08. Ordinance 1251 - Lantis Zone Change & Conditional Use PermitAGENDA ITEM 8 - LANTIS CONDITIONAL USE PERMIT/ZONE CHANGE
BACKGROUND/CONSIDERATION: We have enclosed the zoning and use
permit for this project for your review. F.R.D.O. has processed
the request and recommends the changes and use permit. Upon review
of this request/recommendation, City staff has no particular
problem with this item. However, at the meeting the City Attorney
will discuss an existing easement involving this project/land.
Glen will also discuss our recommended action in relation to the
easement.
RECOMMENDATION: With the F.R.D.O. recommendation and staff
recommendation for this project being positive, I concur with the
recommendation to rezone the area with the condition as outlined.
ACTION REQUIRED: ORDINANCE to approve the rezoning request and
conditional use permit. Ordinance available at Workshop.
ORDINANCE NO. 1251
AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY
OF KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1175)1 BY ZONING
PROPERTY KNOWN AS A PORTION OF TRACT 5AM IN THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 28 NORTH, RANGE 22
NEST, P.M.M., FLATHEAD COUNTY, MONTANA (PREVIOUSLY ZONED R-4 TWO-
FAMILY, RESIDENTIAL), RA-1, RESIDENTIAL APARTMENT DISTRICT, IN
ACCORDANCE WITH THE CITY -COUNTY MASTER PLAN, AND TO PROVIDE AN
EFFECTIVE DATE.
WHEREAS, Lantis Enterprises, Inc., the owner of property more
particularly described in Exhibit "A", attached hereto and thereby
made a part hereof, petitioned the City of Kalispell that the
zoning classification attached to the above described tract of land
be changed to RA-1, Residential Apartment District, and
WHEREAS, the property as described in Exhibit "A" exists as
property surrounded to the north by City R-4 and R-1
classification, to the east by City R-4 and R-1 classification, to
the south by City RA-1 classification, and to the west by R-1
classification, and
WHEREAS, the petition of Lantis Enterprises, Inc. was the
subject of a report compiled by the Flathead Regional Development
Office, #KZC-96-02, dated October 1, 1996, in which the Flathead
Regional Development Office evaluated the petition and recommended
that the property as described above be rezoned RA-1, Residential
Apartment District, as requested by the petition, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission issued a report recommending the property as described
in Exhibit "A" be zoned RA-1, Residential Apartment District, and
WHEREAS, after considering all the evidence submitted on the
proposal to zone the property as described in Exhibit "A" RA-1,
Residential Apartment District, the City Council makes the
following based upon the criterion set forth in Section 76-3-608,
M.C.A., and State, Etc. v. Board of County Commissioners, Etc. 590
P2d 602:
Does the Requested Zone Comply with the Master Plan?
The Kalispell City -County Master Plan map indicates this
area as Urban Residential which provides for a gross
density of two to eight units per acre. Anticipated
development would include single-family and duplex
housing, manufactured housing on individual lots and
attached housing under a planned unit development concept
where adequate open space is provided to compensate for
increased density. Maximum density which would be
permitted on the property proposed for rezoning could be
calculated to be 45 duplex units or approximately 90
dwelling units under the master plan designation; or 41
duplex units under the RA-1 zoning. All multi -family
projects under the proposed RA-1 zoning would require a
conditional use permit. This rezoning request is in
compliance with urban residential master plan
designation.
Is the Requested Zone Designed to Lessen Congestion in
the Streets?
This property is located between Three Mile Drive and
Liberty Street and has access to both roadways. Both of
these streets are paved, and Three Mile Drive is
designated as a minor arterial in the Kalispell City -
County Master Plan. Traffic coming to and from this area
would generally use Three Mile Drive or Liberty Street.
Without consideration being given to the accompanying
conditional use permit, some additional traffic could be
anticipated as a result of this zone change. However,
the proposed personal care facility would not generate
substantial traffic volumes. In any event, the existing
roadways are adequate to accommodate anticipated traffic
volumes which might be anticipated from rezoning this
property.
Will the Requested Zone Secure Safety from Fire, Panic
and Other Danqers?
It appears there is little risk from fire or other
dangers which could be associated with this site because
it is in a core urban area of Kalispell with fire and
police services within one mile. Direct access can be
provided from Three Mile Drive and a secondary access
provided from Liberty Street. Although the topography of
the site has some grades of approximately six percent,
these should not impede emergency vehicle access if
property developed. No significant impacts could be
anticipated with regard to safety hazards, fire or other
emergency situations.
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Will the Requested Zone Change Promote the Health and
General Welfare?
The general health and welfare of the community may be
served by rezoning this property because there is good
access to the site from major roads within or near the
core urban area of Kalispell. If the site is developed
as is proposed with accompanying conditional use permit
application for two personal care facilities, an
apparently growing housing need within the community can
be met.
Will the Requested Zone Provide for Adequate Light and
Air?
Setbacks, parking requirements and height limitations
provided for in the zoning ordinance provides development
standards which are intended to prevent the
overdevelopment of properties. The proposed structures
meet the setbacks requirements of the district as well as
the height limits. Adequate light and air will be
provided in this proposed zone.
