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5. Conditional Use Permit - Northwest Healthcare CorporationPLANNING FotcTHEvuE MONTAIVAA.J.. REPORT TO: Kalispell Mayor and City Council FROM: Nicole C. Johnson, Planner Il James H. Patrick, City Manager Planning Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalis H.com/p!jnning fanning SUBJECT: Conditional Use Permit for the Kid Rare Expansion by Northwest Healthcare Corporation MEETING DATE: August 4, 2008 BACKGROUND: The Kalispell City Planning Board met on July 8, 2008 and held a public hearing to consider a request by Northwest Healthcare Corporation for a conditional use permit to locate and expand the existing Kid Kare program in the north half of the building located at 200 Conway Drive. The day care center would provide for infants and toddlers under the age of two. The building is located on top of the hill in the northeast corner of the US 93 and Conway Drive intersection. The property is within the H-1 (Healthcare) zoning district. With the exception of a play area fence and business signs, changes will be primarily to the interior of the building. The property can be legally described as Lot 1, Resubdivision of Kalispell Medical .Arts Addition No. 35, Section 6, Township 28 North, Range 21 West, P.M.M. , Flathead County, Montana. Sean Conrad, with the Kalispell Planning Department, presented staff report KCU-08- 03 providing details of the proposal and the staff evaluation. He highlighted one of the main issues addressed in the staff report regarding bike and pedestrian access in and around the site. Conrad said the Site Review Committee recommended that a sidewalk be constructed along Conway Drive and that a. bike path be located along the property's frontage on US Highway 93. 'These recommendations can be found under Condition 3. Staff recommended approval of the conditional use permit sub j ect to eight conditions. During the public hearing, T. Marcello Pierrottet, Director of Design and Construction for Northwest Healthcare Corporation, spoke in favor of the proposal and explained that the expansion would allow the existing Kid Kare at the 66 Claremont Drive location the ability to offer day care to older children, while the new facility would accommodate the 30 or so children under two currently on a waiting list. While he was generally pleased with the recommendations, Mr. Pierrottet did not support Condition 3. He took issue specifically with building sidewalk on property the hospital does not own to connect the new sideway along Conway Drive to an existing sidewalk located to the east of the entrance drive to the Rid Marc site. He also did not support building a bike path that would not connect to any other facility along US Highway 93. Nancy Greer, Director of Rid Rare added that parents would not likely be dropping off their infants by bicycle. No other comments from the public were received and the public hearing was closed. The Planning Board discussed the proposal, focusing on the pedestrian and bicycle access requirement of Condition 3. Two board members felt it was appropriate to ask the Northwest Healthcare Corporation to build the sidewalk along Conway Drive and connect the new facility with the existing sidewalk to the east. To do this, Northwest Healthcare Corporation would be required to build approximately 60 feet of sidewalk along the Medical Arts property. However, the board was divided when the motion was made and failed on a roll call vote of 2 -5. In addition, the entire board thought the requirement to build a bike path along US Highway 93 was premature and amended Condition 3 to instead require an easement and a waiver of right to protest to a future street Improvement District (SID) to build a bike path in the future. The motion to amend Condition 3 passed unanimously and the conditional use permit, as amended, was approved. RECOMAIE RATION: A motion to approve the conditional use permit with the eight listed conditions, as amended, would be in order. FISCAL EFFECTS: Minor positive impacts once fully developed. ALTERNATIVES: As suggested by the City Council. Respectfully submitted, Q. C Ni ole C. Johns{ n Planner II Report compiled: July 28, 2008 c: Theresa White, Kalispell City Clerk s d-�mes H. Patrick City Manager Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59901 City of Kalispell P. 0. Box 1997 Kalispell, Montana 59903 -1997 GRANT OF CONDITIONAL USE APPLICANT: T. Marcello Pierrottet Northwest Healthcare Corporation 310 Sunnyview Lane Kalispell, MT 59901 LEGAL DES CRIPTIGN: Lot 1, Resubdivision of Kalispell Medical Arts Addition No. 35 in Section 6, Township 28 North, Range 21 west, P.M.M., Flathead County, Montana ZONE: Health Care, H-1 The applicant has applied to the City of Kalispell for a conditional use permit to locate and expand the Kid Dare program in the north half of a building located at 200 Conway Drive in the Health Care, H-1, zoning district. The center would be used for infants and toddlers under the age of two and would be open to the public. The Kalispell City Planning Board and zoning Commission, after due and proper notice, on July 8, 2008, held a public hearing on the application, took 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 Department Conditional Use Report #KCJ-08-3 as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit to locate and expand the Kid Dare program in the north half of a building located at 200 Conway Drive in the Health Care, H-1, zoning district subject to the following conditions: 1. The proposal will be developed in substantial conformance with the approved site plan and other application materials. 2. That the conditions associated with this permit shall be met prior to use of the building. 3. A sidewalk shall be installed along Conway Drive and shall be connected to the day care center's internal sidewalks stem. An easement shall be provided �a biltle.I.F along US Highway 93 as approved by the Kalispell Public worms Department and the Montana Department of Transportation to adequately provide for pedestrian and bicycle access. Additional) the ro ert owners shall waive their right to vrotest the creation of a s ecial improvement district for road upgrades-, including construction of a bike path within the easement to City standards. Thel� ' 'ho s . (Section 1(b) Adequate Access) 4. An adequate back-up and turn -around area for parking spaces 27-30 shall be provided prior to occupancy of the building. (Section 2(b) Site Circulation) 5. The applicants shall upgrade the building as required by the Kalispell Fire Department and the International Fire Code. The improvements shall be completed and inspected by the Fire Marshall prior to occupancy of the building. (Section 3(d) Fire Protection) 6. The proposed changes to the existing signs shall be in compliance with the