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3. Conditional Use Permit - Beehive HomesPLANKING FOR. THE FUTURE ft-rf�x ft REPORT TO: Doug Russell, City Manager FROM: Kevin LeClair, Senior Planner Planning Department 201 1" Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kaUspell.com/planning SUBJECT: KCU-14-03 — Conditional Use Permit for an Assisted Living Facility MEETING DATE: July 7, 2014 BACKGROUND: The Kalispell City Planning Board met on June 10, 2014, and held a public hearing to consider a request from Beehive Homes of Kalispell, for a Conditional Use Permit for the construction and operation of a multiple -building residential care facility (senior assisted living). The proposal includes the phased construction of two 19-bed memory care homes, two 16-bed assisted living homes, and four two -unit independent living homes. The property is located at 242 Stillwater Road, approximately %2 mile north of Three Mile Drive on the west side of Stillwater Road. The property is in the R-2 (Residential) zoning district. In accordance with the City of Kalispell Zoning Ordinance, a Conditional Use Permit is required for a residential care facility in the R-2 zoning district Staff recommended approval of the Conditional Use Permit, subject to eleven (11) conditions. The Beehive Homes owner and the property owner testified in favor of the project and answered several questions for the board. The property owner also requested some modifications to the recommended conditions. Several neighbors to the project site spoke to the Planning Board and expressed concerns about traffic on Stillwater Road, exterior lighting, storm water drainage, and neighborhood character. Following the public testimony, the Board voted several times to modify four of the staff recommended conditions. The Planning Board then voted unanimously (6-0) to forward a positive recommendation to the City Council, with the amended conditions of approval. RECOMMENDATION: A motion to approve the Conditional Use Permit, along with the amended conditions of approval FISCAL EFFECTS: Approval of the request would have minimal fiscal impact to the City. ALTERNATIVES: Deny the request. Resppe%ectfully submitted, '4C "r 'Ok- Kevin LeClair Senior Planner Report compiled: June 3, 2014 c: Theresa White, Kalispell City Clerk Michael Fraser, 690 N. Meridian, Suite 103, Kalispell, MT 59901 Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59901 City of Kalispell P. O. Box 1997 Kalispell, Montana 59903-1997 GRANT OF CONDITIONAL USE APPLICANT: FSEN, LLC Attn: Michael Fraser 690 North Meridian Kalispell, MT 59901 (406) 253-4326 LEGAL DESCRIPTION: Tract 2 of Fox Trotter Meadows subdivision in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. ZONE: Residential, R-2 The applicant has applied to the City of Kalispell for a conditional use permit to construct and operate a multiple -building residential care facility (senior assisted living) at 242 Stillwater Road in the R-2 zoning district. The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on June 10, 2014, held a public hearing on the application, took public comment and recommended the application be approved subject to nine (9) 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 #KCU-14-03, as amended by the Kalispell City Planning Board and Zoning Commission, as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit to construct and operate a multiple -building residential care facility (senior assisted living) in the Residential, R-2 zoning district subject to the following conditions: General Conditions 1. The commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is being made to do so. 2. Commercial building permits shall be obtained from the City of Kalispell Building Department for the proposed structures. Approval of the building permits includes approval by the City of Kalispell Architectural Review Committee and the Kalispell Site Review Committee. Final designs for storm water management, water service, and sanitary sewer service that comply with Kalispell's Standards for Design and Construction shall be submitted for review and approval by the City of Kalispell Public Works Department. The pprope!.M owner shall extend a 14-inch water main from the existing water main to the north pMpfty line. The water line shall be located within the roadway of Stillwater Road. The City will participate in the upsizing of the water main in accordance with the Extension of Services Agreement. 4. The southern 45 feet of the property shall be kept free of developed structures or improvements, with the exception of fencing and landscaping, in order to provide reasonable access to eventual future development to the west of the proposed use. The property owner shall sign and record a Special Improvement District (SID) Protest Waiver for the extension of this roadway along the southern property boundary. Prior to Certificate of OccupancX All required licensing, inspections, and approvals shall be obtained from the Montana Department of Health and Human Services. Copies of the current operational licenses and the operating procedures for the facilities shall be submitted to the City of Kalispell. 6. The property owner shall submit a signed and recorded Special Improvement District (SID Protest Waiver for improvements to the Stillwater Road Right -of -Way adjacent to the prope. The improvements shall include street widening, curb, gutter, street lights and landscaping between the curb and bike path. Cash in lief of ,...w,..t...ie fi en based 7. At the time the West Side Interceptor sewer main is completed adjacent to the property, the property's sewer service shall be connected to the West Side Interceptor at no cost to the City. 8. The property owner shall dedicate to the City of Kalispell, the eastern 10 feet of the property, adjacent to the Stillwater Road Right -of -Way, for eventual future improvement of Stillwater Road. 9. The property owner shall grant a 20-foot wide pedestrian and bicycle easement to the public. The easement shall be located adjacent to the western edge of the 10-foot wide Right -of -Way dedication in Condition #9. Dated this 7th day of Jam, 2014. STATE OF MONTANA M1 County of Flathead Mark Johnson Mayor On this day of , 2014, before me, a Notary Public, personally appeared Mark Johnson, 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 he 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. Notary Public, State of Montana nothing to hide. Regier asked if there have been any major issues with neighbors and Santa said no and added with the newest home on the west side there were concerns about the house and one of the neighbors who objected to the home has now admitted that he was wrong and said the residents have been terrific neighbors. These homes do not have a negative impact on the neighborhood. No one else wished to speak and the public hearing was closed. MOTION Pesola moved and Regier seconded a motion to adopt staff report KCU-14-02 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the three conditions listed in the staff report. BOARD DISCUSSION Pesola said as a board he doesn't feel that they have the ability to deny this application. A conditional use permit is a courtesy to the community to enable them to comment on the proposal. There may be concerns about parking and driving and the kids but the reality is this is considered a single-family residence according to law. Pesola supports the Montana Academy program and the CUP. Lorch said he is somewhat familiar with the Montana Academy and recently learned he actually lives across the street from one of these houses and has for 7-8 months and they are great neighbors. Lorch said he wants to commend Montana Academy for reaching out to the neighbors and suggested the Montana Academy reach out to the people who have written letters of concern, if they haven't already. Osorio-Khor said also asked the Montana Academy staff to address the letters of concern. Most people have that gut —wrenching, knee- jerk reaction to the term "group home" and there is a lot of neighborhood work still to do. Graham has been on the planning board since 2009 and this is the Yd time Montana Academy has come before the board to request a group home. At the beginning he was skeptical and he now supports the Montana Academy program. Graham added he wanted to congratulate the students in attendance this evening for their achievement and he wished them good luck in the future. ROLL CALL The motion passed unanimously on a roll call vote. BEEHIVE HOMES A request from Josh Burlage of Beehive Homes of Kalispell, RESIDENTIAL CARE working with the property owners Mike Fraser and FSEN, LLC to Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 5 of 14 FACILITY CONDITIONAL develop a multi -structure residential care facility on a portion of an USE PERMIT undeveloped, 8.5-acre tract of land located at 242 Stillwater Road. The proposal includes two 19-bed homes for memory care, two 16- bed homes for assisted living, and four independent -living duplexes. STAFF REPORT KCU-14-03 Kevin LeClair, representing the Kalispell Planning Office reviewed Staff report KCU-14-03 for the board. LeClair reviewed the vicinity map of the subject property and noted the property is a remainder tract of the Fox Trotter Subdivision and is currently undeveloped. He reviewed the county zoning on three sides of the property and the proposed site plan. The applicant is proposing a phased approach. They plan to start with a single 19-bed memory care facility at the southeast corner of the property, following up with additional phases which includes a 16-bed assisted living facility, a 19-bed memory care facility, another 16-bed assisted living facility and then 4 independent living units on the north side. LeClair reviewed an aerial photo of the surrounding properties and described their uses and photographs of the property. Staff recommends that the Kalispell Planning Board adopt staff report KCU-14-03 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the 11 conditions listed in the staff report. BOARD DISCUSSION Osorio-Khor asked if this facility is under the same statute as the Montana Academy group home and LeClair said no but the proposed facility will be governed by other statutes in the M.C.A. She asked if there are other conditions that the board could apply to the CUP and LeClair said yes. Osorio-Khor noted the Growth Policy states that high