Will the Requested Zone Prevent the Overcrowding of Land
or Undue Concentration of People?
The minimum lot size for the proposed RA-1 zoning for
this property is 6,000 square feet. The S.7 acre parcel
proposed for rezoning is not intended for further
subdivision, but rather intended for development for two
personal care facilities for the elderly. Development of
this parcel is intended to be a single story residential
structure with adequate parking, minimal lot coverage and
adequate setbacks. When these properties are developed,
it would be anticipated that they will meet these
standards thus preventing the overcrowding of land.
Will the Requested Zone Facilitate the Adequate Provision
of Transportation, Water, Sewerage, Schools, Parks, and
Other Public Requirements?
All of the necessary public facilities which would be
required for the development of this properties is
generally in place. City water can be extended from
either Northern Lights Boulevard, Liberty Street or Three
Mile Drive, and City sewer would be extended from
Northern Lights Boulevard to the west across an existing
easement. Roadways serving the properties are paved,
3
well -maintained roads which can provide good access.
Police and fire protection are nearby. Adequate
infrastructure exists to accommodate future development
of these properties.
Does the Requested Zone Give Consideration to the
Particular Suitability of the Property for Particular
Uses?
This zoning appears to be suited to this property because
of its proximity to other types of similar buildings and
uses, thus promoting compatibility and reducing potential
conflicts. Currently, there are a number of multi -family
developments to the south including a ten unit personal
care facility under construction. A church is in the
area along with a community park, both are within a
reasonable walking distance. This property appears to be
suited for the uses allowed in the proposed RA-1 zoning
district.
Does the Requested Zone Give Reasonable Consideration to
the Character of the District?
Properties to the south have been developed with a mix of
two-family, multi -family, and some single-family
residences. The proposal to place a personal care
facility on this property is compatible with other uses
in the area. Basic amenities and services exist in the
area such as parks, churches, shopping, medical and
dental services which would be in close proximity to this
property. Any multi -family or non-residential use which
might be proposed would be required to obtain a
conditional use permit. The proposed rezoning gives
reasonable consideration to the character of this area
and the district.
Will the Proposed Zone Conserve the Value of Buildings?
The value of buildings would not appear to be effected by
the proposed zone change because the uses allowed within
the district area generally compatible with other uses
existing in the area. Any potential use which might be
more intensive would require a conditional use permit and
a public hearing, thereby insuring an acceptable level of
compatibility.
N
Will the Requested Zone Encourage the Most Appropriate
Use of the Land Throughout the Jurisdiction.
This rezoning appears to provide a reasonable and logical
transition between the expanding urban residential uses
in the core area of Kalispell and the lower density
residential outside of this core area. The Master Plan
anticipates urban residential development in this area.
Additionally, full public services are available to serve
the property including roads, water, sewer, police and
fire.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION I. Section 27.02.010, of the Official Zoning Map
of the Kalispell Zoning Ordinance, (Ordinance #1175) is
hereby amended by designating the property described in
Exhibit "A" as RA-1, Residential Apartment District.
SECTION II. The balance of Section 27.02.010, Official
Zoning Map, City of Kalispell Zoning Ordinance not
amended hereby shall remain in full force and effect.
SECTION III. This Ordinance shall be effective thirty
(30) days from and after the date of its final passage
and approval by the Mayor.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL
THIS DAY OF , 1996.
ATTEST:
Debbie Gifford, CMC
Clerk of Council
5
Douglas D. Rauthe, Mayor
EXHIBIT "A"
A tract of land located in the NW1/4 NE1/4 of Section 12, Township
28 North, Range 22 West, P.M.M., Flathead County, Montana and more
particularly described as follows:
Beginning at the Northwest corner of Deed Exhibit Book 523 Page
872, Flathead County Records, thence the following courses are
along the boundary lines as shown on said Deed Exhibit,
N89026122"E, 35819 feet; S00000117"E, 17935 feet; N8902622"E,
12634 feet; S00008'34"E, 22467 feet; S00010134"W, 23735 feet,
S89024'09"W, 48992 feet, N00029'41"E, 64176 feet to the point of
beginning. Containing 6.66 acres of land.
2
City of Kalispell
P.O. Box 1997
Kalispell, Montana 59903-1997
GRANT OF CONDITIONAL USE
APPLICANT: Lantis Enterprises
ADDRESS: 160 Three Mile Drive
Kalispell, MT 59901
LEGAL DESCRIPTION: Exhibit "A"
OWNER: Lantis Enterprises, Inc.
RR #2
Spearfish, SD 57783
ZONE: Residential Apartment, RA-1
Lantis Enterprises, applicant, applied to the City of
Kalispell for a conditional use permit to construct two 32 unit
personal care facilities on the property described above.
The Kalispell City -County Planning Board and Zoning
Commission, after due and proper notice, on October 8, 1996 held a
public hearing on the application, took public comment and
recommended that the application be approved subject to nine (9)
conditions.
After reviewing the application, the record, the FRDO report,
and after duly considering the matter, the City Council of the City
of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby
adopts Flathead Regional Development Office, Conditional Use Report
#KCU-96-08 as the Council's findings of fact, and issues and grants
to the above -described real property a conditional use permit to
construct two 32 unit personal care facilities subject to the
following conditions:
SECTION I.