Kalispell Zoning Ordinance as specified above. (Section 2(e) Signs) 7. The existing refuse enclosure and bin shall not affect access or parking on the site. To resolve the functional problems with the existing facility, a design shall be submitted to the Kalispell Planning Department for review and approval that allows adequate parking and reasonable access to the refuse enclosure by waste management vehicles. (Section 3(f) Solid Waste) 8. The conditional use permit is valid for a period of 18 months from the date of authorization after which time if the conuxiencement of activities has not occurred the permit shall be void. A continuous, good faith effort to design the building, obtain financing and other activities shall be considered a commencement. Dated this 4th day of August, 2008. Pamela B. Kennedy Mayor STATE OF MONTANA WI County of Flathead On this day of August, 2008, before me, a Notary Public, personally appeared Pamela B. Kennedy, 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 Naive: Notary Public, State of Montana Residing at Kalispell, Montana My Comrmssion Expires July 28, 2008 Jaynes H. Patrick, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Conditional Use Permit for the Expansion of Kid Kare by Northwest Healthcare Corporation Dear Jim: The Kalispell City Planning Board met on July 8, 2008 and held a public hearing to consider a request by Northwest Healthcare Corporation for a conditional use permit to locate and expand the existing Kid Kare program in the north half of the building located at 200 Conway Drive. The day care center would provide for infants and toddlers under the age of two. The building is located on top of the hill in the northeast corner of the US 93 and Conway Drive intersection. The property is within the H-1 (Healthcare) zoning district. with the exception of a play area fence and business signs, changes will be prim arily to the interior of the building. The property can be legally described as Lot 1, Resubdivision of Kalispell Medical Arts Addition No. 35, Section G, Township 28 North, Range 21 west, P.M.M., Flathead County, Montana. Sean Conrad, with the Kalispell Planning Department, presented staff report KCU-08-03 providing details of the proposal and the staff evaluation.. He highlighted one of the main issues addressed in the staff report regarding bike and pedestrian access in and around the site. Conrad said the Site Review Committee recommended that a sidewalk be constructed along Conway Drive and that a bike path be located along the property's frontage on US Highway 93. These recommendations can be found under Condition 3. Staff recommended approval of the conditional use permit subject to eight conditions. During the public hearing, T. Marcello Pierrottet, Director of Design and Construction for Northwest Healthcare Corporation., spoke in favor of the proposal and explained that the expansion would allow the existing Kid Kare at the 66 Claremont Drive location the ability to offer day care to older children, while the new facility would accommodate the 30 or so children under two currently on a waiting list, while he was generally pleased with the recommendations,. Mr. Pierrottet did not support Condition 3. He took issue specifically with building sidewalk on property the hospital does not own to connect the new sidewalk along Conway Drive to an existing sidewalk located to the east of the entrance drive to the Kid Kare site. He also did not support building a bike path that would not connect to any other facility along US Highway 93. Nancy Greer, Director of Kid Kare added that parents would not likely be dropping off their infants by bicycle. No other comments from the public were received and the public hearing was closed. The Planning Board discussed the proposal, focusing on the pedestrian and bicycle access requirement of Condition 3. Two board members felt it was appropriate to ask the Northwest Healthcare Corporation to build the sidewalk along Conway Drive and connect the new facility with the existing sidewalk to the east. To do this, Northwest Healthcare Corporation would be required to build approximately 60 feet of sidewalk along the Medical Arts property. However, the board was divided when the motion was made and failed on a roll call vote of 2-5. In addition, the entire board thought the requirement to build a bike path along US Highway 93 was premature and amended Condition 3 to instead require an easement and a waiver of right to protest to a future street Improvement District (SID) to build a bike path in the future. The motion to amend Condition 3 passed unanimously and the conditional use permit, as amended, was approved. Please schedule this matter for the August 4, 2008 regular City Council meeting. You may contact this board or Nicole C. Johnson at the Kalispell Planning Department if you have any questions regarding this matter. Sincerely, Kalispell City Planning Board Bryan .Schutt President AttachinenLs: Exhibit A --Conditions of Approval Staff report KCU -08-03 and application materials Minutes from. the 7 / 8 J 08 planning board meeting c wJ Att: Theresa white, Kalispell City Clerk c w/o Att: Northwest Healthcare Corporation c/o T. Marcello Pierrottet 310 Sunnyview Lane Kalispell, Montana 59901 EX]EIIBIT A NORTHWEST HEALTHCARE E COI P J KID KARIE EXPANSI[3N KALISPEL.L CITY PLANNING BOARD JULY 82 2008 The Kalispell City Planning Board held a public hearing on this matter at the regularly scheduled planning board meeting on July 8, 2008. The following conditions are recommended with approval of the conditional use permit. 1. The proposal will be developed in substantial conformance with the approved site plan and other application materials. 2. That the conditions associated with this permit shall be met prior to use of the building. 