density housing developments and senior housing should be located in close proximity to other necessary services and bus stops and shelters should be incorporated in their designs. She noted her concerns are the isolation factor and security especially since memory care units are being proposed. She asked if video cameras were being considered and LeClair noted they didn't discuss the facilities in that detail but he knows they will have supervision and alarms on the doors to know if someone leaves the facility. LeClair noted the fencing would prevent them from wandering too far away. Osorio-Khor added since this does not fall under the licensing of nursing homes could the board consider a condition that would require them to provide a copy of their handbook and/or policies to Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 6 of 14 the City of Kalispell for review by the general public. LeClair noted that condition #5 on page 9 of the staff report requires all State licensing, inspections and approvals shall be obtained from the Montana Department of Health and Human Services. Copies of the current operational licenses and operating procedures for the facilities shall be submitted to the City of Kalispell prior to the Certificate of Occupancy for the structures. Osorio-Khor didn't think that covered their policies and that should be stated in the conditions. PUBLIC HEARING Josh Burlage stated he lives at 1190 Clayton Lane in Columbia Falls and he is the current owner of Beehive Homes in Columbia Falls. Burlage said their facilities are different than your typical nursing home and are set up more like a home where residents have rooms off of the common area. They provide three dietician approved meals per day plus snacks, daily housekeeping, laundry services, activities — whatever the residents need to live comfortably within the homes. There are currently two Beehive assisted living homes in Columbia Falls, a 13-unit and 16-unit facility and they have noticed the increased need for memory care so that is why it is a part of this proposal for Kalispell. Burlage said he appreciates the concern regarding the safety and well-being of the residents and he noted all of the entrances are key -coded, the exterior fencing will not provide access to the outside, and there will be security cameras at all the exits and in the common areas. Osorio-Khor asked for the qualifications of the staff for the memory care unit and Burlage said it is similar to assisted living where they use personal care attendants (PCA's) and do not require CNA's. They are State licensed and periodic checks are required. Osorio-Khor noted she feels it is important that their policies and procedures be available to the public and copies are provided to the city. Osorio-Khor said if most of the residents do not drive, how do they find outside stimulation like shopping? Burlage said they have a bus that transports residents to different locations. He noted this location is closer to the hospital and other services than their facilities in Columbia Falls. They do not currently transport residents to medical appointments so they will rely on families to assist them or have Eagle Transit pick them up. They also plan to have on -site physician care. Burlage said they have no problem with providing the city with a copy of their policies and procedures and he added they are approved by the State. Mike Fraser, 385 East View Drive stated he prepared the application and is assisting Mr. Burlage through this process. Fraser was originally involved with the Fox Trotter project and the remainder 8.5 acres that were originally planned for a 23 lot Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 7 of 14 subdivision which was approved in 2008. They allowed that preliminary plat to expire in 2011 because they did not see the economy recovering to the extent that they could market those lots and have a return on their investment. The property has been sitting there looking for a user. It has been hayed on a regular basis and they have been maintaining it in order to be good neighbors. Fraser continued Mr. Burlage was looking for property for his project and this piece was the closest to the city's core area that had enough acreage. The property has good accessibility to shopping and medical facilities. Fraser noted condition 6 asks them to rebuild a portion of Stillwater Road. He said this site is halfway between Three Mile and Four Mile Drive where there are three subdivisions that access Stillwater Road and none of those subdivisions were required to make a dedication or improve Stillwater Road. They are being asked to rebuild 550 feet of Stillwater Road to include street widening; curb, gutter, street lights and landscaping between the curb & bike path. Fraser said they don't see any logic behind that request as there would then be rural sections of road to the north and south of the improvements. Fraser said they would, however, be willing to dedicate 10 feet of their property for the further widening of Stillwater Road as referenced in condition #9 and provide the 20-foot wide pedestrian and bicycle easement as referenced in condition #10. Fraser also noted that condition 11 is included within the overall concept of condition 3 and they feel it is redundant and not necessary. Jon Olson — 1001 Quarter Horse Lane stated his property is directly south of this proposed project and his first major concern would be Stillwater Road which is not a rural road but is a very busy road. Another concern is the entrance to the proposed project as there are 5 or 6 access roads clustered together onto Stillwater Road. Parkridge will be closed eventually once the bypass is complete but still is a concentrated area and some improvements need to be made. Olson continued in terms of the bike path it is already on the other side of the road and how will that be connected to the one proposed with this development. In addition he has concerns about how the drainage from this property will impact his property since his property is below this one. When Stillwater Estates was developed there was an issue of flooding in his area and the city installed a drainage system that has alleviated this problem. His neighbor is also concerned because there is a valley and all the runoff goes Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 8 of 14 right between our properties. Olson added he is also concerned about fire trucks, ambulances and lighting in a residential area. Debbie Street, 1400 Rose Crossing stated she is a project manager on the Starling project which is the 640 acre master planned community that is directly north of this development. She is also a real estate broker and she speaks in support of the project because the community desperately needs assisted living. Frank Strickland stated he lives at 272 Stillwater Road, the 10 acres north of this proposed development. His concern is condition 6. The construction of the bypass will take a tremendous amount of traffic from Stillwater Road. Strickland said if you go west of Kalispell on Three Mile Drive there isn't a curb or gutter in site period. It does not make sense to require curb and gutter on a 550 foot section of Stillwater when the surrounding roads are built to rural standards. It could create more problems rather than solve them. Jane Crawford, 1201 Quarter Horse Lane stated if she knew there was going to be commercial property near her home she would not have purchased it. They have put a lot of investment in their property and although they may build a high quality facility they still are a commercial facility in a rural setting. When she looks out from her back porch she will see large buildings with paving, lighting and lighted signage. That will be the only thing that is not rural or agricultural in the area. Crawford said the property is rolling and that drainage will come across a corner of her property. This is a 24/7 operation where people can be coming and going at all hours. She objects to the project and if they do end up with an approval the developer should pay for the costs of improving the roads. Ron Cebulla, 250 Stillwater Road noted his property is Phase 1 of Fox Trotter Estates, the flag lot immediately north of this proposed development. Cebulla said he is concerned about his property values with a commercial project next to an urban setting. He knows they can't hang on to the rural setting forever and knowing that the previous subdivision was denser and they should be thankful. However, this will be a 24 hour operation with lighting on 24 hours a day, ambulances coming and going all hours of the day, parking lots and the number of entrances off of Stillwater Road. That is a steep hill and in the winter cars crash into their driveway. Cebulla said he agrees that the road should not be widened if this project is approved. He is not against senior care facilities but this is the wrong setting. Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 9 of 14 MOTION Lorch moved and Young seconded a motion to adopt staff report KCU-14-03 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the 11 conditions listed in the staff report. BOARD DISCUSSION Osorio-Khor said she is torn when she hears the neighbors' talk about their rural environment and as previously mentioned her concern about the location of this facility. She asked how the board will mitigate the neighbors concerns regarding runoff Stillwater Road, the five access roads already in place onto Stillwater Road, and the impacts on their lifestyle. The setting seems wrong for this facility. Graham said he doesn't think there will be runoff because the development will have its own stormwater retention pond and that will help alleviate the current runoff problems. In addition the lighting ordinance requires that the lights be pointed downward to reduce light pollution onto to other properties. Graham said it appears to be a piece of land that is totally surrounded by county and Osorio-Khor said she is troubled by the fact that it is an island surrounded by agricultural land. LeClair noted the property is almost surrounded by other existing and proposed subdivisions and it just so happens that this is the western boundary of the city at this point. LeClair added this property is well within the growth policy's annexation boundary and the city will likely be annexing more lands further to the west of this property in the future. Lorch asked if the existing zoning and use is consistent with the growth policy and LeClair said the R-2 zoning is consistent with the growth policy designation and the zoning ordinance states that assisted living can go in an R-2 zone with a conditional use permit. Lorch said there is no question that there is a lot of growth going on in the west side of Kalispell and as a planner for the city and county a few years ago it was anticipated then. With the infrastructure working its way out to this area it is making these properties more attractive to people for development. Lorch said there are always going to be conflicts with changes to different areas and the best that the board can do is help mitigate some of the issues. Lorch said he has concerns with the incremental development of the property and the road. Typically with a subdivision there is a traffic impact study (TIS) and you can take the quantitative analysis and determine that safety would be greatly increased if there was a turn lane or some other mitigating measure. In the absence of a TIS Lorch said he doesn't know what the city uses to determine what improvements should be required. LeClair said Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 10 of 14 traffic impacts are discussed with the applicant early on. The threshold for requiring a traffic impact study is 300 vehicle trips per day and it is not expected that the first phase of this facility would meet that threshold. Those questions will get asked again by the site review committee before the building permits are issued. Then the Public Works engineers will look at the responses from the applicant and if the thresholds are met then the city looks at those improvements. LeClair said for this project the request was that Stillwater Road be approved at this time. Looking south there were no required improvements but those are examples of opportunities lost. Public Works felt that a compromise would be instead of putting in the improvements now they could pay a cash in lieu payment and that way at the time the entire roadway is designed to be improved the cash has been deposited with the city to make those improvements. Knowing that Four Mile Drive will be extended over to Stillwater Road with the completion of the bypass and with the potential development of the Starling subdivision to the north it is expected that Stillwater Road will become a collector street and the development of those improvements would be considered standard for those types of roads. LeClair noted the board could opt to recommend that the cash in lieu be changed to a waiver of SID that would put the cost off to a future date for the developer. Regier asked if that is the recommendation in condition #7 and LeClair said that is for the West Side Interceptor which is a project that is being designed at this time. With Stillwater Road we don't know when the traffic warrants will reach the point that the improvements should be made. Graham asked why would they need to have the SID for the interceptor and why wouldn't it be covered by the impact fees when they hook up. LeClair said after the interceptor is designed the impact fees may not cover the entire cost. Regier said if they pay cash in lieu for improvements to Stillwater Road, condition #6, and an SID comes later won't they be paying double and LeClair said they would have the right to protest the SID and if they had already paid the cash in lieu they would be in good standing to protest. Osorio asked why staff does not believe conditions #3 & #11 are redundant and LeClair stated condition #11 was included to specifically address the requirement that the 14" water main be under the roadway of Stillwater Road because the site plan shows it near the pedestrian/bike path running adjacent to the property. Public Works wanted it to be clear that what was shown on the site plan was not an approved location of the water main. LeClair noted Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 11 of 14 an alternative would be to roll condition #11 into #3. MOTION — COMBINE Osorio-Khor moved and Lorch seconded a motion to roll condition CONDITIONS 3 & 11 #11 into condition #3. ROLL CALL The motion passed unanimously on a roll call vote. BOARD DISCUSSION There was lengthy discussion regarding cash in lieu v. completing the improvements to Stillwater Road at the time of development; SID's for the West Side Interceptor and for improvements to Stillwater Road; and impact fees. MOTION — DELETE Graham moved and Regier seconded a motion to delete condition CONDITION #7 #7. BOARD DISCUSSION Graham noted the impact fees were increased in order to pay for the West Side Interceptor and to also be required to sign a waiver of right to protest an SID for the same project didn't make sense to him. Further discussion was held. ROLL CALL The motion passed on a roll call vote of 4 in favor and 2 opposed. MOTION — AMEND Pesola moved and Regier seconded a motion to amend condition CONDTION #6 #6 to read, "The property owner shall submit a signed and recorded Special Improvement District (SID) Protest Waiver for their contributing capacity to the Stillwater Road improvements." BOARD DISCUSSION Lorch stated he would appreciate knowing that when it comes time to improve Stillwater Road that the general taxpayers will not get stuck with the costs to fill the gaps. There will be a need for a good city standard road as it is already being used beyond its rural standards. Lorch would like to keep the motion as written and allow the developer the option to either build it now or pay cash in lieu or require the developer to pay cash in lieu and not even allow the option to construct the improvements at the time of development. Osorio-Khor agreed with Lorch. Further discussion was held. ROLL CALL The motion passed on a roll call vote of 4 in favor and 2 opposed. BOARD DISCUSSION Osorio-Khor said we should keep in mind that we are building a neighborhood and it may not happen tomorrow but it is going to happen and it is important that the board try to solve some of these problems. Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 12 of 14 Lorch said he is concerned about the need for improvements to Stillwater Road related to the increase in traffic from this development and he asked if the city is in the position to require any improvements such as a left -turn lane or some other traffic mitigation. LeClair these type of assisted living facilities are a very light impact on the transportation systems they are adjacent to. Staff will come and go but because of shift work it won't be during peak travel periods. There will also be the bus taking residents to different locations however, nothing that would require major road improvements. Lorch described the current traffic on Stillwater Road and how you don't get to address these issues without subdivision review. Lorch asked if there were any discussions of the impacts when the western portion of the property is developed. LeClair said there were lengthy discussions about that and the development was shifted to the north to include a full -width roadway that could be extended west on the southern portion of the property. Lorch asked if additional development would be considered an expansion of this conditional use permit and LeClair said another review would take place for additional facilities. Jentz reminded the board that the city council had approved a 23 lot subdivision in this location that would have generated about 230 vehicle trips per day. He noted that this project will probably have 1/1 Oth of that amount of traffic because this is a low impact project. ROLL CALL — ORIGINAL The original motion, as amended, passed unanimously on a roll call MOTION vote. OLD BUSINESS: Growth Policy Update. Lengthy discussion was held on changes to the draft Growth Policy Update and the board decided a work session should be held to work through the document prior to holding a public hearing. The update will be discussed at the work session on July 8, 2014. NEW BUSINESS: None. ADJOURNMENT The meeting adjourned at approximately 9:20 p.m. NEXT MEETING The next regular planning board meeting is cancelled due to a lack of applications however a work session will be held on July 8, 2014 beeinnina at 6:00 p.m. in the Kalispell City Council Chambers, 201 1" Avenue East. The board will discuss the following items: Kalispell City Planning Board Minutes of the meeting of June 10, 2014 Page 13 of 14 REQUEST FOR A CONDITIONAL USE PERMIT KALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU-14-03 June 3, 2014 This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a request for a Conditional Use Permit for a residential care facility (senior assisted living) at 242 Stillwater Road. A public hearing on this matter has been scheduled before the Planning Board for June 10, 2014, 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. A. BACKGROUND INFORMATION: Property Owner/Applicant: FSEN, LLC Attn: Michael Fraser 690 North Meridian Kalispell, MT 59901 (406) 253-4326 Property location and size: The property is located at 242 Stillwater Road, on the west side of Stillwater Road, approximately %2 mile north of Three Mile Drive. The property can be legally described as Tract 2 of Fox Trotter Meadows subdivision in Section 2, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. The property is 8.5 acres in size, with 550 feet of frontage on Stillwater Road. Summary of Request: The applicant is requesting a Conditional Use Permit in order to develop a multiple -building residential care facility (senior assisted living) on roughly half of the currently undeveloped property. The property is located in the R-2 (Residential) zoning district. According to the Kalispell Zoning Ordinance (KMC 27.05.030), residential care homes or facilities may be allowed in the R-2 zoning district with a Conditional Use Permit. The proposal includes the phased construction of two 19-bed memory care homes, two 16-bed assisted living homes, and four two -unit independent living homes the site. The owner/operator, Beehive Homes of Kalispell, plans to build the first 19-bed memory care home in the southeast quadrant of the site (shown as building I in Figure #1 below), with other facilities to follow in the future. A phasing plan is included in the project file. Kalispell's Zoning Ordinance (KMC 27.37.010 (158)) defines a residential care home or facility as, "a facility