1. That the development of the site will be in substantial
conformance with the approved site plan. The approved
site plan shall govern the general location of the
buildings, parking, landscaping and roadways.
2. A minimum of 32 parking spaces per unit as proposed shall
be provided for the facility. The parking lot shall be
1
paved and stripped and the handicapped spaces signed.
3. That an engineered drainage plan be reviewed and approved
by the Kalispell Public Works Department prior to
issuance of a building permit.
4. That the fire access and suppression system shall be
reviewed and approved by the Kalispell Fire Department
prior to issuance of a building permit.
5. Placement and location of solid waste receptacles for
pick up shall be coordinated with the City Public Works
Department.
6. Landscaping in the form of a mix of coniferous and
deciduous trees and shrubs, grass and other natural
materials shall be provided along the southern perimeter
of the property and a landscape plan for the entire
property be approved by the Kalispell Parks Department.
7. The facility shall be licensed in accordance with the
requirements of the State of Montana for personal care
facilities, a copy of which shall be submitted to the
Flathead Regional Development Office for filing.
8. All conditions of this conditional use permit shall be
met prior to the issuance of a certificate of occupancy
by the Kalispell Building Department.
SECTION II.
The conditional use permit, herein granted, shall terminate 18
months from date of issuance if commencement of the authorized
activity has not begun.
Dated this day of , 1996
Douglas D. Rauthe, Mayor
E
STATE OF MONTANA )
ss
County of Flathead }
On this day of , 1996, before me, a Notary
Public, personally appeared Douglas D. Rauthe, 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
Residing at Kalispell, Montana
My Commission Expires
3
EXHIBIT "A"
A tract of land located in the NW1/4 NE1/4 of Section 12, Township
28 North, Range 22 West, P.M.M., Flathead County, Montana and more
particularly described as follows:
Beginning at the Northwest corner of Deed Exhibit Book 523 Page
872, Flathead County Records, thence the following courses are
along the boundary lines as shown on said Deed Exhibit,
N89026122"E, 35819 feet; S00000117"E, 17935 feet; N8902612211E,
12634 feet; S00008'34"E, 22467 feet; S0001013411W, 23735 feet,
S8902410911W, 48992 feet, N00029141"E, 64176 feet to the point of
beginning. Containing 6.66 acres of land.
4
-,A
Flathead Regional ff ce
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
October 9, 1996 Fax: (406) 758-5781
CL-mmce Krepps, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Lantis Enterprises, Inc. - Conditional Use Permit for
Personal Care Facilities
Dear Clarence:
the Kalispell City -County Planning Board and Zoning Commission held a public hearing at their regular
meeting of October 8, 1996 at 7:00 p.m. in Kalispell City Council Chambers on the following agenda
item:
A request to allow the construction of two 32 unit personal care facilities. In conjunction with
the conditional use pemlit, a request for a zone change from the existing R-4, a zoning district
which aflows two family dwellings, to R�-1, a Low Density Residential Apartment District, has
been filed because the RA-1 lists "personal care facilities" as a conditionally, permitted use. The
site is located between Three Mile Drive and Liberty Street approximately one half mile west of
Meridian Road in Kalispell. The property can described as a 5.7 acre portion of Assessor's Parcel
5AM located in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County.
The two proposed buildings would be single story and would contain approximately 20,826 square feet
each with a maximum building height of approximately 30 feet at the peak over the common area. The
remaining portion of the building would be approximately 20 feet in height The facility will be required
to be licensed by the State of Montana as a "Personal Care Facility for the Elderly." The home will be
staffed by trained personnel to assist the residents in their daily living.
A staff report was presented by Narda Wilson of the Flathead Regional Development Office who
recommended approval of the proposal subject to nine conditions.
At the public hearing, the applicants spoke in favor of the proposal. The adjoining property owners to
the south who also operate a personal care facility were also supportive of the project, however
expressed concerns regarding the drainage from the site onto their property. No further public
testimony was given.
After reviewing the staff recommendation and discussing the public testimony, the Planning Board
amended condition #6.
The Planning Board adopted FRDO Report #KCU-96-08 as findings of fact and voted unanimously to
recommend to the Council that the conditional use permit be granted with the amended conditions.
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish •
Clce Krepps, City Manager
Re: Laritis Enterprises - Conditional Use Permit / Personal Care Facility
October 9, 1996
Page 2
Attachment A lists the conditions of approval as recommended by the Planning Board. This
recommendation is forwarded to City Council for the October 15, 1996 work session and subsequent
October 21, 1996 regular City Council meeting for final action on the conditional use permit.
Please contact this Commission or Narda WLon at the Flathead Regional Development Office if you
have any questions.
Aespectf ly submitted,
KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION
Therese Fox Hash
President
TFH/NW/eo
Attachments: Attachment A
FRDO Report #KCL'-96-08 and packet
Draft minutes of 10/8/96 Planning Board meeting to follow
cw/Att. A. Lantis Enterprises, Inc., Rural Route #2, Spearfish, SD 57783
Bill Stuff, WRS Architecture & Design, 81014th St N, Great Falls, MT 59401
NJS Engineering, 123 E. Jackson Blvd., Suite 1, Spearfish, SD
H:\...\ 1996\KCU96-8.TRM
FLATHEAD REGIONAL DEVELOPMENT
CONDITIONAL i isIMIT STAFF REPORT
♦i i, w.