3. A sidewalk shall be installed along Conway Drive and shall be connected to the da care center's internal sidewalks stern. An easement shall be provided %I-LAAd 4a b_41HEe p� along US Highway 93 as approved by the Kalispell Public works Department and the Montana Department of Transportation to adequately provide for pedestrian and bicycle access. AdditionWly, the prapeLtowners shall waive their right to protest the creation of a special- iM rovement district for road u ades including construction of a bike ath within the easement to Cily standards. izicilaurn1le: �s m.vements arl in aeeerxiallee 3 LL 77 7 ■ (Section 1(b) Adequate Access) 4. An adequate back-up and turn -around area for parking spaces 27-30 shall be provided prior to occupancy of the building. (Section 2(b) Site Circulation) 5. The applicants shall upgrade the building as required by the Kalispell Fire Department and the International Fire Code. The improvements shall be completed and inspected by the Fire Marshall prior to occupancy of the building. (Section 3(d) Fire Protection) 6. The proposed changes to the existing signs shall be in compliance with the Kalispell Zoning Ordinance as specified above. (Section 2(e) Signs) 7. The existing refuse enclosure and bin shall not affect access or parking on the site. To resolve the functional problems with the existing facility, a design shall be submitted to the Kalispell Planning Department for review and approval that allows adequate parking and reasonable access to the refuse enclosure by waste management vehicles. (Section 3 (� Solid waste) 8. The conditional use permit is valid for a period of 18 months from the date of authorization after which time if the commencement of activities has not occurred the permit shall be void. A continuous, good faith effort to design the building, obtain financing and other activities shall be considered a commencement. Kai NOCARE CORPORATION REQUEST FOR A CONDITIONAL USE PERNIIT I ALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU- 08-03 JMY 81 2008 This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a request for a conditional use permit to locate the Kid Kare day care center in an existing facility located within an H--1, Health Care, zoning district. A. public hearing on this matter has been scheduled before the Planning Board for July 8, 2008 beginning at 7:00 PM, in the Kalispell City Council Chambers. The planning board will forward a recommendation to the Kalispell City Council for final action.. BACKGROUND INFORMATION: A conditional use permit was granted in 2005 to allow the Kind Kare program to operate within the building located at 66 Claremont Street. Demand for the day care center services has increased and the program is being expanded to a new building. Petitioner/ Ow er: T. Marcello Pierrottet Northwest Healthcare Corporation 310 Sunn.yview Lane Kalispell, MT 59901 (406) 752-5111 A, Summary of Request: This is a request from Northwest Healthcare Corporation for a conditional use permit to locate the Kid Kare program, a day care center for infants and toddlers under the age of two, in the north half of the building located at 200 Conway Drive. The building sits on top of the hill in the northeast corner of the US 93 and Conway Drive intersection and is part of the H--1 (Health Care) zoning district. with the exception of a play area fence and business signs, changes will be primarily to the interior of the building. Figure Y. Building at 200 Conway Drive looking west from the entrance onto the property. BI Size and Location: The address of the building where the Kid Kare program will be located is Zoo Conway Drive. Only a portion of the building will be remodeled to house the day care center -- approximately 2,500 square feet in the north half of the facility. The south half of the building is currently being remodeled for use as a pharmacy. The property can be legally described as Lot 1, Resubdivision of Kalispell Medical Arts Addition No. 35, Section 6, Township 28 North, Range 21 west, P.M.M. , Flathead County, Montana. C. Existing Land Use and Zoning: There is a single -story building on the site which was previously the old orthopedic building and after that, used for accounting and medical office management purposes. The south portion of the building is currently being remodeled for a pharmacy. As previously mentioned, the property has a zoning designation. of H-1, Health Care, which lists day care centers as a conditionally permitted use. The existing building falls well within the property development standards outlined in the City of Kalispell Zoning ordinance for the H-1 zoning district. Da Surrounding Zoning and Land Uses Zoning: This area is generally part of the medical campus associated with the hospital. However, the lot is separated from the main campus by one piece of property not owned by the hospital. All of the surrounding zoning is H--1, Health Care and uses include medical offices. North: Medical offices, H-1 zoning East: Parking lot and pharmacy, H--1 zoning South: Big Sky Family Medicine, H-1 zoning West: B-2 , General Business and RA- I, Residential Apartment E. Relation to the Growth Policy: The current Kalispell City Growth Policy Map designates this area as Urban Mixed Use and recognizes the Kalispell Regional Medical Center as an important contribution to the economic diversity and prosperity of the area. Chapter 4, Policy 3 of the Growth Policy, anticipates development at the Kalispell Regional Medical Center to accommodate a wide range of compatible residential, office, commercial and medical uses, which provides the basis for the H--1, Health Care zoning district. Day care centers, schools and churches would be some of the support services anticipated in these areas. Therefore, the proposed project is in compliance with the Growth Policy land use designation. F. Utilities/ Services: Sewer service: City of Kalispell Water service: City of Kalispell Solid waste: Evergreen Disposal Gas: Northwestern Energy Electric: Flathead Electric Cooperative Phone: CenturyTel Police: City of Kalispell Fire: Kalispell Fire Department Schools: School District #5, Kalispell ru EVALUATION OF THE REQUEST The 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 existing structure and site generally provides adequate space to accommodate the proposed uses with regard to the number of children and staff, parking requirements and access. However, the current parking design lacks adequate back --up or turn- around space for parking spaces 27-30 especially when those spaces are full. There is adequate space on the property to provide additional turn -- around or back-up space. H-1 zoning allows up to 45 percent of the lot to be occupied by permitted structures; the existing building does not exceed this limit. b. Adequate Access: Vehicular access to the site is provided by way of the existing driveway to the east of the building off of Conway Drive. This driveway leads to a shared parking lot that would serve the Kid Kare program as well as the pharmacy. Conway Drive and the driveway are paved and include curbs and gutters, but no pedestrian access is provided. A sidewalk exists on the east side of the access drive into the parking lot and there are existing facilities for connection on the site. Figure 2. Looking crest at the entrance from Conway Drive. The City of Kalispell's Zoning Ordinance Chapter 27. 