that provides for long-term residence with one or more of the following types of care: 24-hour per day substitute care, food, lodging, training, education, supervision, habilitation, rehabilitation, and treatment they need, but which for any reason cannot be furnished in the person's own home." w � (D w 0 EARKRIDGE DR. LL Uj MQL U) RA mA ;. EMPIRE LOOP IU 15 Uj X, 0, Uj wtz > : 'R P. i 11�1, an cn o< LcU,- A9 J IF 4T - - lei ---_-_-- ------------ v, Figure 1: Site and Phasing Plan 0 Four -Mile Drive i' Subject property A V, "F �p t , arp er .Norse tares r , . F `^C WN OR �� 4 Existing Land Use and Zoning: The property is currently undeveloped and is being used for agricultural purposes. The property is located within the R-2 (Residential) zoning district. The Kalispell Zoning Ordinance describes the intent of this district: "A district intended to provide adequate lot areas for lower density residential development; should have good thoroughfare access, and be in proximity to community and neighborhood facilities, i.e. schools, parks, shopping areas, etc. This development would normally require all public utilities. This zoning district would typically be found in areas designated as suburban residential on the Kalispell Growth Policy Future Land Use Map." Adjacent Land Uses and Zoning: The existing zoning and land uses of the land surrounding the subject property are as follows: West: County AG-80, Single-family home on 10 acres. North: County AG-80, Single-family home on 10 acres; City R-2, Single-family home on 1 acre East: County SAG-10, Church and single-family home; City R-3/PUD, Parkridge Drive South: County SAG-5, Single-family residential neighborhood of 5-acre lots (Quarter Horse Estates) Relation to the Growth Policy: The Kalispell City Growth Policy Map designates the project site as Suburban Residential, which provides the basis for the R-2 zoning designation. The growth policy anticipates primarily single-family houses in this area. The area surrounding the subject property fits this description, as the area is primarily single-family residences on large lots or multiple acres. Utilities/Services: Sewer service: City of Kalispell Water service: City of Kalispell Solid Waste: City of Kalispell or Evergreen Disposal Gas: Northwestern Energy Electric: Flathead Electric Cooperative Phone: CenturyLink Police: City of Kalispell Fire: Kalispell Fire Department Schools: School District #5, Kalispell B. EVALUATION OF THE REQUEST This application has been reviewed in accordance with the Conditional Use Permit review criteria in the Kalispell Zoning Ordinance (KMC 27.33.080). A Conditional Use Permit may be granted only if the proposal, as submitted, conforms to all of the following general Conditional Use Permit Criteria, as well as to all other applicable criteria that may be requested: 1. Site Suitability: a. Adequate Useable Space: The property slopes down from the northeast to the southwest at gentle grade. The property is 8.5 acres in size and can be developed to provide all of the required building setbacks and separations. The developed portion of the property will be landscaped to reflect a residential landscape setting. 0 b. Height, bulk, and location of the buildings: All of the proposed buildings will be one-story, with residential architectural features. Because the proposed use is a commercial venture, all of the structures will be required to receive approval from the City of Kalispell's Architectural Review Committee prior to issuance of a building permit to ensure consistency with Kalispell's Architectural Design Guidelines and the character of the neighborhood. The applicant presented a preliminary architectural rendering (see Figure 3) to the Architectural Review Committee at their May 27, 2014, meeting. The Committee was generally favorable of the residential character of the structure. They provided guidance to the applicant on several methods to further enhance and break up the overall mass of the structure. The layout of the buildings will be substantially similar to that shown in Figure 1 and should create a campus -like residential environment on the property. C. Adequate Access: The property has 550 feet of frontage along Stillwater Road. The proposal calls for a two access points to service the property. The first access will serve the two memory care facilities and two assisted living facilities. The second access, located to the north, will serve the four, two -unit independent living homes. The final design of these two driveways and their approaches to Stillwater Road will be reviewed and approved by the City of Kalispell's Site Review Committee prior to issuance of the building permit. d. Environmental Constraints: There are no known environmental constraints, such as steep slopes, streams, floodplains, or wetlands, on the property which could affect the proposed use. 2. Appropriate Design: a. Parking Scheme/Loading Areas: The Kalispell Zoning Ordinance specifies the minimum parking requirements for convalescent or nursing homes for aged individuals (KMC 27.24.050). The regulations require a minimum of one parking space per 8 beds plus one space per employee during the maximum shift. The preliminary design submitted by the applicant includes adequate parking for the two memory care facilities and the two assisted living facilities. Each of the multi -bed facilities expects to have up to four staff during a full shift. The first 19-bed memory care facility will also have a management office for up to two staff. The code also specifies that elderly housing, such as the independent living units shall have at least one space per dwelling unit. The applicant has demonstrated that there is adequate space to provide at least the minimum required parking required by the Kalispell Zoning Ordinance. As each phase of development of the assisted living complex is submitted, it will be reviewed by the Kalispell Site Review Committee to ensure compliance with the city standards for parking and loading areas. Each phase must be able to fully function and comply on its own, without consideration of future phases. b. Lighting_ Section 27.26.030 of the Kalispell Zoning Ordinance sets standards for all outdoor lighting. Each subsequent phase of development will be reviewed by the City of Kalispell 5 Zoning Administrator for compliance with the outdoor lighting regulations. C. Traffic Circulation: The vehicular access is sufficient to and from the property. The property is 8.5 acres in size and has 550 feet of frontage. There is adequate space to provide safe and efficient vehicular and pedestrian circulation on the property. d. Open Space: The proposal calls for significant setbacks from Stillwater Road and between the individual buildings on the property. There are no standards or requirements for dedicated open space other than that would be created by building setbacks and separations. C. Fencing/Screenin Landscaping: The applicant is proposing fencing, screening, and landscaping to accompany the requested use of the property. A 4-foot tall fence is proposed along the northern property boundary and along the western edge of the 10-foot pedestrian path to separate the use from the surrounding area and the neighbor to the north. A taller, 6- foot privacy is proposed to surround the memory care facilities. This taller fence is for the security of the residents in the facility. The applicant has also provided a conceptual landscape plan that provides a reasonable amount of screening and privacy for the residents and the surrounding neighbors. A final landscape plan will be review for compliance with the City of Kalispell's landscape ordinance at the time of building permit submittal. f. Si�nage: Chapter 27.22 of the Kalispell Zoning Ordinance sets standards for the installation of signage in the city. The applicant will need to apply for a sign permit in order to install a sign to identify the property. 3. Availability of Public Services/Facilities: a. Sewer: Sewer service will be provided by the City. The applicant has developed a proposed plan for extension of sewer service from the proximate Empire Estates Subdivision. The applicant is estimating that the entire facility will require the equivalent of 34 residential units of sewer capacity. As of the writing of this report, there is adequate sewer conveyance capacity in that zone, with 157.8 equivalent residential units of sewer capacity available. A final design will be reviewed and approved by the Kalispell Public Works Department prior to approval of the building permit for the first 19-bed memory care facility and each subsequent facility. b. Water: City water will be provided to the property. There is a water main located at the western end of Parkridge Drive, on the east side of Stillwater Road. Preliminary engineering review indicates that there is adequate volume and pressure to serve the proposed use of the property. A final design will be reviewed and approved by the Kalispell Public Works Department prior to approval of the building permit for the first 19-bed memory care facility and each subsequent facility. C. Storm Water Drainage: The applicant intends to construct a storm drainage facility on the far western portion of the property to manage the storm water drainage resulting from the development of impervious surfaces on the property. A final design will be reviewed and approved by the Kalispell Public Works Department prior to approval of the building permit 0 for the first 19-bed memory care facility and for each subsequent facility. d. Solid Waste: Solid waste pick-up will be provided by the City of Kalispell. The applicant has indicated locations for the consolidated waste receptacles on the site plan. The City's solid waste collection program has the capacity to serve the increase use. The final design will be reviewed and approved prior to the issuance of the building permit for the first 19-bed memory care facility and for each subsequent facility. e. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. The impact of the proposed change in this regard is minimal as there is adequate access to the property from the public road system and the buildings will be constructed to meet current building and fire code standards. f. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the proposed use. g. Streets: The street frontage of the property is on Stillwater Road. Stillwater Road is a 60-foot declared county road with a rural profile consisting of a 24-foot travel surface (one lane each way) and ditches on either side. h. Sidewalks: There is no sidewalk along the frontage of the property. The applicant is proposing to construct a 10-foot pedestrian path i. Other Public Services: This site is within the boundaries of School District #5. No impact on the local schools is anticipated with the proposed use. Parks and Recreation: There should be no significant increase in demand on the parks and recreation programs and facilities as a result of this use. 4. Neighborhood impacts: a. Traffic: Operational experience has shown that very few of the residents within assisted living facilities tend to own and operate a motor vehicle. The facility provides limited transportation services. Employees and visitors are the facility's significant traffic generators. Stillwater Road, a collector street is capable of handling the expected traffic. The residents in the independent living units may own and operate a car, but their use is not expected to be beyond what would typically be expected from a single-family residence. b. Noise and Vibration: The use of the property as an assisted living facility is not expected to generate any noise or vibrations beyond what would typically be expected from a single- family residence. C. Dust, Glare, and Heat: The use of the property as an assisted living facility is not expected to generate any dust, glare or heat beyond what would typically be expected from a single- family residence. d. Smoke, Fumes, Gas, or Odors: The use of the property as an assisted living facility is not expected to generate any dust, glare or heat beyond what would typically be expected from a 7 single-family residence. e. Hours of Operation: The assisted living facility is operated 24 hours a day. 5. Consideration of historical use patterns and recent changes: This area has historically been an agricultural area. Recent history has seen the expansion of single-family residential development on the lands to the south and east of the subject property. There are large -lot residential properties on three sides of the property and a church across the street. The Montana State Department of Transportation (MDOT) is in the design stages of an Alternate Highway 93 (Kalispell Bypass), which is expected to be constructed in the next 2-3 years. Its construction will terminate Parkridge Drive, approximately 400 feet east of Stillwater Road. Concurrently, Four Mile Drive, a half mile to the north will be extended to connect to Stillwater Road from the East. The development of this infrastructure will change the character of the neighborhoods on the west side of Kalispell and will likely be a catalyst for further development in this area. 6. Effects on property values: No significant negative impacts on property values are anticipated as a result of the requested conditional use of the property. C. RECOMMENDATION The staff recommendation is that the Kalispell Planning Board adopts staff report #KCU-14-03 as findings of fact and recommends to the Kalispell City Council that the Conditional Use Permit be approved subject to the following conditions: D. CONDITIONS OF APPROVAL General Conditions 1. The commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is being made to do so. 2. Commercial building permits shall be obtained from the City of Kalispell Building Department for the proposed structures. Approval of the building permits includes approval by the City of Kalispell Architectural Review Committee and the Kalispell Site Review Committee. 3. Final designs for storm water management, water service, and sanitary sewer service that comply with Kalispell's Standards for Design and Construction shall be submitted for review and approval by the City of Kalispell Public Works Department. 4. The southern 45 feet of the property shall be kept free of developed structures or improvements, with the exception of fencing and landscaping, in order to provide reasonable access to eventual future development to the west of the proposed use. The property owner shall sign and record a Special Improvement District (SID) Protest Waiver for the extension of this roadway along the southern property boundary. Prior to Certificate of Occupancy 5. All required licensing, inspections, and approvals shall be obtained from the Montana Department of Health and Human Services. Copies of the current operational licenses and the operating procedures for the facilities shall be submitted to the City of Kalispell. 6. The property owner shall construct improvements along Stillwater Road adjacent to the property. The improvements shall include street widening, curb, gutter, street lights and landscaping between the curb and bike path Cash in -lieu of construction based on engineer's design and construction costs is acceptable as an alternative. 7. The property owner shall submit a signed and recorded Special Improvement District (SID) Protest Waiver for their contributing capacity to the West Side Interceptor sewer main within the Stillwater Road Right -of -Way adjacent to the property. 8. At the time the West Side Interceptor sewer main is completed adjacent to the property, the property's sewer service shall be connected to the West Side Interceptor at no cost to the City. 9. The property owner shall dedicate to the City of Kalispell, the eastern 10 feet of the property, adjacent to the Stillwater Road Right -of -Way, for eventual future improvement of Stillwater Road. 10. The property owner shall grant a 20-foot wide pedestrian and bicycle easement to the public. The easement shall be located adjacent to the western edge of the 10-foot wide Right -of -Way dedication in Condition #9. 11. The property owner shall extend a 14-inch water main from the existing water main to the north property line. The water line shall be located within the roadway of Stillwater Road. The City will participate in the upsizing of the water main in accordance with the Extension of Services Agreement. 9 Planningrt 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalisRell.com/planning APPLICATION FOR CONDITIONAL USE PERMIT PROPOSED USE: Residential Care Facil OWNER(S) OF RECORD: Name: FSEN, LLC. Mailing Address: 690 North Meridian Suite 103 City/State/Zip: Kalispell, MT 59901 Phone: 752-2881 PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: Michael Fraser Mailing Address: 690 North Meridian Suite 103 City/State/Zip: Kalispell, MT. 59901 Phone: LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): 406-253-4326 Street 242 Stillwater Road Sec. 02 Town- Range Address: No. ship 28N No. 22W Subdivision Tract Fox Trotter Meadows Phase 2 Lot Block Name: No(s). No(s). No. 1. Zoning District and Zoning Classification in which use is proposed: R-2 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. X X X x x X 1 3. On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flow and control. x b. Access to and circulation within the property. x C. Off-street parking and loading. x d. Refuse and service areas. x e. Utilities. x f. Screening and buffering. x g. Signs, yards and other open spaces. x h. Height, bulk and location of structures. x i. Location of proposed open space uses. x j . Hours and manner of operation. x k. Noise, light, dust, odors, fumes and vibration. x 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. -01zq, J� -Z" 0 Applic Signature oh Burlage Date May 5, 2014 2 BEEHIVE HOMES OF KALISPELL A CONDITIONAL USE PERMIT REQUEST Phase 2 of Fox Trotter Meadows Introduction Senior care is a growing and evolving service. Life expectance is increasing. As a result the expectation of the aging population for quality of life is changing. Families are more diverse with sons and daughters living states away. Beehive Homes offers a family environment for seniors needing assistance with daily activities. The Bee Hive Home concept of elderly care as a clean, comfortable and enjoyable family setting began nearly 30 years ago in Meridian, Idaho. Bee Hive's family atmosphere, affordable pricing and hospitable atmosphere, was an immediate success. Today there are over 100 Homes in twelve states. Each Home is individually owned and operated. Each Home operates on the same commitment to the highest quality of care for residents in a Home- away -from- Home atmosphere. The proposed Kalispell location will be a continuum of care with two nineteen bed homes for memory care, two sixteen bed homes for assisted living and four independent living duplexes. All the proposed residential care facilities will provide differing levels of care, a service, based on each resident unique need. Independent living cottages will provide limited over site and care on a daily basis. Assistance would be available 24 hours per day seven days a week, as requested. Housekeeping, meals, and assistance with personal care will be options available to the residents. Assisted living will provide a more intensive level of service, all under a single roof, meals, laundry, personal care and recreation. Onsite assistance is present 24 hours a day seven days a week. Memory care requires 24 hour care seven days a week, a secure facility for the resident's safety and the most intensive level of care. Each senior living option provides assistance with medications. All medications are provided by the resident. Medications are stored either in the resident's room in a locked cabinet or in a secure central facility. Medication use is monitored by staff to ensure the health of the residents. Within the context of the Beehive model the site will be a single Beehive Facility with a variety of senior living choices. Future separation of the individual facilities is not contemplated as the franchise limits the area to a single franchise. Each of the assisted living options is licensed by the State. Each home is built around a central living, activity and dining core. As with a home, the central living space has the family room/ activity area, dining room and kitchen. Meals are prepared in the kitchen and immediately served. Each resident has a private bed room with their own furnishings and wall decorations and family mementos. Each room has a private bath and shower with access for telephone, cable television and internet. Each home is designed to accommodate all stages of assisted senior living. Homes are meant to look and feel like homes but with special touches to make life even nicer and