LANTIS ENTERPRISES,
i f
O!. l 1996
. 91
A report to the Kalispell City -County Planning Board and Zoning Commission and the City
Council regarding a request by Lands Enterprises, Inc. for a Conditional Use Permit to construct
two 32 unit personal care facilities on 5.7 acres. A public hearing has been scheduled before
the Planning Board for October 8, 1996, at 7:00 p.m. in the Kalispell City Council Chambers,
with a recommendation to be forwarded to the Kalispell City Council for final action.
A. Petitioner: Lantis Enterprises, Inc.
Rural Rout #2
Spearfish, SD 57783
(605)642-7736
Technical Assistance: Bill Stuff
WRS Architecture & Design
810 14th Street North
Great Falls, MT 59401
(406)453-9214
NJS Engineering
123 E. Jackson Blvd., Suite 1
Spearfish, SD 57783
(605)642-4772
B. Size and Location:
The site is located between Three Mile Drive and Liberty Street approximately one half
mile west of Meridian Road in Kalispell. The property can described as a 5.7 acre
portion of Assessor's Parcel 5AM located in Section 12, Township 28 North, Range 22
West, P.M.M., Flathead County.
C. Nature of Request:
This is a request to allow the construction of two 32 unit personal care facilities. In
conjunction with the conditional use permit, a request for a zone change from the existing
R-4, a zoning district which allows two family dwellings, to RA-1, a Low Density
Residential Apartment District, has been filed because the RA-1 lists "personal care
facilities" as a conditionally permitted use.
The two proposed buildings would be single story and would contain approximately
20,826 square feet each with a maximum building height of approximately 30 feet at the
peak over the common area. The remaining portion of the building would be
approximately 20 feet in height. The facility will be required to be licensed by the State
of Montana as a "Personal Care Facility for the Elderly." The home will be staffed by
trained personnel to assist the residents in their daily living.
D. Existing Land Use and Zoning:
Currently this property is undeveloped. A previous proposal known as "Three Mile
Farm" was approved for this property which was a planned unit development containing
70 townhouses. This proposal was approved in July of 1993, but has since expired. As
mentioned above, the current zoning on this property is R-4, but a request for a change
in zoning to RA-1, which lists personal care facilities as a conditionally permitted use,
was filed concurrently with this application.
E. Surrounding Zoning and Land Uses Zoning:
North: Single family residential uses, R-4 and R-1 zoning;
East: Single family and two family residential uses; R-4 and R-1 zoning;
South: Multi -family, two-family, personal care facility, RA-1 zoning;
West: Single-family residential uses, R-1 zoning.
F. Master Plan Designation:
The Master Plan designates the area north of Liberty Street as Urban Residential with
a maximum density of eight dwelling units per acre and the area south of Liberty Street
as High Density Residential with a maximum density of eight to 40 units per acre. This
proposal can be considered to be in substantial compliance with the Urban Residential
master plan designation.
G. Utilities/Services:
Sewer and sewer:
City of Kalispell
Solid Waste:
City of Kalispell
Gas:
Montana Power Company
Electric:
Pacific Power (underground)
Phone:
PTI (underground)
Police:
City of Kalispell
Fire:
City of Kalispell
Schools:
School District #5
2
H. Evaluation of the Request:
1. Site Suitability:
a. Adequate Useable Space: This property contains approximately 5.7 acres. The
proposal for the two approximate 21.000 square foot buildings generates a lot
coverage of approximately 17 percent. The maximum lot coverage permitted in
the RA-1 zoning district is 40 percent. The proposed lot coverage is well within
the allowable limits.
b. Adequate Access: The primary access to the property will be from Three Mile
Drive with a secondary access from Liberty Street. The Three Mile Drive access
as it exists along the western boundary of the property has a grade of
approximately five to six percent. A new approach from Three Mile Drive is
planned to reduce the grade to approximately two or three percent and will be
located toward the center of the property and veer gently to the west. The
approach and driveway are planned to be built to a width of 24 feet which is
acceptable from both a traffic circulation standpointifor,emergency access.
Three Mile Drive is designated as a minor arterial in the Kalispell City -County
Master Plan. Three Mile Drive is a paved County roadway in generally good
condition that this capable of handling additional traffic which might be generated
from this site.
There is an existing easement connecting this property to Liberty Street which
will be developed for access. Liberty Street is in generally good condition and
will be used as a secondary access to the site.
C. Environmental Constraints: Because of the natural slope on this property that
rises to the north, there are potential drainage problems on this site and in this
area. During the pre -application conference, the applicant was advised that
drainage would likely be the greatest constraint to developing this property.
Surface water from the north tends flow to this area and to the south eventually
tending to pond at the end of Liberty Street when runoff becomes heavy.
Ditching and a drain at the end of Liberty Street have attempted to address this
problem, however ponding still tends to occur. The City of Kalispell has
budgeted monies to contract for a drainage study and plan for the northwest area
of Kalispell which will likely be let out to bid sometime during the current fiscal
year.