26.040 €5j (� identifies certain requirements for access into businesses. The section referenced above states, "where there is no existing curb and gutter or sidewalk, the applicant shall install curb, gutter and sidewalk and, except for driveways, shall install a landscaped boulevard along the entire length of the property line if required by the site Development. Review committee." The site Review committee recommended a sidewalk be installed along Conway Drive and a bike path along Us Highway 93 to adequately provide for pedestrians and bicyclists who use alternate modes of transportation. The pedestrian system along these roads need to be 3 connected to the day care facility and all should be designed in accordance with AASHTO's "Guide for the Planning, Design and Operation of Pedestrian Facilities" and "Guide for the Development of Bicycle Facilities." Figure 3. View of the areas along the property frontage where pedestrian and bicycle facilities are recommended. There is a sidewalk about 100 feet north of the property on Conway Drive. The hospital acknowledged that a sidewalk may be appropriate, but wanted to install such improvements at a later date when an overall master plan is completed to ensure proper placement of the facilities and allow for connection to other existing facilities and planned upgrades. The committee, however, recommended that the sidewalk and bike path be installed now because of the uncertainty of getting the improvements, and if planned, the tinting of installation. As such, a condition of approval has been added to the use permit that requires a sidewalk along Conway Drive and a bike path along US 93 be planned and installed. These facilities should be further connected to the day care center's internal sidewalk system. At the time of occupancy, a bond for the improvements would be an acceptable alternative to immediate installation. The committee also discussed the need for a master plan for the hospital campus to ensure connectivity, access and parking needs are provided as the site develops. Piecemeal development in the past has resulted in less than perfect situations and often ncccssary infrastructure like sidewalks, parking, and connectivity falls to the wayside when money is tight or the items aren't planned for up front. The city has volunteered its expertise to assist the hospital with a logical long term plan. It is our understanding that the hospital plans to put out a Request For Proposal (RFP) to hire a consultant to develop such a plan. A draft product is expected to be submitted to the city for review by the end of 2008. This plan will address building improvements and additions, connectivity, access, sidewalks, parking etc. An 4 implementation schedule will also be a necessary component of the plan. C. Environmental Constraints: The building and parking lot sits on top of a hill that slopes down to the south and wrest on the site. The right-of-way where sidewalks or bike paths and boulevards need to be constructed is in the sloped area and likely need to be cut into the hill to provide this necessary access. There are no other obvious environmental constraints apparent on the property. 2. Appropriate Design: a. Parkin Scheme: The Kid Dare program is considered a general day care center operation and the State of Montana license would allow 27 children for the proposed building size. The Kalispell zoning Ordinance Section 27.26.050 provides minimum parking space standards for the proposed use which is detailed below. Day Care Center: 1 space per teacherl employee, plus one loading space per six students with a maximum of two loading spaces to be provided on the street adjacent to the property where the facilities are located for dart' care centers. The existing parking lot intended to service the Kid Kare program is more than adequate containing approximately 30 parking spaces, including two van accessible spaces. Only 13 spaces would be required for the Kid Kare program and the rest would be used for the pharmacy operating from the south portion of the building which is also more than. adequate. The table below identifies compliance with the aforementioned standards. Number Number Off -Street Proposed Use of of Parking Children Staff Re uirements Kid Dare 27 students 8 staff 12.5 spaces (day care center) (1:6 ratio) (1.- 1 ratio) Total 4.5 8 13 spaces b. Site Circulation: Traffic circulation, with the exception of the area proposed to be the main pick-up drop-off area, seems to be adequate to accommodate the proposed use. The private driveway off of Conway Drive leads to the shared parking lot. Parking stalls number 18-27 and 27--30 Will specifically provide a drop-off and pick-up area for parents. The rest of the parking lot will be used for employees. Traffic flow is expected to peak in the morning between 6:30 AM and 9 : 0 0 AM and in the afternoon between 4 : 0 0 PM and 6 : 0 a PM. Currently the pick-up and drop off area lacks adequate circulation and room for a vehicle to turn around if the spaces are full. During peak hours, this could cause significant problems for parents trying to access the day 61 care and may become a safety hazard. A condition of approval has been added requiring the hospital to provide an adequate back-up and turn- around area for parking spaces 27-30. Figure 4. View of the main pick--up-and drop-off area for the day care center. The refuse enclosure, bin and storage container shown in the photograph will be moved. C. Open Space: No specific open space requirements exist in the zoning regulations for a use of this type. The zoning requirements for the setbacks and lot coverage have been met and the mature landscaping will be maintained. d. Fencing ScreeningZ Landscaping: The property is nicely landscaped with mature vegetation around the property which provides a buffer between this property and the surrounding properties. No additional screening or landscaping is proposed or appears to be necessary. A six foot tall chain link fence will be provided in the northeast corner of the site adjacent to the building to be used as a play area for the children. e. S�, lSS: No new signs are proposed. However, a sign advertising Kid Kare will be added to the existing sign off of Conway Drive and another directional sign will be added to help patients find the day care. A sign permit has been obtained for the pharmacy and space for a name plate where the Kid Kare sign would be displayed was planned. Figure 5. Conway Drive sign The changes to existing signs shall be in compliance with the Kalispell Zoning Ordinance. The zoning allows one ground sign of 24 square feet or less with a six-foot height limitation and one wall sign not to exceed 20 square feet per use. In addition, the directional sign along the private driveway would be F limited to four square feet in size. f. Lights: Existing exterior lights are in compliance with the City's outdoor lighting standards per the Kalispell Zoning Ordinance Section 27.22.104 prior to occupancy. 3. Availability of Public services/Facilities: a. Schools: This site is within School District #5. No impact is associated with the proposed day care center. b. Parks and Recreation: There are parrs within close proximity of the site, but none are within walking distance for small children. No impacts are expected to occur as a result of this use to parks and recreation programs and facilities. C. