportation water,
sewerage, schools, parks, and other public requirements?
All public services and facilities are currently available or can be provided to the property.
Development should be encouraged in areas where these services are available.
7. Does the requested zone give consideration to the particular suitability of the property for
particular uses?
The proposed 13-1 zoning district is consistent with the city's future land use map. The
property has city streets on both its east and west property boundaries. The uses
permitted and conditionally permitted in the 13-1 zone will be to scale and compatible
with current land uses in the area. The 13-1 zone also gives due consideration of the
suitability of this property for the uses in the zoning district.
8. Does the requested zone zive reasonable consideration to the character of the district?
The general character of the area is a mix of commercial offices both north and south of
the project site. The west of the project site, across Glenwood Drive, are residential
homes zoned RA-1. East of the project site is North Meridian Road, a minor arterial
street in the city, with the county fairgrounds on the east side of the road. By assigning
the property with the 13-1 zoning district the zoning and any future development of this
portion of the property will be consistent with the city's future land use map and adjacent
commercial properties.
9. Will the proposed zone conserve the value of buildings?
Value of the buildings in the area will be conserved because the B-1 zoning will promote
compatible and like uses on this property as are anticipated by the city on other
properties in the area. In this case both the existing RA-1 and the proposed 13-1 allow
residential care facilities as a conditional use.
10. Will the requested zone encourage the most appropriate use of the land throughout the
municipality?
Neighborhood scale commercial development should be encouraged in areas where
services and facilities are available. In this case water and sewer lines are located
immediately east of the property. The proposed zoning is consistent with the growth
policy future land use designation and is consistent with adjacent zoning districts which
include B-1 and B-2.
11
S !'
It is recommended that the Kalispell City Planning Board and Zoning Commission adopt staff
report KZC-12-01 as findings of fact and recommend to the Kalispell City Council that the
western portion of the property be rezoned to B-1 (Neighborhood Business).
It is recommended that the Kalispell City Planning Board and Zoning Commission adopt staff
report #KCU-12-03 as findings of fact and recommend to the Kalispell City Council that the
Conditional Use Permit be approved subject to the following conditions:
On -going conditions:
1. That commencement of the approved activity must begin within 18 months from the date
of authorization or that a continuous good faith effort is made to bring the project to
completion.
2. All utilities shall be placed underground.
Prior to the issuance of a building permit:
3. The building permit application site plan and elevations shall substantially comply with
the approved site plan.
4. A parking lot plan drawn in accordance with chapter 27.24 of the zoning ordinance
shall be reviewed and approved by the planning department. The plan shall also include
an approximate time for parking lot paving.
5. A storm water management plan designed in accordance with the city's storm water
standards shall be submitted to the public works department for review and approval.
6. A revised landscape plan shall be provided to the Kalispell Parks and Recreation
Department for review and approval. The plan shall specify tree and shrub type and
size at the time of planting for the parking areas and areas around the building.
Prior to issuance of a Certificate of Occupancy
7. The approved storm water plan shall be implemented.
8. All landscaping shall be installed per the approved landscape plan.
12
Planning Department
201 lst Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispeR.com/planning
APPLICATION FOR CONDITIONAL USE PERMIT
PROPOSED USE: ASSISTED LIVING & DORY CARE ADDITION
OWNER(S) OF RECORD:
Name: ARAT.Tn rARF. RF.I
Mailing Address: 7700 NE PARKWAY DR, STE. 300
City/State/Zip: VANCOUVER, WA 98662 Phone: (360) 735-7155
(503) 702-7319 (C)
PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL
CORRESPONDENCE IS TO BE SENT:
Mailing Address: 720 NW DAVIS STREET, #300
City/State/Zip: PORTLAND, OR 97209 Phone: (503) 221-1121
LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records):
Street
Sec.
Town-
Range
Address: 125 GLENWOOD DR
No. 12
ship 28N
No. 22W
Subdivision
Tract
Lot
Block
Name: SEE ATTACHED
No(s).
No(s).
No.
SCHEDULE "C"
1. Zoning District and Zoning Classification in which use is proposed:
SPLIT ZONE: RA-1 TO WEST AND B-1 TO EAST (SEE ATTACHED)
2. Attach a plan of the affected lot which identifies the following items:
a. Surrounding land uses. SEE ATTACHED
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.