In the meantime, the staff advised the applicant to submit a drainage plan as part
of the application for the conditional use permit so that the drainage problems
could be adequately addressed prior to evaluation. The Public Works Department
3
has reviewed that plan and found it to be generally adequate. The plan was based
upon the premise that no additional run-off would be permitted to be generated
from the development of the site. Additional flows would have to be detained on -
site. An on -site detention area has been delineated on the drainage plan which
will be located at the southwest corner of the property.
2. At}oroariate Design:
a. Building Orientation: Both buildings will have a general orientation to the
southwest, with the main entrances along the west side of the building. Once
inside the building, there will be a reception area, common area and kitchen.
The general layout of the building is marked by an open central courtyard which
are surrounded by individual rooms. Each room has a window which either looks
out into the courtyard or outside the building. Rooms vary in size from
approximately 310 feet to approximately 450 feet.
b. Parking Scheme: Section 27.26.050(26) of the Kalispell Zoning Ordinance
requires 0.5 space per dwelling or lodging unit where 90 percent of the units are
occupied by persons 60 years of age or older. People living in these types of
facilities generally meeting this criteria. However, the developers are proposing
to provide one parking space per unit which is generally twice what is required
under the zoning ordinance.
C. Traffic Circulation: Vehicles will enter the site either from the main entrance
along Three Mile Drive or from the secondary access point along Liberty Street.
Although there area some grades of approximately five to six percent and more
through the site, the circulation as proposed appears to be generally adequate.
Loading zones are provided for delivery trucks and garbage pick-up along the
southern portion of the building. However, a turnaround for emergency vehicles
or a fire truck appears to be lacking. The applicant needs to further coordinate
with the Kalispell Fire Department on the location of an appropriate turnaround.
It appears that this can be accommodated.
d. Open Space: Lot coverage limits and setbacks generally dictate the amount of
open space. As previously noted, the lot coverage is approximately 17 percent.
Maximum lot coverage is 40 percent. This relatively low lot coverage provides
for adequate open space for the property. No formal open space is required for
a development of this nature.
e. Fencing/Screening/Landscaping: Some landscaping along the property boundaries
has been indicated as required. No specific landscaping is required under the
zoning regulations.
4
f. Signage: A sign is proposed to be placed at the Three Mile Drive entrance
identifying the facility. A small entrance sign or directional sign is proposed for
the entrance along Liberty Street. A sign permit will be required which will
evaluate the proposed signage for compliance with the zoning regulations.
3. Availability of Public ServiceslFacilities:
a. Schools: This development is within the boundaries of School District #5.
However, no impact on the school district can be anticipated as a result of this
use.
b. Parks and Recreation: City park facilities are approximately 1,200 feet to the
east of this property on the northwest comer of Hawthorne Avenue and Liberty
Street, Hawthorne Park. Park facilities are adequate and this development
should create minimal impact.
C. Police: The Kalispell Police Department can adequately respond to emergency
situations at the complex.
d. Fire Protection: Fire protection will be provided by the Kalispell Fire
Department. Fire service is available. A hydrant is proposed to be placed on the
site and will be subject to approval by the Kalispell Fire Department.
Additionally, access and a turnaround will need to be provided and approved by
the fire department.
e. Water: A six inch City water line is currently located on Liberty Street to the
south and along Northern Lights Boulevard to the east. The City will supply
water to the site provide adequate easements are in place.
f. Sewer: A City sewer main runs along Northern Lights Boulevard and will be
extended to the east along an easement through the adjoining property to the east.
g. Solid Waste: The City of Kalispell will provide solid waste pick-up for the
facility. Location of the receptacle should be coordinated with the City Public
Works Department.
h. Roads: Traffic projections have been provided by the architect as part of the
application. Estimated total trips per day are 13 by the residential, 22 by the
staff, two by shuttle service for a total of 37 trips per day. Roadways are more
than adequate to accommodate the traffic volumes anticipated to be generated
from this development.
�I
4. Immediate Neighborhood Impact: The general character of this neighborhood is a mix
of low, medium and high density apartments with some single-family homes to the west.
Minimal negative impacts to the neighborhood should result from this development with
regard to traffic, compatibility of uses, noise or other impacts resulting from this
residential use.
5. Immediate Neighborhood Integrity: The proposed facility appears to be keeping with the
mix of low, medium and high -density residential uses in the area. Although the buildings
will be larger that a typical single-family home, it will be designed as a residence and
will not be out of character with other homes in the area.
6. Impact on Property Values: It does not appear that any negative impact on property
values in the area can be associated with this facility. It will be designed to be
compatible with other residences in the area and will function as a large home.
A notice of public hearing was mailed to property owners within 150 feet of the subject property
approximately 15 days prior to the hearing. At the writing of the staff report, no comments
have been received by the staff.
SU'NLNiARY OF FLNDr GS
A zone change from the current R-4, Residential, to the proposed RA-1, Low Density
Residential Apartment, will be required to be granted by the Kalispell City Council.
2. The proposed facilities meet the development standards for the RA-1 zoning district with
regard to setbacks, parking, lot coverage, access and traffic circulation. The location is
close to public services and facilities.