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the proposed facility. d. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. The Kalispell Fire Department indicated that upgrades to the building would be required. for -the proposed use and include either installing access doors outside of each nap room or outfitting the building with a sprinkler system.. A letter received from the hospital. dated June 26, 2008 noted that the hospital plans to install four exterior doors outside of each nap room. The Kalispell Fire Department will need to approve the facility for compliance with the fire code requirements prior to occupancy. e. Water and sewer: Water and sewer are available to the existing building and the proposed use is not anticipated to result in significant impacts to capacity. f. Solid waste: Solid waste pick-up will be provided by Evergreen disposal. The existing enclosure located east of parking stalls numbered 27-30 is currently not functional and is blocking parking spaces indentified as the main pick-up and drop --off area for the day care. These problems WIAI 11CM Lo be adds essed and litigated as part of the conditional use permit. g. Streets: Conway Drive was built to city standards with the exception of sidewalks and boulevards. The Site Review Committee discussed the need for an overall master plan on the hospital campus to erasure connectivity, parking and access, both pedestrian and vehicular, are addressed and planned as the site develops. Currently, the site lacks pedestrian access and as such, the committee recommended a sidewalk be constructed along Conway Drive and a bike path be installed along US 93. This improvement would bring the street closer to Compliance with Kalispell's road and design standards. 7 4. Neighborhood Impacts: Impacts of the proposal are not anticipated to be dissimilar to other property uses in the immediate neighborhood. Traffic generation for a day care center would be generally higher than office uses, but peak flows would occur in the morning and again in the afternoon or evening. No significant impacts are anticipated from noise, vibration, or dust. No additional outdoor lighting is proposed. No impacts from smoke, fumes, gas, odors, or inappropriate hours of operation are anticipated beyond the norm of an urban density neighborhood. A notice of public hearing was mailed to property owners within 150 feet of the site approximately 15 days prior to the hearing. Staff had not received any comments from neighbors on the proposal at the time this report was written. 5. Consideration of historical use patterns and recent changes: The proposal is compatible with the immediate area, where a mix of uses are anticipated and encouraged. This is in an area within the main hospital campus. The zoning is H-1, Health care, and the growth policy anticipates this kind of development and use in the area. The expansion of the Kid Dare program will better provide a needed service to the community. 5. Effe a is on property values: No significant negative impacts on property values are anticipated. As previously mentioned, the proposal is compatible with the neighborhood, and the development and land use impacts would be typical of that anticipated for the area. RECDASIENDATION Staff recommends that the planning board adopt the staff report #ICU-08--03 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the following conditions: I. The proposal will be developed in substantial conformance with the approved site plan and other application materials. 2. That the conditions associated with this permit shall be met prior to use of the building. 3. A sidewalk shall be installed along Conway Drive and a bike path. along US Highway 1way" 3 as ap prov cd by tiie TliT.suspell Public vv orks Department and the Montana Department of Transportation to adequately provide for pedestrian and bicycle access. The sidewalk along Conway Drive shall be connected to the day care center's internal sidewalk system. The improvements shall be designed in accordance with AASHTO's "Guide for the Planning, Design and, Operation of Pedestrian Facilities" and "Guide for the Development of Bicycle Facilities" and shall be installed prior to occupancy of the building or adequately bonded for. (Section 1 (b) Adequate Access) 4. An adequate back-up and turn -around area for parking spaces 27-30 shall be provided prior to occupancy of the building. (Section 2(b) Site Circulation) 5. The applicants shall upgrade the building as required by the Kalispell Fire Department and the International Fire Code. The improvements shall be completed and inspected by the Fire Marshall prior to occupancy of the building. (Section 3(d) Fire Protection) 6. The proposed changes to the existing signs shall be in compliance with the Kalispell Zoning Ordinance as specified above. (Section 2(e) Signs) 7. The existing refuse enclosure and bin shall not affect access or parking on the site. To resolve the functional problems with the existing facility, a design shall be submitted to the Kalispell Planning Department for review and approval that allows adequate parking and reasonable access to the refuse enclosure by waste management vehicles. (Section 3(fl Solid Waste) 8. The conditional use permit is valid for a period of 18 months from the date of authorization after which time if the commencement of activities has not occurred the permit shall be void. A continuous, good faith effort to design the building, obtain financing and other activities shall be considered a commencement. NGJ 0 City of Kalispell Planning &Building Department 201 1" Ave. East, Kalispell, Montana 59901 MEMORA.NDUM TO: Kalispell City Staff Other Interested Parties Planning Telephone: (406) 75$-7940 Building Telephone: (406) 75807730 Fax: (406) 758-7739 Website: www.kalispell.com FROM: Nicole C. Johnson, Planner II RE: June 19 - Site Review Committee meeting DATE: June 18, 2008 The Planning Department has received the following application for review: A request by Northwest Healthcare Corporation to locate the Kid Dare day care center program in the north half of the building located at 200 Conway Drive (northeast corner of US Highway 93 and Conway Drive) . The existing building was previously used for business and medical management purposes and is being remodeled for the day care center as well as a pharmacy. The building is located within the H-1 (Healthcare) zoning district which requires a conditional use permit to operate the proposed use. The property can be legally described as Lot 1 of the Resubdivision of Kalispell Medical Arts Addition No. 35 located in Section 5, Township 28 North, Range 21 west, P.M.M., Flathead County, Montana. If you need additional