1
3. On a separate sheet of paper, discuss the following topics relative to the proposed
use:
a. Traffic flow and control. SEE ATTACH
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 my 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
signing of this application signifies approval for the Kalispell Planning staff to be present
on the property for routine monitoring and inspection during the approval and
development process.
////A
Applic igna ure Date
2
Prestige Assisted Living Facility Zone Change
A tract of land located in the SE4 of the NE4 of Section 12, Township 28 North, Range 22 West,
Principal Meridian, Montana, Flathead County, Montana and more particularly described as the
westerly 282 feet of Tract 5 of Certificate of Survey 11977, records of Flathead County,
Montana, and containing 1.77 acres.
3W
July 5, 2012
2. ATTACH A PLAN OF THE AFFECTED LOT WHICH IDENTIFIES THE FOLLOWING
ITEMS:
a. 1"-•ii i
Response:
South — A bank, with other retail business and a gas station along North Meridian Road
North — A professional office building with adjoining parking lots is located along North
Meridian Road. Along Glenwood Drive is an approximately 1.7 acre property with a small
church on the north end of the property with the remaining land used as a grass field.
West — A residential development comprised of townhomes
East — A small single family residence immediately east of the site between the assisted
living facility and North Meridian Road. On the east side of North Meridian Road is the
Flathead County fairgrounds.
b. Dimensions and shape of Lot
Response: See attachment #5.
c. Topographic Features of Lot
Response: The lot is almost flat except for NE corner.
Response: There is currently an existing Assisted Living Facility on the western portion of the
site (see attached site plan).
Response: See attached site plan for Assisted Living Facility and Memory Care
addition.
Response: The existing structure is an Assisted Living Facility. This facility is for the 24 hour
care of elderly residents who need assistance with daily needs. The facility is staffed all hours
for all days. The current open spaces are for the use of residents and staff. The residents use
the pathways for strolling and exercise.
Response: The new facility will be a combination of added Assisted Living Units (west) and
Memory Care (east). The expanded eight one bedroom Assisted Living Facility is configured
so that in the future the space can be converted to semi -private Memory Care. This portion of
the building will have access to the south open space and paved walking areas. The east
sixteen Memory Care units will function for memory care in addition to scheduled activities
within the facility.
This is a secure facility (with the exception of convertible Assisted Living Units) for the
memory -impaired resident. The Memory Care resident has access to a secure and fenced
memory garden. This garden is for the safety and security of the memory impaired resident.
♦ !, '." • f !.:.. •. . • � • • it •'.
Response: The existing landscaping will be maintained except for the placing of the new
facility. Since the new facility will be secure (except for the initial Assisted Living portion) the
landscaping will be as required by Kalispell planning (around the building) and in the memory
garden as required by license and, regulation and needs of the resident.
July 5, 2012
3. DISCUSSION OF FOLLOWING TOPICS RELATIVE TO PROPOSED USE:
Response: The proposed expansion consists of eight one bedroom Assisted Living
Units and sixteen Memory Care Living Units. As a part of the development the owner
will extend the current access road on the northern portion of the site from Glenwood
Drive to Highway 424 (Meridian Road), There will be 12 new off street parking stalls
dedicated this facility in addition to the Assisted Living Facilities existing 21(includes 2
accessible spaces) off street parking spaces. There is currently two access/egress
off and onto Glenwood Dr.
. Access to and Circulation within the Property
Response: See attached site plan. Access/egress is currently from Glenwood Dr. There is
also a secondary access/egress from Highway 424. The access/egress from and to Highway
424 will utilize the existing curb cut location. New access/egress will be continue to access on
Glenwood Dr but be reconfigured along the north property to create a clear straight vehicular,
service and emergency access/egress between Glenwood Dr and Highway 424.
c. -Street Parking and Loading
Response: There are currently 21 parking spaces on the west side of the existing building.
Loading/trash occurs on the access roadway to the north. There will be an additional 12
parking spaces with the addition and the loading/trash will remain in the current location.
There will be no new kitchen within the new addition and meals will be carted from the existing
kitchen to the new facility where the new residents will take their meals.