3. Drainage problems may exist on site. An engineered drainage plan will be required to
be approved by the Kalispell Public Works Department demonstrating that additional
flows generated from the development of this site will be able to be accommodated with
on -site detention.
4. Adequate public facilities and services exist with regard to water, sewer, roads, police
and fire protection to serve this property.
5. The proposed facility will not negatively impact the character of the area or property
because of its residential design and character. Additionally, it appears that this type of
facility serves a need within the community and provides service to the elderly.
0
3. On a separate sheet of paper, discuss the following topics relative
to the proposed
RIM-WASH029a ! / •#
The site plan has been designed to provide access drives off of both Three
Mile Drive and Liberty Street. The access off of Three Mile Drive (primary
access) will also be used by adjacent property owners on the west side of the
site with a granted 24' - 0" easement. Lantis Enterprises, Inc. is currently
negotiating an access easement with the owner of tract 5AL to allow for an
access road through their property to Liberty Street (secondary access). Both
access points will be used as primary access locations. Since this project is
for elderly residents that may or may not drive we anticipate minimal traffic
onto Three Mile Drive or Liberty street with minimal effects to traffic
congestion. The projectedlestimated number of round trip - trips are as
follows:
Based on Average Day
Trips
Residents: 13 trips
2-32 unit facilities = 64 total residents
20% of total residents drive = 13
1 trip per day x 13 = 13
Staff: 22 trips
Total staff counts based on both 32 unit facilities
Shift #1
(7:00 to 3:30) 6
Shift #2
(2:30 to 11:00) 6
Shift #3
(11:00 to 8:00) 6
Dietary Shift
(7:00 to 3:30) 4
Shuttle Service: 2 times
Provided by Lantis Enterprises
At this time they don not anticipate using Eagle Transit Services.
2 trips per day.
Total trips = 37 trips
See item "3A" for discussion of access to site. Internal circulation is designed
with 24'-0" private access drives between buildings and throughout parking
areas to meet Kalispell's requirements for drives.
We have provided 64 total parking stalls for the project. This is 1 stall per
resident unit which exceeds Kalispell's parking requirements for the following:
The project is classified as a personal care facility, however no parking
calculation are specified for this use.
1. Convalescent homes or nursing homes-
1 space per 5 beds, plus 1 per each staff member on duty on
maximum shift.
2. Homes for the aged, disabled, or handicapped -
1 space per 5 dwelling or lodging unit, plus 1 space for each
staff member on duty on a maximum shift.
3. Housing for the elderly, housing projects.
.5 or 1 /2 space per dwelling unit or lodging unit.
The parking stalls are all. full-size stalls with dimensions of 9' x 20'. Four of
which meet ADA requirements
We have also provided a loading zone area for both buildings with dimensions
of 15'-0"W x 20' - 0"L.
Trash areas have been located for both buildings (see site plan). Both trash
areas will be enclosed by some type of solid fencing material to screen from
view. Additionally landscaping will be provided around area to add additional
buffering of the trash area.
SE. UTILITIES:
Electrical Power Line:
Currently an overhead powerline exists on the northwest side of the
site.
Gas Line:
Currently a gas line exists on both the south and west sides of the site.
Sanitary Sewer Line:
Currently there is a 8" sanitary sewer line in Northern Lights Blvd. to
the west. Lantis Enterprises, Inc. has negotiated and filed a sewer
easement with the City of Kalispell (instrument # 93285-11170).
Waterline:
Currently there is a 6" water line in Liberty Street to the south and
Northern Lights Blvd. to the west. Lantis Enterprises, Inc. is currently
negotiating water easements thru adjacent land owners property.
'i�.3��zTiT►'te����t7i '" y .1
F-11117W15,70.
3G. SIGNS, YARDS AND OTHER OPEN SPACES:
A monumental sign will be placed adjacent to the access drive off of
Three Mile Drive. Along with this sign a second directional sign will be
placed at the access drive off of Liberty Street. Signs will be designed
to meet Kalispell's design requirements.
Both buildings are located on the site to maintain a minimum yard
distance from property lines of 40'-0". The project also has been
designed to provide as much green and open space as possible.
3H. HEIGHT, BULK AND LOCATION OF STRUCTURES
The two-32 Assisted Living Facilities (personal care) are 1 story
buildings with a maximum height of 30'-0" at the ridge line of a sloped
roof above the common area of the project.
Each building is 20,826 gross SQ.FT. for a total of 41,652 gross SQ.FT
See plan for location of structures.
LOCATION31. , PROPOSED
w s OPEN SPACE
Please - • site plan.
3J. HOURS AND MANNER OF OPERATION
The facility is a 24 hour residential facility. However, residents most likely
will not be leaving the facility before 8 A.M. or returning past 6 to 7 PM.M
The staff for this facility will have 3 shifts. Those being 7 A.M. to 4 P.M.,
2:30 P.M. to 11 P.M., and 11 P.M. to 8 A.M.
3K. NOISE, LIGHT, DUST, ODORS, FUMES, AND VIBRATION -
The proposed project should have the following impact on the below
described items.
Noise:
Minimal or no additional impact to noise levels.