information regarding the above proposal please call me. Any comments on the above projects should be in to the Planning Department by June 25, 2008. The Site Review Committee meeting is held at 10:00 a.m. on Thursdays at the Planning and Building Department in the lower level conference room located at 201 -- 1st Avenue East in Kalispell. Thank you for taking the time to review and comment. c: w/attachments: James Patrick, City Manager F. Ray Ruffatto, Deputy Fire Marshall. Mike Baker, Parks and Recreation Director Chad Fincher, Parks Superintendent P.J. Sorensen, Zoning Administrator Roger Krauss, Police Dept. Frank Castles, Deputy Public Works Director/Assistant City Engineer Susie Turner, Stormwater Engineer Paul Burnham., Assistant City Engineer Kellie Danielson, Community Development Director Jeff Clawson, Chief Building Official Charles Harball, City Attorney Jim Atkinson, Eagle Transit School District 5 c : w / o attachments: Applicants stated that they believe that all this information is provided in the recent plans. Jeff stated they will need maximum of two hour walls. Exiting needs to be addressed. Will meet with PJ and Jeff at 1 p.m. Jim Atkinson asked if there is an area on Appleway for drop --off and pickup in the street and would that work. Eagle Transit would prefer a drop off area. NEW BUSINESS: None. PLANNING OFFICE ITEMS: Kidcare — located on Hwy 93 and Conway. CUP for expansion of Kideare building. Questions related to parking, loading, the storage issues, retaining wall, planning to remove the storage container on the property. The owner is unaware of any drainage issues. There is some rock, branches, decent expansions, impeded by air conditioning units. Not a big deal on drainage. Regarding their dumpster, the enclosure doesn't function, so they leave the dumpster in one of the parking spaces. They need to reconfigure it. Fire has spoken with them regarding the doors outside of all their napping rooms need to be directly at grade or sprinkler before the per -nit is issued. The lights have already been addressed. Discussion regarding Bass Center - any future projects at the hospital would need a CUP master plan. They are ,working on an overall master plan, which would also address sidewalks and throughways. This is not contiguous to the hospital. We can require sidewalks along the south end of the property along the highway. Ask for public access plan also. Pharmacy is under construction. No permit or plans have been submitted to the building department to get their building permit for the day care portion. Confirm that the lights are in compliance. Sidewalk on Conway and a bike path along Highway 93. They need internal sidewalks also. Signs are okay. Valley Ranch — Can't do anything until Rose Crossing goes through. Highway department doing right in, right out, 3/4 turn. movement. MDOT has not done a system analysis on this yet. will MDOT allover a 3/4 turn movement? Public works needs a full turn movement access. waiting on traffic impact study. Stub in a road in to the east of the big sand dune to serve properties to the south. Plentywood Loop continue south by townhouse lot 22. They want to combine their storm water drainage and parks. Parks doesn't like this. They need to talk with Chad. They have a lot of storm water and no outlet. They need to address the storm water now. First phase is through the middle. Fire requires either an all weather road for a secondary access or two bollards along Highway 93. A third access will come in with the mall. They will build the access to Rose Crossing. They will need to pay a late comers' fee. Access needs to be built to the standards of a full city street and build up alley on the east side. Stub road and bring alley in. They need to meet with Chad. Westside road was discussed. This road will need to be built with phase one. They will need to work with Eagle Transit to get one covered bus stop and one over time by the apartments at Sun Prairie Road and Round Up Road. zjj PLANNING OFFICE ITEMS: Kidcare — located on Hwy 93 and Conway. CUP for an expansion. Nicole sent a letter asking for more information and clarification, including Fire Code compliance. They will be installing four doors outside of each nap room at grade level. Existing garbage enclosure issues, looking at another location to be approved by the Public Works department. These will be conditions of the CUP. The storage container at their 66 Clairmont building will be removed. There are some grade issues that would hinder their putting in the bike paths. However, the committee supports the bike paths being required. They will be putting an RFP out in July for the Master Plan to be started in August, with the end of the year for the final product. They would need to put the bike path in along Highway 93, and sidewalks up Conway. These can be installed now, or bond for it. The doors are in around the fenced area. Torn is concerned about peak crunch times for drop offs and pick-ups. They need to give us a Site Plan that shows how traffic circulation and exiting will work, especially during peak hours, with a parking lot design showing functions. We need more information to go forward. Church of God — across from Qdoba. would like to split off a corner lot so that a bank can go in there. Zoned R-3 pre-PUD. Everyone is to look at this for next week. The meeting was adjourned at l o : 5 5 a.m.. cc: Police City Manager FCAOA MDOT Bldg Fire City Clerk City Airport Planning Parks Comm. Dev. Public Works pity of Kalispell Planning Department 201 1 st Avenue East, Kalispell, Montana 59901 Telcphonc: (406) 758-7940 Fax: (406) 758--7739 APPLrICATION FOR CONDITIONAL USE PERMIT PROPOSED USE: Daycare OWNER(S) OF RECORD: Nance: Northwest Healthcare CoripQration Mailing Address: 310 Sunnyview Lane city/State/zip: Kalispell, MT 59901 Phone: (406 752-5111 PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: Mailing Address: City/State/Zip: _ T. Marcello Pierrottet 310 Sunnyview Lane Kalispell, MT 59901 Phone. (406) 751-5766 LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): Street 200 Conway Address: See_ Town- Range No. � p shi vim` 9 No. c. I Subdivision Resubdivision of Kalispell Tract Lot Name: Medical Art No (s) . No (s) . 1 Addition No. 35 I. Zoning District and Zoning Classification in which use is proposed: H- 1, Healthcare 2. Attach a plan of the affected lot which identifies the following items: a. Surrounding land uses. b. Dimensions and shape of lot. C. Topographic features of lot. d. Size(s) and location(s) of existing buildings e. Size(s) and location(s) of proposed buildings. f. Existing use(s) of structures and open areas. g. Proposed use(s) of structures and open areas. h. Existing and proposed landscaping and fencing. 