more enjoyable. Each home also has central bathing facilities to meet the needs of residents with mobility limitations. The commitment is to make each home look, feel and operate as a family home, begins with the exterior architecture. Lap siding, stone wainscot, covered entries and timber framing are used to reduce the appearance of the structure. Soft earth tone colors are used to blend with a residential theme. Landscaping will enhance the appearance. All homes and the surrounding grounds are landscaped. Photos of a completed home in Columbia Falls demonstrate the appearance. The site will have an integrated sidewalk network for the residents and pubic to tour the area. Each home has a secluded court yard for resident's outdoor privacy as well as barbeques and other activities. Court yard activities for the memory care residents is secure with a six foot tall fence to prevent wandering. Kalispell Beehive Homes will eventually have two memory care homes, two assisted living homes and four duplex independent living homes. Initial construction is currently being planned for a memory care home, identified as "I". Planned construction will include the access driveway, a temporary fire apparatus turn around, parking, sewer main extension and water main extension past the midpoint of the property, path along Stillwater to the midpoint of the property, landscaping, fencing and storm drainage. All infrastructure will be complete to allow the home to function and meet City Standards. This infrastructure with additional parking will be adequate to serve home II. When the demand for services exceeds the availability homes III of IV will be constructed, which will require the completion of the infrastructure shown. The independent living homes maybe the last constructed. The first independent home, regardless of location on the site, will require the sewer, water, road, emergency sidewalks, path and landscaping for the entire site be completed. 2 3. On a separate piece of paper, discuss the following topics relative to the proposed use: a. Traffic flow and control. All access will be from Stillwater Road, a minor:arterial. City of Kalispell Standards for design and Construction specify an 80 foot wide right of way for arterials. A dedication of 10 feet is shown to meet this requirement. Stillwater Road intersects with Three Mile Drive and West Reserve, also minor arterials. Three Mile and Stillwater are two lanes with minimal shoulders. The roadway sections of West Reserve, Three Mile Drive and Stillwater Road are functional, Additional traffic generation is minimal and. should not. . affect speed or wait times. The interior driveway intersections with Stillwater- will be. stop controlled. Site distances for turning from Stillwater or onto Stillwater are 2000 feet to the south and 600 feet northerly, adequate site distance for the posted speed limit, 35 mph. Turning movements off Stillwater for visitors will occur thru the day. There is not sufficient left turns to warrant a dedicated turn lane off Stillwater Road. Employee travel to the site will be at off peak hour, which should minimize delays at the intersections. Projected daily traffic is 178 vehicles. This traffic volume does not necessitate an impact study. b. Access to and circulation within the property. Stillwater is classified as a minor arterial by the Kalispell Subdivision Regulations and an arterial by the 2006 Kalispell Transportation Plan. No past or current traffic counts are available from Flathead County, City of Kalispell or MDOT. When built out the facility will have 70 beds for senior occupancy and four duplexes as senior living. Traffic generation based on land use designations from the International Traffic Institute (ITT) is 178 vehicle trips per day. Actual volume will be less based on the developer's operational experience with two sixteen bed facilities where no residents drive. Access will be via two approaches, the southerly is in close alignment with the Church of Christ driveway. The north approach is within 80 feet of a residential driveway. Both should function without confusion. Proposed access to the memory care and assisted.living is from a single driveway. The driveway or private street will be 26 feet wide. Access to the duplex units is from a similar single driveway or private street 20 feet wide. Adequate area is available for a temporary hammer head turn at the end of the street serving the assisted living and memory care area. An emergency access drive is proposed to allow fire apparatus vehicles to enter or leave from the independent living area. All the proposed interior street improvements meet the requirements of the Fire Code. Fire and emergency services will use a temporaryhammer head for fire apparatus turnaround built near the first memory care facility. It will be removed and replaced. with a new hammer head when the next westerly building is started. A turn around area in the independent living area is, not needed as the distance from the looped intersection to the end of the road is Tess than :15p feet. Access for solid waste pick up is shown. Side loaders will the ability to drive to the site for,waste collection and dep, 4wi thout.leaving the vehicle:or: backing to turn around. Solid waste from the assisted living and memory care will be deposited in the.eontainers by staff. Residents in the independent living will have the option of taking. their. W.asteto the receptacle or having it moved as part of the house keeping service. c. Off-street parking and` loading:: The'Kalispell Zoning Ordinance,. 27:24 050'1Vl nimum Parking Standards by Use; sets a requirement of 1 space per 8 beds and 1 space per employee/maximum shift. and 2 spaces Per dvellxng unit. for residences; -Provisiotis for senior housing allow a reduction to :one space per two dwelling units for assisted living complexes. This site will provide 2two spaces per independent living place, as a conservative approach which will provide for visitor parking. A:1-9 bed memory care facility with a maximum, of five employees per shift requires eight spaces. The first memory. care home will have an office with two staff . . which increases the number to ten. -spaces. The memory care without the office would. have eight parking spaces. Each assisted living with 16 beds and four employees per shift will have six parking spaces. Each facility will have a van accessible space for loading of non ambulatory visitors and residents. There are two similar homes in Columbia Falls, a total of 32 beds. One resident has a vehicle. Residences in the assisted living will probably not have vehicles. Memory care residents will not have vehicles. Residents in the independent area may have cars or may rely on transportation from the facility van. The entire complex will have a van for transporting residents to local activities such as shopping, at the mall, Wal Mart or other locations. The van will also transport residents to recreational and cultural activities. d. Refuse and service areas. Staff shops locally for food supplies, paper goods, and other needs. There are no commercial or institutional deliveries. Goods are carried in thru the front door&in each building. Each building has a freezer, refrigerator and kitchen. Janitorial service is provided by staff. A storage area for supplies is part of each home. Each home has a laundry area. Staff provides laundry service for the residents: Central solid waste receptacle sites are shown on the site plan for the memory care and assisted living homes and independent living homes. The central facilities will be serviced by the Kalispell Solid Waste. Division, which,haul-the trash to the:Landfill. Evergreen Waste disposal also services the Kalispell area and could be contracted for collection and transport to the Landfill. 2 Snow storage will be at the end of the access road outside the turnaround for.the.fire., trucks for the assisted living and memory care area. Snow storage will be similarly located in the independent living area. e. Utilities WATER- Water supply will serve the°residential uses as well as the flows and pressures for fire suppression in thelarger facilities: Domestic water demand for each assisted living home. is 43 gallons per minute and 45 gallons per minute for each memory care home. Each single residence in the dependent living area has a demand of 20 gallons per . minute. Total demand for the entire senior care area will be 256 gallons per minute. Lawn and landscape irrigation is estimated to be an. inch per week per acre or approximately 8000 gallons per day or 17 gallons per minute. The actual rate will depend on the number of irrigation zones and demand per zone. The water main across Stillwater on Park Ridge Drive is eight inch diameter with a static pressure of approximately 60 pounds per square inch. The Kalispell Water Department eonducted a hydrant. flow test and recorded flows. of 1645 to 1838 gallons per minute at system pressures. Total demand is estimated to be 273 gallons per minute. Available flow is greater than the projected flows needed for the completed project. The property is within the service area of the Kalispell Water Facility plan. The plan indicates the City has capacity. Each structure will be Type V-B building. Based on the discussions with the fire chief, fire flows with a sprinkler system could be as low as 1,500 gallons per minute. The City of Kalispell has conducted a fire hydrant flow test using three hydrants east of Stillwater Road on Park Ridge Drive. The minimum fire flow at 20 psi is 2,500 gallons per minute. The City water system has the capacity, pressure and flow to serve the proposed Beehive facilities fire protection demands. The water system has the capacity and pressure to serve both the fire suppression and domestic needs of the facilities. Final locations of the fire hydrants will be determined by consultation with public works and the fire . department. The Kalispell Water Facility Plan, which is intended guide the extension of water transmission mains, proposes a 14" main along Stillwater Road. Proposed improvements are for an eight inch main connecting to the existing eight inch main on Park Ridge Drive and extending to the west side of Stillwater Road. A 14 inch main would. extend to the north edge of the property. The 14 inch extension would be built as needed to serve the development, to approximately mid way with the first assisted living unit and to the north property line with the first independent living home. Eight inch mains would extend from the 14 inch main into the site for domestic and fire protection. The 14 inch extension is .also in compliance with the Kalispell Design Standards which require extension to the. far property line of the development. All water mains will be in either public right of way or easements granted to the City of Kalispell. 