Response: There is currently service access from the existing north boundary road. This
serves the back of the house functions for supplies and goods. Close by is the trash, recycling
and refuse areas. All access, egress and service parking are on site.
e. Utilities
Response:
Sewer and Water
Sewer and water mains are located within North Meridian St. Both water and sewer stubs
extend onto the property and will be used if they are large enough. If they are not large
enough new services will be tapped into the mains located in North Meridian St. and the
existing service stubs will be abandoned.
Power Communications and Gas
There are existing power and communications boxes located near the southeast corner of the
property. These will be used to serve the new development. The location of gas is unknown
at this time but will be located prior to design and will be shown on the final site plan.
Response: See Attached Site Plan and Civil CUP Site Plan. Screening will be provided along
the north property line and the southeast property line with fencing as shown on the site plan.
Landscaping will be used along the east property line which borders North Meridian St.
Response: The existing Assisted Living Facility has open space to the south and east.
These spaces are paved and offer outside areas for residents to walk and exercise in safety
on site. Because of the cognizance of residents residents within the new Memory Care
Facility a separate secure wandering yard or memory garden is available to the residents.
There is one existing business identification sign the main entry on Glenwood Dr. Owner
requests an additional business identification sign at Highway 424.
Response: The existing structure is a two story Assisted Living Facility. The approximate
square footage is 35,000+/- SF total on both levels. The new facility is a one story building of
19,000 +/- SF. The existing facility faces west toward Glenwood Dr. and the new facility will
face north and address the extended access road with the main entry. See site plan.
Response: There are large open spaces to the west and east of the existing facility. The
larger of the two are for resident use and exercise. The new facility in the current design will
have access to the large open space just south of the new facility. The Memory Care portion
of this facility will use the secure outside fenced memory garden central and south of the new
facility.
Response: The current and new facility is a 24 hour operation for the elderly, disabled and
memory care. Both facilities are staffed on here shifts during a 24 hour period. The facilities
are secured and staffed by trained employees.
.. ... a .�
Response: The facility is a quiet neighbor. There are no functions within the facility that
would be an annoyance to the surrounding neighbors. Subtle exterior safety night lighting will
be required for staff and visitors and occasional resident walks at dusk. The lighting will be at
entrances/exits, pathways and parking lots.
IIIII I IIINT] M r
13111"'psa
I, the undersigned certify that I did this date mail via First Class Mail a copy
of the attached notice to the following list of landowners ad joinin the
property lines of the property where a conditional use permit has been
cequested.
Date:
-
it ••a Drive
Kalispell, MT 59901
Health Care Reit, Inc.