1 Block No. March 28, 2008 City of Kalispell Planning Department 17 2nd Street East, Suite 211 Kalispell, MT 59901 HEALTHCARE Re: Attachment to the Application for Conditional Use Permit for 200 Conway — Kid Kare Expansion Legal Description: Lot 1, Re -subdivision of Kalispell medical Arts Addition, Addition No. 35. Please note the following to the above referenced document: 1. Zom'ng District and Zoning Classification in which use is proposed: H-1, Healthcare 2. Plan and location of lot: see attached sheet SK-SITE. 3. Supplemental topics of discussion: a. Traffic flow and control: Unchanged. Traffic flow will peak at morning, (between 0630 and 0900 hours) and afternoon (between 1600 and 1800) rush hours due to children arrival and departure times. b. Access to and circulation within the property: A separate access point to the proposed Kid Dare expansion will be located at the north face of the building, separate from the main building entrance. Parents will use the spaces immediately adjacent to the east of the building for drop-off and pick --up of children, (parking stalls numbered 18-23 and 27-30). c. Off-street parking and loading: There is a total of 30 parking spaces provided, of which one is van - accessible and two are typical handicap parking spaces. Loading/unloading will occur at the south staff entrance and the main east entrance. Loadinglunloading traffic will be segregated from the north Kid Kare entrance. 310 Sunnyview Large I Kali.speli, Montana 59901 1 406.752.1724 Telephone f 406.7S6.2763 Fax May 28, 2008 d. Refuse and service areas: Unchanged. Existing refuse and service areas will remain east of parking stalls numbered 27-3 0. e. Utilities: Unchanged. Services are to remain at the north end of the site. f_ Screening and buffering: We are proposing a b foot tall chain link fence adjacent to the building as noted on the attached drawings. g. Signs, yards and other open spaces: Sign design and location is in the review process as part of the Clinical Pharmacy construction in same building. Signage indicating business type will be located in same sign construction, at the lower half. Directional sign to be added. h. ]height, bulb, and location of structures: No change to existing building foot print configuration is proposed. Extent of construction work is to be interior remodel. i. Location of proposed open space uses: Unchanged. No new open spaces are proposed as part of this application. j. Hours and manner of operation: The proposed hours of operation will be coordinated with and will fall within the existing Day Care business hours from. 0630 to 1930. See item "a" above for peak hours of traffic flow. k. Noise, light, dust, odors, fumes and vibration: Unchanged. No change of any of the above mentioned items is expected as part of this application. 4. The construction of Kid Dare Expansion Project will consist of the following elements: a. First floor: 2,522 square feet. Space includes 4 day care areas for infants and toddlers under two years of age, one Nap Room, Break Room, Offices,, and storage space. New air handler unit, and existing electrical services, controls, data, and telephone services will support the renovation. If you have further questions regarding this matter, please do not hesitate to contact me. May 28, 2008 Sincerely, -OT, '4a��Pw I TP�- - PQrkD T. Marcello Pierrottet, R.A. Facilities Manager encl: 1. Site Plan. SIB -SITE, dated January 29, 2008. 2. First Floor Plan, dated May 19, 2008 3. Flathead County GIS -- Ownership List, dated May 21, 2008. c: file 3. On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flow 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 lags 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 es approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and development process. Applicant Signature Date X CERTIFICATION APPLICANT: Northwest healthcare Corp/Kid Care Expansion FILE NO: ICU-08-03 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'oinin.g the property lines of the property where a conditional use permit been requested. Date: S-T-h: 6-23-21. Tract/ Lot: 1, Resubdivision of Kalispell Medical Arts Addition No. 35 Property owners: Northwest helathcare Corporation Attn: T. Marcello Pierrottet 310 Sun.nyview Lane Kalispell, MT 59901 AND ATTACHED] LIST P[AIVNING FOR -THE FUTURE MOWAI"iJ Planning Department 201 1" Avenue Fast Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalis ell.eoM! Tannin You are being sent this notice because you are either a property owner within 150 feet, or in the vicinity 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 at the meeting noted below. You may contact this office for additional information or visit our website at www.kalispell.com/planning. NOTICE OF PUBLIC HEARING KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION July 8, 2008 The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, July 8, 2008 beginning at 7:00 PM in the *NEW* Kalispell City Council Chambers, Kalispell city Hail, 201 First Avenue East, Kalispell. The planning board will hold public hearings and take public comments on the following agenda items. The Board will make a recommendation to the Kalispell City Council who will take final action. 1. A request from Torn Tonkinson for annexation and initial zoning designation of R--4 (Two --Family Residential) on an existing lot approximately one --half acre in size. The property is currently developed and contains a prefabricated building, two covered storage areas and a metal. shed. Mr. Tonkinson is interested in connecting to municipal services to water his lawn and the mature pane trees on the lot. The property is located on the west side of Meridian Road approximately Zoo feet south of Fifth Avenue west and 250 feet north of the Foys Lake Road curve. The address is 610 South Meridian Road and can be legally described as Tract 7ABBB located within Section 13, Township 28, Range 22, P.M.M., Flathead County, Montana. 