3 SEWER- When complete the eight structures will have 70 single bed rooms and four two bedroom villas. DEQ-4 provides recommendations for wastewater flows, Table 3.1.1 "TYPICAL WASTEWATER FLOWS FROM COMMERCIL, INDUSTRIAL, AND OTHER NONRESIDENTIAL SOURCES", 70_residents x 85 gallons per day = 5,950 gallons per day 96 employees x 10 gallons per day = 960 gallons per day 8- 2 bedroom villas x 265 gallons per day = 2,120 gallons per day Total Daily Wastewater Flow = 9,030 gallons per day Wastewater will be collected in- individual a grinder pumps which will pump to -a common force main which will discharge to the existing sewer on Empire Loop. Utility easements have �been -platted in prior subdivisions for this public utility. Easements will be granted for thesewer main within the site. The force main will be extended to :the north boundary, the- far property line of the development. The Kalispell Design and Construction Standards assign a value of 265 gallons per residential hook up. This facility when completed will be the equivalent of 34 residential sewer users. City of Kalispell Lift Station No. 24 located in the Empire Estates subdivision was designed for an average daily inflow rate of 62 gpm. Based on actual pumping data for the existing lift station, the pumps are running on average 15.8 hours per week or 2.3 hours per day. The installed pumps are rated at 250 gpm each. The current average flow is 33,910 gallons per day or 23.54 gpm. When complete the Beehive Assisted Living facility will contribute an additional 9,030 gallons per day, 6.27 gallons per minute of wastewater flow to Lift Station.No. 24. The average daily flow rate will increase to the existing lift station to approximately 29.82 gpm. Design standards require a single pump to pump the peak hourly flow. The peak hourly flow is estimated to be 125 gallons per minute, peaking factor of 4.2. The gravity collection system has been the focus of numerous capacity studies. Currently, with the completion of lift station coordination project, the downstream conveyance system has "the capacity for the proposed 34 equivalent users. Preliminary engineering has begun on a Westside interceptor. The final route has not been determined but generally will follow the Stillwater Road right of way. When the interceptor is constructed the force main can be connected to the interceptor at a manhole. The force main to Empire Loop can be abandoned. Improvements to the wastewater reclamation facility have increased the capacity. Treatment capacity is available at the plant. n ELECTRICITY- Flathead Electric Cooperative has a primary electric line on the west side of Stillwater Road. Service is available for the eight proposed structures.. Service for the structures will be underground. TELEPHONE AND CABLE TELEVISION- Both is in place along Stillwater Road and can be extended into the site. Service for the structures will be underground. NATURAL GAS- Northwest Energy is the provider of natural gas. A gas main is available on the Westside of Stillwater Road for extension of a new main or mains into, the site. STORM WATER- Storm water will be collected on site, treated and disposed of in accordance with the Kalispell Design and Construction Standards. A retention infiltration area is shown on the site plan. Preliminary sizing was based on the 10 year, 2 hour storm and field infiltration testing. Storm water will be conveyed to the disposal site via a system of piping and swales. The retention infiltration area will be constructed for the entire facility with the first home. The site in the southwest corner for the property meets the standards of Kalispell's Design and Construction. f. Screening and buffering. A four foot high privacy fence is proposed along the south boundary, portions of the east boundary and north boundary. The fence will be either cedar or chain link with vinyl slats. Both the cedar and vinyl would be a natural earth tone color. The privacy fence is intended to provide privacy for the residents. A fence will also help create a _greater sense of community with the senior housing on the site. Security is a major concern in any memory care setting. The homes and courtyard will be fenced to provide a secure environment for outside activities. This fence would be six feet high to discourage residents from climbing over the fence. The color of the cedar or vinyl slat would be natural tone and either the same or complementing the privacy fence. Security fencing is not needed around the assisted living facilities. Along Stillwater Road the privacy fence will be three to five feet from the path. Street trees are proposed along this strip. Trees would be planted every 125 feet. Tree species will be chosen from the City Boulevard tree list and be at least 2 1/" caliper. The trees will be drip irrigated from the onsite system. g. Signs, yards and other open space. A small monument sign is proposed along Stillwater Road to identify the site. The.sign will have a natural stone base. Lighting will be provided from two small flood lights illuminating each face, as allowed by the Sign Ordinance. The vertical faces will be natural toned with contrasting lettering. 5 A sign location is shown on the site plan. Final location will be outside the clear vision triangle and permitted as required by the .Zoning,Ordinance. This sign will: be to announce a location and not for advertising a service. Each home will named with lettering placed on the building wall. This will only be visible from the interior driveway. The wall_ sign will be illuminated with small flood lights, per the zoning ordinance. The two memory care facilities will be fenced to provide a court yard for residents use. This fencewill be six feet high to serve as an obstacle to residents scaling. A privacy fence is proposed along much of the perimeter. Areas between the assisted living .and duplexes will be seeded or sodded to lawn and -landscaped. A sidewalk network is proposed to allow residents to walk thru the site and connect to the pedestrian path along Stillwater Road. Memory Care structures will be 40 feet apart, except at the office where the space will decrease to: 20 feet. Assisted living facilities will have a 70 foot separation. The duplexes will be 15 feet at the closest: Final separations may change as needed to meetahe fire and building codes. h. Height, bulk and location of structures. An R-2 zone allows a 35 foot maximum elevation height on any structure. The roof height of the largest structure will be -less than 32' +/- feet. The zoning allows 35% coverage. The site is approximately 8.6 acres. Proposed structures will result in 12% coverage. No one structure will be imposing. Each is intended to have a residential character. Parking is minimal, but meets the requirements of the zoning. Area is available to add parking if needed. i. Location of proposed open space uses. Each home is surrounded by open space. The -open space is intended for the :enjoyment of the residents. Landscaping around the buildings and throughout the site will result in a hospitable and pleasing appearance. j. Hours and manner of operation. Homes are residential with staffing 24 hours per day, seven days week. Staffing numbers vary during the day but average four for the assisted living and 6 for the memory care. Both facilities will have full time employees. and be supplemented with part time employees during busy periods. Visitors are encouraged. Visitors usually spend time with family members in residence between 8 AM and 8PM. k. Noise, light, dust, odors, fumes and vibrations. This. will be a residential neighborhood. Noise from a residential area is usually caused from maintenance, lawn mowing, snow removal and trimming shrubs etc. There are no activities which would occur.on:the site which are not activities of a residential neighborhood. Traffic noise will be less intense as there are fewer vehicle trips than would occur from a residential home, 10 vehicle trips per day. Stillwater Road with higher speeds and thru traffic will continue to generate noise. The addition:of 178 vehicle trips per day may cause a slight increase, but be less than. a residential area of similar size do to the reduced traffic generation. Construction noise is incidental. The duration and intensity would be comparable to individual home construction. There is no industrial or commercial equipment planned for the facilities and therefore none of the noise or vibration associated with such applications. Dust will be a by-product of construction. Any open unvegetated surfaces can be a dust producer. During construction surfaces will be watered as needed to mitigate dust production. Paving and landscaping will be completed as soon as practical to cover the soil surfaces, thus minimizing dust production. Once complete there should be little or no dust. Each home has a kitchen with venting over the stove. Meal preparation is in each home. Meal selection focuses on less fried foods and more of a heart healthy diet. Odors or fumes from cooking should be similar to residential cooking. During the summer there are outdoor barbeques. There will be the normal smoke and cooking odors of outdoor cooking. There will be no specific parking lot or area lighting. There will be no pole mounted light fixtures. Each home will wall pacs in a shoe box, opaque reflector or other downward facing design. These will only be on the wall facing the parking to provide light for the near parking areas. These will be timed to operate until the evening shift change and then be off until the morning shift change. Each building will have a lighted name sign and address for identification. There will be no other lighting on the building faces. The path way, between the assisted living and independent living, will have safety lights. These will be lower height pole, approximately four to six feet, with opaque covers. Walkway lighting will be on timers to limit operation during the summer and provide light during the winter months. 