=6
Q=
Minimal light increase at night due to lights in parking area as well as
exterior lighting on building for security purposes.
All roads & parking will be paved. All green space will be hydroseed
or landscaped as quickly as possible during construction. There shout
be no impact on dust levels. J1
Odors:
Minimal odor level from kitchen exhaust from facilities kitchen area.
Fumes:
No increase in fume levels.
Vibration:
No increase in vibration levels.
C I : Y 01- t<C41_ I Spf_�i_t_
fZP1DL_ I CfA i 10" 1- Uf4 0 CC3ND I 'TI (334.(nt_ L1SL
E f=.FZM I T
This npp(ication shall be submitted, along with all required information
contained
herein and the appropriate fee to:
Flathead Regional Development Office, 723 Fifth Avenue East,
Room 414
Kalispell, Montana 59901 - (406) 758-5788
PROPOSED
USE: RA-1: SITE FOR 2-32UNIT ASSISTED LIVING F CIL1T1.ES
owN€R(S) OF RECORD:
Name: LANTIS ENTERPRISES Phone:_(605)642-7736
Mailing City, State
Address:RURAL ROUTE 42 t Zip SPEARFISH, SD
57783
PERSONS) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE
IS TO
BE SENT: Bill
Name: Williams & Assoc. -Steve Williams or Stuff Phone:(605)
642-2009
Mailing City, State
Address:516 North Canyon t Zip: Spearfish. SD
57783
LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records):
Street Sec. Town-
Range
Address: 160 Three Mile Drive No. 12 ship,.,23_kL'No. 22W
Subdivision Tract Lot
Block
Name: No(s). 5 AM No(s) -
No. -
1. Zoning District and Zoning Classification in which use is proposed-
RA-1. 70NF.
2. Attach a plan of the affected lot which identifies the following
items:
a. Surrounding land uses.
X
b. Dimensions and shape of lot.
X
C. Topographic features of lot.
X
d. Size(s) and location(s) of existing building(s).
X
r. Size(s) and location(s) of proposed building(s).
X (See
f. Existing use(s) of structures and open areas.
X attached
g. Proposed use(s) of structures and open areas.
X survey &
purposed
3. On a separate sheet of paper, discuss the following topics relative to thesite plan)
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 (See
f. Screening and buffering.
X attached
g. Signs, yards and other open spaces.
X sheets)
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
5. 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 part of this application, to be true, complete,
and accurate to the best of ■y 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, or other appropriate action taken.
The signing of this application signifies approval for F.R.D.O. staff to he present
on the property for routine monitoring and inspection during the approval and
development process.
Signed: ! " ` /��+ Date: yG
_,>sap cant)
71�
RECOMMENDATION
It is recommended that the Kalispell City -County Planning Board and Zoning Commission adopt
staff report #KCU-96-8 as findings of fact and recommend that the City Council grant the
Conditional Use Permit, subject to the following conditions:
1. That the development of the site will be in substantial conformance with the approved
site plan. The approved site plan shall govern the general location of the building,
parking, landscaping, and roadways.
2. A minimum of 32 parking spaces per unit as proposed shall be provided for the facility.
The parking lot shall be paved and striped and the handicapped spaces signed.
3. That an engineered drainage plan shall be reviewed and approved by the Kalispell Public
Works Department prior to the issuance of a building permit.
4. That the fire access and suppression system shall be reviewed and approved by the
Kalispell Fire Department prior to the issuance of a building permit.
5. Placement and location of the solid waste receptacles for pick-up shall be coordinated
with the City Public Works Department.
6. Landscaping in the form of a mix of coniferous and deciduous trees and shrubs, grass
and other natural materials shall be provided along the southern perimeter of the
property. )Er i '�", ' li"', ,112
r- t
7. The facility shall be licensed in accordafice with the requirements of the State of Montana
for personal care facilities, a copy of which shall be submitted to the Flathead Regional
Development Office for filing.
8. All of the conditions of this conditional use permit shall be met prior to the issuance of
a certificate of occupancy by the Kalispell Building Department.
9. The conditional use permit shall terminate 18 months from date of issuance if
commencement of the authorized activity has not begun.
H:\FRDO\ ... \KCU96-08 . RPT
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VICINITY MAP - KALISPELL, MONTANA
%,ALt
N O R T H
LEGAL DESCRIPTION:
A Tract of W 6cated n the NWI/4 NEI/4 of 5e ti`�a 12, Toarish? 28 North, Range 22 West, P.Qm" Flathead
6"iy, Mortm o aid more part"Ay descnbed as feLa ":
5-gwe at the Northrest corner of Deed ExWl 5ook 523 Page 672, Flathead Gosay Records, thence the
fo6ing cow—n are al" the 6os;dary tries as 4irn on sad Deed Eh t; N 8q'2612' E, 356.1q feet;
5 00'00'17' E, 17q.35 feet; N 8q'26'22' E, Q04 feet; 5 00'0834' E, 22467 feet; 5 00'0'34' W,
237.35 feet; 5 8q'24'OT W, 46clA2 feet; N 00'2q'4r E, 64176 feet to the port of begrmg. Gonizino
6.66 acres of Ord AI as 4v" hereon
FHi 15 TI f 9A. f PROPERTY A5 0E56F5J N ALLMGE TITLE At"D E5GR0ll Oliva, NO. 651746)
PROPERTY ADDRESS:
160 THREE MILE DRIVE
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OVERALL FLOOR PLAN
KALISPELL ASSISTED LIVING FACILITIES 32 UNTS \
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ZONE (EXISTING)
ZONE (PROPOSED)
PA-+
SETBACK REQUIREMENTS:
FPON T YARD L-7-0-
'/DE YAFD SETBACK "-0' - '0'-v FOP EVFQY'NGPEI ENT
AEOVE 25 -O' 59LGN Ju Htc6HT
KEAP YAPD �E T BA K J J
LOT ACREAGE
248,450 TOTAL 50.FT.