2. A request from Northwest Healthcare Corporation for a conditional use permit to locate the Kid Kare program, a day care center for infants and toddlers under the age of two, in the north half of the building located at Zoo Conway Drive. The building sits on top of the hill in the northeast corner of the US 93 and Conway Drive intersection and is part of the H--1 (Healthcare) zoning district. with the exception of a play area fence and business signs, changes will be primarily to the interior of the building. The property can be legally described as Lot 1, Resubdivision of Kalispell Medical Arts Addition No. 35, Section 6, Township 28 North, Range 21 west, P. M . M . , Flathead County, Montana. Documents pertaining to the agenda items are on file for public inspection at the Kalispell Planning Department, 201 First Avenue Fast, Kalispell, MIT 59901, and are available for public review during regular office hours. Interested persons are encouraged to attend the hearing and make their views and concerns known to the Board. written comments may be submitted to the Kalispell Planning Department at the above address, prior to the date of the hearing, or you may call us at (406) 755--7940, or e-mail us at planningat kalispell.com for additional information. Northwest Healthcare Corp. J Medical Arts Pharmacy of Attu: T. NI arcello Pierrottet Julia E. Ev ens on Kalispell, LTD 1385 Hwy 93 North 310 Sunnyview Lane Kalispell, MT 59901 209 Conway Drive Kalispell, MT 59901 P Kalispell, MT 59901 Montana Sky Networks 100 Moose Country Road Rexford, MT 59930 MT Conference of Seventh Day Adv entis t 175 Canyon. View Load Bozeman, MT 09715 Glenn & Judith Young 1261 North Meridian Kalispell, MT 59901 Northwest Healthcare Corp AD% Brendan Mouse 325 Claremont Street Kalispell, MT 59901 Kalispell Medical Arts, LLC 210 Sunnyview Lane Kalispell, MT 59901 NOTICE OF PUBLIC HEARING KALISPELL CITY PLANNING BOARD AND ZONING COM- MISSION July 8, 2008 The regular meeting of the Kalispell City Plan- ning Board and Zoning Commission is sched- uled for Tuesday, July 8, 2008, beginning at 7:00 P.M. in the new Kalispell City Council Chambers, Kalispell City Hall, 201 First Ave- nue East, Kalispell. The planning board will hold public hearings' and take public comments on the following agenda items. The Board will make a recommendation to the Kalispell City Council who will take final fic- tion. 1. A request from'om Tonkinson for annexa- tion and initial zoning designation of R-4 (Two -Family Residen- tial) on an existing lot approximately one-half acre in size. The proper- ty is currently developed and contains a prefabri- cated building, two cov- ered storage areas and a metal shed. Mr. Ton- kinson is interested ir, connecting to municipal services to water his lawn and the mature pine trees on the lot. The property is located on the west side of Meridian Road approxi- mately 200 feet south of Fifth Avenue west and 250 feet north of the Foys Lake Road curve. The address is 610 South Meridian Road and can be legally de- scribed as Tract 7ABBB located within Section 13, Township 28, Range 22, P.M.M., Flathead County, Montana. 2. A request from Northwest Healthcare Corporation for a condi- tional use permit to lo- cate the Kid Kare pro- gram, a day care center for infants and toddlers under the age of two, in the north halt of the building located at 200 Conway Drive. The building sits on top of the hill in the northeast corner of the U.S. 93 and Conway Drive inter- section and is part of the H-1 (Healthcare) zoning district. With the exception of a play area fence and business signs, changes will be primarily to the interior of the building. The UUZAA IUWU d5 Lut i , MU[ subdi• vision of KalispetFe Medical Arts Addition; No. 35, Section 6, Township 28 North, Range 21 West;. _ P.M.M., Flathead Coun-,"x ty, Montana. Documents pertaining:: to the agenda items are _� on file for public inspec- tion at the Kalispell:," Planning Department,:. 201 First Avenue East-,-.- Kalispell, MT 59901.1�11 and are available for -'-- public review during regular office hours. _ Interested persons are:::, encouraged to attend the hearing and make their views and con- cerns known to tha' board. Written com ments may be submit--. ted to the Kalispell Plan- _ ning Department at the-. above address, prior to - the date of the hearing, or you may call us at-,:.,* (406) 758-7940, or e mail us at planning@ka- lispell.com lispell.com for additional - information. ls1 Thomas R. Mentz Thomas R. Jentz Planning & Building"` Director VALLEY RANCH sY PLANNED UNIT DE- �ELOPMENT WORK SESSION A work session will be...". held immediately follow- ing the regular meeting., z of .Tuesday, July 8,1,3 2008 to discuss a pro-.. posed planned unit de- velopment (PUD) zon- ing district known as. Valley Ranch. The PUD' ,,_ proposes a mix of 278 ` single-family, town-'. house and condomini•. um units and an assist- ed living complex on an 80.6-acre site. The• property, lies on the east side of Highway 93, ap- proximately 1112. miles: Y north of the intersection s of Highway. 93 and Nest Reserve, directly south.,* of the Ponderosa Subdi- vision. work sessions are open to the. public and are intended to in-. form the planning board; and interested public on the project. No deci sions will be made at-'; this meeting. A public =, hearing for the pro- posed Valley Ranch PU ❑ is currently sched- uled for the Kalispell,' City Planning Board andlt" Zoning Commission meeting on Tuesday;:Y August 12, 2008, begin' t ning at 7:00 P.M. in theme' NEW Kalispefl City,;: Council Chambers, Ka- lispell, City Hall, 201.'' First Avenue East, Ka-', lispell. STATE OF MONTANA FLATHEAD COUNTY ATFTDAVTT OF PT_TRLTATION RICHELLE ROONEY BEING DULY SWORN, DEPOSES AND SAYS: THAT SHE IS THE LEGAL CLERK OF THE DAILY INTER LAKE A DAILY NEWSPAPER OF GENERAL CIRCULATION, PRINTED AND PUBLISHED IN THE CITY OF K..ALI S P ELL, IN THE COUNTY OF FLATHEAD, STATE OF MONTANA, AND THAT NO. t _5_Z LEGAL ADVERTISMENT WAS PRINTED AND PUBLISHED IN THE REGULAR AND ENTIRE ISSUE OF SAID PAPER, .AND IN EACH AND EVERY COPY TBEREOF ON THE DATES Of. Z.-Zt Z0C)ly AND THE RATE CHARGED FOR THE ABOVE PRINTING DOES NOT EXCEED THE MINIMUM GOING RATE CHARGED TO ANY OTHER ADVERTISER FOR. THE SAME PUBLICATION, SET IN TIE SAME SIZE TYPE AND PUBLISHED FOR THE SAME NUMBER OF INSERTIONS . Subscribed and sworn to Before me this �, , 2008 . 6-L Dorothy Gle- oss Notary Public for the State of Montana Residing m Kalispell My commission expires 91 i 1 /09 June 22, 2008 N ---------------------- ---------------- ------- ------ ----------- (CARE............. ENTRAIZEI� 4�' ----- Kip EXIST- ENCL. PiZoFCKEu 6,'N CHAIN LINK DROP OFF FENCE: C.ONTRACTCR TO AReA rCXTA67 U-D.'G FOR EXACT 072 ------ LOCATION OF UTILITIES PRIOR TO FENCE E iN5-,A, iATION- 2q STORAGE C- IN TA) N I =R" W. 200 CONWAY DRIVE 21 1�jllbj U11I 2o, 25. an RE-5TRIPE PA7V AS OF KALISPELL FZEE5, LOT 1, RESUB. OF KALISPELL MEDICAL ARTS ADDITION, PHAANY gRIVE THROQ$H ADDITION NO. 35 -71 '14 -------- 4',4 ILL, L k4. 13. 12. n. IL I. ASPHALT, NOTE� "IT 'ONE �Y' AW OTW A. Oljl-. AREA -R PROPOSED 5UIL1?Ik5 515H TO Ek' EVALUATED AT GOHLETh:;N NSTALLEU AT SAME LOCATION OF SITE HORK. 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IJ, N L')FF:IGE 4' --------------------------------------- EI .i � I DRIVE I NORTHWEST HEALTHCARE TENANT IMPROVEMENT - KID ]CARE 200 CONWAY KAUSPELL, MONTANA NWHO CONTACT INFORMATION 110AACELL0 PERROTTIET, FACHLIT1110 MANAaE 14003 Y51-SM JAN IILOFM, SPECIAL PROJECT COORDWATC 14081 75"091 MARK CHITWOOD - PLANT OPERATIONS A00; 7611466,15 RICK QllEIJR, WOOD 13HOP 04681 251.4305 VECHANICAL CONSULTANT ENGINEERING INC. ELECTRICAL CONSULTANT K.B. r.noineacina. Inc. 4 A KEY PLAN 1-- U.I. No" 26, 200H 0-1,9 rill. FIRST FLOOR PLAN D-- by Ch.,W,. b, TMP TNIP H.T.S. A101