7700 NE Parkway Drive, Ste 301,
Vancouver, WA 98662
William E. Ruff
720 NW Davis Street, #301,
Portland, OR 97209
Health Care Reit, Inc. William E. Ruff Prestige Assisted Living
7700 NE Parkway Drive, Ste 300 720 NW Davis Street, #300 Attn: Facility Manager
Vancouver, WA 98662 Portland, OR 97209 125 Glenwood Drive
Kalispell, MT 59901
Deborah Foley
P.O. Box 7232
Kalispell, MT 59904
Meridian Office Complex, LLC
690 n Meridian Rd, Ste 210
Kalispell, MT 59901
Alan &s Lynette LeMaster
412 Westwood Road
Park City, UT 84098
Ella Mae Knebel
110 Sunburst Court
Kalispell, MT 59901
J. Alan Porter, Sr.
Dee Ann Porter
113 Sunburst Court
Kalispell, MT 59901
Domicile, LLC
8350 S Durango Drive, Ste 210
Las Vegas, NV 89113
Carol Sands
203 Commons Way
Kalispell, MT 59901
Bernard &s Creta Lund Trust
1 1OC Glenwood Drive
Kalispell, MT 59901
Flathead County
Attn: County Commissioners
800 South Main Street
Kalispell, MT 59901
Three Rivers Bank of Montana
Attn: J.R. King
233 E Idaho Street
Kalispell, MT 59901
Kalispell Meeting Hall, Inc
391 Stillwater Road
Kalispell, MT 59901
Sarah Price
348 Upper Lynch Creek Road
Plains, MT 59859
Margaret D. Monfore
112A Glenwood Drive
Kalispell, MT 59901
Teresa Kelly
115 Sunburst Court
Kalispell, MT 59901
Chestnut Legacy Wealth Rev Tr
115 Lambert Court
Kalispell, MT 59901
James &v Prudie Eakins
112D Glenwood Drive
Kalispell, MT 59901
Kloock Family Trust
110D Glenwood Drive
Kalispell, MT 59901
Sheila Hadley
P.O. Box 7006
Kalispell, MT 59904
Walle &v Mary Lou Lindsay
41 Hillcrest Drive
Kalispell, MT 59901
Solum Enterprises, LLC
33 West Northview Loop
Kalispell, MT 59901
Arlene S. Kjos
11OA Glenwood Drive
Kalispell, MT 59901
Rhonda J. Bowers
P.O. Box 3602
Kalispell, MT 59903
Scott &s Alison Mizner
P.O. Box 3092
Kalispell, MT 59903
Frances &s Robert Dyer Family Tr
110B Glenwood Drive
Kalispell, MT 59901
City of Kalispell
Attn: City Clerk
P.O. Box 1997
Kalispell, MT 59903
Planning Department
201 V Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
You are being sent this notice because you are a property owner within 150 feet of the proposed project noted below
and will be most directly affected by its development. You have an opportunity to present your comments and
concerns to the Kalispell Planning Department. You may come into the office in person at the above address or you
may contact the office at (406) 758-7940 for additional information. Written comments may be submitted to the
Kalispell Planning Department prior to the submission date, or emailed to us at planning(a,kalispell.com.
NOTICE OF PUBLIC HEARING
KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION
August 14, 2012
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled
_:..
for Tuesday, August l4, '201`2; beginning .at 6:00 P1VI in the Kalispell City Council
Chambers, Kalispell City Hall, 201 First Avenue East, Kalispell. The planning board will
hold a public hearing and take public comments on the following agenda items. The Board will
make recommendations to the Kalispell City Council who will take final action.
A request from Health Care Reit, Inc. for a conditional use permit to expand the existing Prestige
Assisted Living Facility. The expansion includes constructing a one-story addition,
approximately 19,000 square feet, which will include assisted living units and memory care units,
a common room and dining room. The property is 2.8 acres in size and is zoned RA-1
(Residential Apartment) on the west half of the property and B-1 (Neighborhood Business) on
the east half of the property. The property is located at 125 Glenwood Drive, on the east side of
the street approximately 250 feet north of the intersection of Glenwood Drive and Two Mile
Drive. In addition to the conditional use permit, the city is sponsoring a zone change on the
property. The zone change would rezone that portion of the property zoned RA-1 to B-1.
2. A request from Eric Daniels to annex 4.6 acres of land and zone the land R-5
(Residential/Professional Office) upon annexation. The property is located on the west side of
Highway 93 North, north of West Reserve Drive and is developed with a single-family residence
addressed as 2710 Highway 93 North. The property is zoned SAG-5 (Suburban Agricultural) in
the County.
3. A request from Green Acres Cooperative, Inc. to waive their right to protest annexation of their
4.3 acres of land compromising the Green Acres Court mobile home park. Green Acres Court
includes 32 mobile homes and is located at 1721 South Woodland Drive, on the east side of South
Woodland Drive at the northeast corner of the intersection of South Woodland Drive and Haven
Drive. The property is zoned R-2 (One Family Limited Residential) in the County. The
Cooperative is requesting approval for their waiver to allow the extension of a sewer main and
subsequent sewer service lines to each of the mobile home units.
Documents pertaining to the agenda items are on file for public inspection at the Kalispell Planning
Department, 201 First Avenue East, Kalispell, MT 59901, and are available for public review during
regular office hours. In addition, information on the agenda items is posted on our website at
www.kalispell.com/planning under "Planning Board Agenda & Staff Reports".
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PRESTIGE ASSISTED LIVING/HEALTH CARE REIT, INC./WILLIAM E. RUFF
REQUEST FOR A CONDITIONAL USE PERMIT FOR A 19,100 SQ FT ASSISTED
LIVING & MEMORY CARE ADDITION LOCATED AT 125 GLENWOOD DRIVE.
THE PROPERTY IS SPLIT ZONED RA-1 (RESIDENTIAL APARTMENT) AND
B-1 (NEIGHBORHOOD BUSINESS)
PLOT DATE 7/10/12
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