7 Lei 21 • i • APPLICANT: Beehive Homes of Kalispell - Residential Care Facility FILE NO: KCU-14-03 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 adjoining the property lines of the property where an conditional use permit has been requested. t 1 Date: !-;L S-T-R: 2-28-22 Tract/Lot: Fox Trotter Meadows, Phase 2 Property Owners/Owner Representative: FSEN, LLC 690 North Meridian, Ste 103 Kalispell, MT 59901 AND ATTACHED LIST FSEN, LLC Marshall 8s Margie Corbett Jonathan & Amber Olsen 690 N Meridian Rd, Ste 103 1125 Quarter Horse Lane 1001 Quarter Horse Lane Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901 Julie Frahm 158 Empire Loop Kalispell, MT 59901 Wayne Turner 3300 US Highway 2 West Kalispell, MT 59901 Frank 8s Michelle Strickland Tr 272 Stillwater Road Kalispell, MT 59901 Michael 8s Brianne Brown 156 Empire Loop Kalispell, MT 59901 Empire Estates HOA AD%HOA Managers 340 McGregor Lane Marion, MT 59925 Robert & Charmaine Hindman 245 Stillwater Road Kalispell, MT 59901 Daniel 8s Michelle Hodge 26 West View Drive Kalispell, MT 59901 WWEE, LLC 690 N Meridian Rd, Ste 103 Kalispell, MT 59901 Ronald & Terri Cebulla 250 Stillwater Road Kalispell, MT 59901 Lynn &, Deanne Tripp City of Kalispell Chruch of Christ 210 Stillwater Road Attn: City Clerk 241 Stillwater Road Kalispell, MT 59901 P.O. Box 1997 Kalispell, MT 59901 Kalispell, MT 59903 PLANNING FOP, THE FUTURE 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 kalispell.com. NOTICE OF PUBLIC HEARING KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION June 10, 2014 A regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, June 10, 2014, beginning at 6:00 PM 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 item. The Board will make recommendations to the Kalispell City Council who will take final action. File # KCU-14-02 — Montana Academy Group Home A request from Montana Academy for a Conditional Use Permit to use an existing single- family residence as a group home for 8 or fewer transitional high school -aged students. The property is located at 1045 3rd Ave East, at the northeast corner of 3rd Ave East and 1 lm Street East, in an R-4 (Residential) zoning district. The lot can be described as Lot 7 of Block 136 of Kalispell Original Townsite, located in Section 17, Township 28 North, Range 21 West, P.M.,M., Flathead County, Montana. 2. File # KCU-14-03 — Beehive Homes Residential Care Facility A request from Josh Burlage of Beehive Homes of Kalispell, working with the property owners, Mike Fraser and FSEN, LLC, to develop a multi -structure residential care facility on a portion of an undeveloped, 8.5-acre tract of land located at 242 Stillwater Road. The proposal includes two 19-bed homes for memory care, two 16-bed homes for assisted living, and four independent -living duplexes. The property can be described as Tract 2 of the Fox Trotter Meadows Phase 1 subdivision in Section 2, Township 28 North, Range 22 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 East, Kalispell, MT 59901, and are available for public review during regular office hours. In addition, information on the agenda item is posted on our website at www.kalispell.com/planning under "Planning Board Agenda & Staff Reports". Interested persons are encouraged to attend the hearing and present their views and concerns to the Board. LEGEND R-3 PUD CITY OF KALISPELL ZONING SAG-5 FLATHEAD COUNTY ZONING AGRICULTURE ADJACENT USAGE AG-20 FOUR MILE DRIVE R-3 R-3 PUD AG-80 SAG-10 WVO G J P SAG-5 WVO SAG-5 SAG-5 AG-80 wvo O� _ AG-80 WVO����P� SUBJECT TRACT GZJ m R-4 PUD P-1 --- FOUR MILE DRIVE d. R-4 PUD m R-3 R-2 R-3 L � U W ZO¢ l7N��i DRAWN BY: DJK DESIGNED BY: MWF QUALITY CHECK: DATE: 5.5.2014 JOB NO. K13.043 w az w a In J z z UWj J 2 J LL J I-- Q Lu a V O N Lu `= Q o m U THREE MILE DRIVE K13-043-ADJUSES.DWG SHEET 1 OF 4 PARCEL A C.O.S. 15697 NTRACT 1 C.O.S. 7084 0 50' 100' 150' IIIIII 1 1 S C A L E PARCEL B C.O.S. 13878 \N 9'44?4479 � I I _317.34' GARAGE Private Drive \\\\\\\ \\ 304p- ` — NBa 44'44"E 198.53' r?w YYY \\\ _------- TRACT \ \ \ \ \ \ ` le 4t- C.O.S. 3593 \ ♦ \ 30 3S-\_ �-�\ \ � N — _ �— _ ��6usgu9'Well / FOX' - A O \ \------- TROTTER \ \\ 1 I \--�� \\\\ \\♦\ °30 \ _ ---__ \\\ /�\ \ \\ \ MEADOWS \_ a / I I ♦ \\ \ `\ \�� --- -----PHASE-4---�/ - '�1 A3-18"E II//,III- -\\ 3030 \\ \ \ \---- MLI - bl'CVJJ HKCH \ \\ \\ 8.555AG-NET AREA \ \ \ \ \ 0 \------- \\ 1 \ II {I I I F I `\� 1 S89'43'1A"W j 659.75' x—x_x— x—x x LOT 5 Quarter Horse Estates LOT 6 Quarter Horse Estates z I LOT Quarter Horse Estates \ \ I ( j ESTATES LEGEND PERIMETER BOUNDARY p LO ----------- CONTOUR LINE (1' INTERVAL) w — — — — — -2990- - - CONTOUR LINE (5' INTERVAL) • PROPERTY PIN TREE - SHRUB BOUNDARY - - EDGE OF ASPHALT LU —x—x-x----- EXISTING WIRE FENCE - w 1/4 CORNER i of E io, 1/16 CORNER - � C= TRAFFIC FLOW 4p x o x 10 m3 r z CULVERT om DITCH LINE , CF) w — — — — — EXISTING TRAIL C a L W EXISTING WATER LINE 2i ------ -- EXISTING SEWER LINE C � N > X� EXISTING FIRE HYDRANT W LL zo U. O EXISTING MANHOLE W22 n�NJ� EXISTING LOT LINE DRAWN BY: DJK EXISTING RIGHT-OF-WAY DESIGNED BY: MWF QUALITY CHECK: — — EXISTING EDGE OF ROAD DATE: 5.5.2014 JOB NO. K13-043 y UTILITY POLE FIELDBOOK NIA G EXISTING GAS LINE -------E -- EXISTING OVERHEAD POWER —?------------ EXISTING OVERHEAD TELEPHONE — - - T - --- -- EXISTING BURIED TELEPHONE SD EXISTING STORMDRAIN LINE - - -FIBER - - -- EXISTING FIBER OPTIC 9 STORMDRAIN INLET ZONING SUBJECT TRACT IS CURRENTLY ZONED R-2 (RESIDENTIAL) PER CITY OF KALISPELL ZONING ORDINANCE. SUBJECT TRACT IS LOCATED IN THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 2 TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.,M., FLATHEAD COUNTY, MONTANA. FLOOD PLAIN NO PART OF THE SUBJECT TRACT FALLS WITHIN A DESIGNATED FLOOD PLAIN AS SHOWN ON "FEMA FLOOD INSURANCE RATE MAP, FLATHEAD COUNTY, MONTANA, COMMUNITY -PANEL NUMBER 30029C 1140G, 1435G" EFFECTIVE DATE SEPTEMBER 29, 2007. J 0 W ~ W o a QJz O u Y0 U m IL - H Q LU w( 0 = J Z W YQ a 0 m ui W 0 20F4 I / I / 1 / / I / STORM WATER STRUCTURE TO SITE NOTES BE LOCATED 200' MINIM FROM MEMORY CARE / 1. PARKING SPACES REQUIRED PHASE I - 28. PARKING SPACES STRUCTURE. SEE ,SHEET 4 FOR PROVIDED PHASE I - 30. TRUE SPATIAL RELATIONSHIP. / \ 2. ALL WET UTILITIES TO BE CONNECTED TO CITY OF KALISPELL UTILITIES. PRE-TREATMENT U 3. STREET TREES TO BE PLANTED ® 125' INTERVAL. STREET TREES POND SHALL BE APPROVED BY THE CITY OF KALISPELL PER STREET TREE / ORDINANCE. j 4. PLANTINGS TO BE PLANTED ® 25' ON CENTER ALTERNATING BETWEEN LOW LEVEL AND MID LEVEL MATURE HEIGHT SPECIES. FUTURE/ LIST OF PROBABLE PLANTING MATERIALS: DEVELOP ENT / j - BURNING BUSH MULTIPLE VARIETIES OF PERENNIAL PLANTINGS - SPIREA - BARBERRY - PRUNUS SNOW STORAGE / l If -DOGWOOD / j` / - DMUGOWARF PINES -DWARF NEST SPRUCE - BOX WOOD - ORNAMENTAL EVERGREENS ASPENS J - CRAB APPLES - MAPLES - OAK TEMPORARY FIRE - PINE APPAhATUS /} 1i - BLUE SPRUCE I' 26:0� TUgtiARQUND _ I J 1 '1\ 5. AREAS AROUND THE BUILDINGS WILL BE SODDED WITH UNDERGROUND / 1 IRRIGATION. 6. PLANTINGS WILL HAVE DRIP IRRIGATION SYSTEMS. 8" WATER / _ N fj\ 7. DISTURBED AREAS OUTSIDE THE PRIVACY FENCE WILL BE HYDROSEEDED TO NATIVE GRASSES. �t— `�7j ✓ 8. BUILDING DIMENSIONS AND SQUARE FOOTAGES ARE APPROXIMATE AND tP / SUBJECT TO FINAL DESIGN. _ FIRE (TYP) I DOMESTIC (TYP - 9. WATER SERVICE SCHEDULE: ASSISTED LIVING 2" DOMESTIC 4" FIRE 1 1 • �I • /' / MEMORY CARE 2" DOMESTIC 4" FIRE 1 [I II IV ! / / INDEPENDENT LIVING j" DOMESTIC F.-" / 16 BED 10. CONSTRUCTION PROGRESSION DESIGNATION SUBJECT TO CHANGE BASED w (., ASSISTE / ;�=j / / ON MARKET CONDITIONS. _ LIVING I ((( 8,500SF 1 �I * - REFERENCE SITE NOTES i3 LID WASTE r f F`A FM 1 NCLOSURE (TYP) / \ ' ` 1 1\ 0 30' 60' 90' /1 T S C A L E FENCE /81TM OFFICE / 2" PRESS�IRE I ,^N`SEWER/ *\` EXISlilflg Well 1 iq'/RIVACY 1 CONSTRUCTION w 1 20' EMERGENCYF�I �� > \ /® �i"'�---,-�-.,� \\\ I 1 ,FENCE 1 PROGRESSION {' EGRESS — -_ ._ t_uS17RA E 1 //! DESIGNATION (TYP) A — . '�� / — •,. �� _II t�f zs.a0' 1 FO / _ 1 1V WATER � � �, � • /�- ��EASEME T _ i � ; 1 -' 1 45' 1 1 •, / ..;V ® ( / j—j� I /I ' / /ti loF� N r I �/ 1 T m EMOR Y CARE 1 • • —/ 1 I N/�°�� . 10,200 SF* --- Il / ;20� MEROENro-Y 1 T i 1 w /oO \ L� ` j' EASEMENTI' 1 ASSISTED" p ¢¢ / ?f r j • x 1 %LIVING $� � 1. I i : 1. _ • ' 15' WATER i 8,500 SF'9' i LL EASEMENT I --- _I 91� I IENTRANCE !SIGN 61�0' 8y00' Cy 1/ 114" WATER 10 P E PATH r � �d a G _ _ - -,. - ._ _..._.. 60' R.O.W. 8" WATER _ -STILLWATER ROAD- --- '- - _ L 1DEDICATED (60' DBCISTed COUOCy-Rodd) 1RIGIGHT-TOF-WAY `1 CHURCH OF CHRIST j HINDMAN RESIDENCE MATCHLINE - SEE RIGHT INI PC 8" SO PIPE • � III j 19 BED MEMORY CARE � 00 SF' 0 IMPROVEMENTS LEGEND 2990 ASPHALT CONCRETE GRAVEL STRAIGHT CONCRETE CURB NEW CONTOUR LINE (1' INTERVAL) NEW CONTOUR LINE (5' INTERVAL) CEDAR OR VINYL PRIVACY FENCE (4') CEDAR OR VINYL PRIVACY FENCE (6') WATER LINE SANITARY SEWER LINE SANITARY SEWER FORCE MAIN STORMDRAIN LINE NEW FIRE HYDRANT NEW MANHOLE PLANTINGS STREET TREE wl0 L •di d z � � •r o A ~ w nZOK y 0 w: (7N�� DRAWN BY: DJK DESIGNED BY: MWF QUALITY CHECK: DATE: 5.5.2014 MATCHLINE - SEE LEFT JOB NO. K13-M FIELDBOOK NIA r} ' EMPIRE ESTATES -PHASE 1 � v jhl Iil I DO m I� �N IIII IU i t o, II m �: '- " III 5 Z g w Q w V s a a J N z ! Y ILL III D J Q 00 00 lj O w Z 111 F� O ; m - III c� _ w in O m II, 1-- a ® EXISTING 10' UTILITY EASEMENT IIII 03 'cry Ft� j�CONNECT ��II \� a l l l K13-043-SITEPLAN.D W G SHEET 3 OF 4 PARCEL A C.O.S. 15697 TRACT C.O.S. 7084 LOT 5 Quarter Horse Estates PARCEL B C.O.S. 13878 Private Drive r 1 M 1- 1 I... ... _....... .... L I• /1'2. 3.L4. 616._1.®19.L .. �.. —I '..L... J LOT 6 LOT 7 Quarter Horse Estates Quarter Horse Estates i �I II I I � I I I Z � gj I TRACT ^ I C.O.S. 3593 Al d I I - - — -- I I I I I I I � I I QIq I I 0 I vi S__ I I I TRACT 2 — — C.O.S. 3593 I I I I I I I • I I I I I I GENERAL SITE NOTES CONSTRUCTION PROGRESSION DESIGNATIOINS ARE SUBJECT TID CHANGE BASED ON MARKET CONDITIONIS. STORMDRAIN SYSTEM F OR THE ENTIRE DEVELOPMENT WILL BE COMPLETED IN CONSTRUCTION PROGRESSION I. WET & DRY INFRASTRUCTURE WILL BE COMIPLETED IN ANY PROGRESSION AS BUILDING IN SUBJECT PROGRESSION IS COMPLETED. N 0 40' 80, 120 1 1 1 1 1 1 1 S C A L E z— II /PARCELA SA 8B I LL I 10A 9A 9B 33 gI I!w I I I I [ I 711 ` --7- 7 Ii EMPIRE LOOP w zl 0 w of w � z a m m a L A•( " a� 0 � U w �=o2 N '0w DRAWN BY: DJK DESIGNED BY: MWF QUALITY 'CHECK: DATE: 5.5.2014 JOB NO, K13-043 F- Z dz J w to 9 a W 1 o rn J OW Q Z >w w E- wI w o w O InV m