57 TOTAL ACKES
BUILDING SQ.FT. . 2 - Ctic STCPY , 32 "IT 5;i5��D LIVING FAGN ITS'/
20,526 SQ.FT. EAGH
41,652 TOT,:L SQFT
PARKING REQUIREMENTS:
GONVALES(,ENT HOMES OF NUF5M
1 FEP 5 EE;;`: PLUS i FEP 'VtNltlEP
ON D,)TY ON MAXNW, ~rF-
33 BEDS MID=D E,Y 5 - 06 A_ 5 10 STAFF
- 1? TO -AL 5 T ALL'/ PEP BDiLDING
HONES FOP THE ACED, DISABLED, OPT iDGAPPED�
15PAGE PEP 5 OWELLNG OP LODGING :TITS, PLUS I SPACE
FOP EAGH 5 T AFF VEVbF ON DUTY ON A MAXMLJM 51AFT
33 DWE'ILUN6 I!AT5 DIVIED ' Y 5 • 66 STALLS + 10 STAFF
17 TOTAL STALLS PEP BULDNG
HOUSNG FOR THE ELDEPLY, HOU5N6 PFO\.,EGTS:
.5'/PAGES PEP DWELLNG LNT OP LODGING UNIT
33 DWELLING MT5 x .5 SPACES - 17'/PAGES + 10 STAFF
- 27 TOTAL 5TAL-5 PEP WL-DING
PPOVIDEO 32 SPACES FOP EACH 6LL"',t�G
2 OF WHICH AKE- HAA'TAGAPPED
'/PAGES PER 5ULP%
64 TOTAL PAPKING '/PAGES,
TOTAL PAPKIN6 EXGEEDS A?OVE NOTED
PAPKING REQUIKEVENT5
BUILDING COVERAGE:
41,652 50.FT. [)UVED 6Y 248,450 SQ.FT. - t76 OP 17% GOVERA6E
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62
ORDINANCE NO.
AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY
OF KALISPELL ZONING ORDINANCE, (ORDINANCE NO. 1175), BY ZONING
PROPERTY KNOWN AS A PORTION OF TRACT 5AM IN THE NORTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 28 NORTH, RANGE 22
WEST, P.M.M., FLATHEAD COUNTY, MONTANA (PREVIOUSLY ZONED R-4 TWO-
FAMILY, RESIDENTIAL), RA-1, RESIDENTIAL APARTMENT DISTRICT, IN
ACCORDANCE WITH THE CITY -COUNTY MASTER PLAN, AND TO PROVIDE AN
EFFECTIVE DATE.
WHEREAS, Lantis Enterprises, Inc., the owner of property more
particularly described in Exhibit "A", attached hereto and thereby
made a part hereof, petitioned the City of Kalispell that the
zoning classification attached to the above described tract of land
be changed to RA-1, Residential Apartment District, and
WHEREAS, the property as described in Exhibit "A" exists as
property surrounded to the north by City R-4 and R-1
classification, to the east by City R-4 and R-1 classification, to
the south by City RA-1 classification, and to the west by R-1
classification, and
WHEREAS, the petition of Lantis Enterprises, Inc. was the
subject of a report compiled by the Flathead Regional Development
Office, #KZC-96-02, dated October 1, 1996, in which the Flathead
Regional Development Office evaluated the petition and recommended
that the property as described above be rezoned RA-1, Residential
Apartment District, as requested by the petition, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission issued a report recommending the property as described
in Exhibit "A" be zoned RA-1, Residential Apartment District, and
WHEREAS, after considering all the evidence submitted on the
proposal to zone the property as described in Exhibit "A" RA-1,
Residential Apartment District, the City Council makes the
following based upon the criterion set forth in Section 76-3-608,
M.C.A., and State_, Eta v. Board_ of —County Commiss-oners, Eta 590
P2d 602:
1
Does_ the_ Reques_ted__Zone _Comply_ with_the__.Master_._Plan?
The Kalispell City -County Master Plan map indicates this
area as Urban Residential which provides for a gross
density of two to eight units per acre. Anticipated
development would include single-family and duplex
housing, manufactured housing on individual lots and
attached housing under a planned unit development concept
where adequate open space is provided to compensate for
increased density. Maximum density which would be
permitted on the property proposed for rezoning could be
calculated to be 45 duplex units or approximately 90
dwelling units under the master plan designation; or 41
duplex units under the RA-1 zoning. All multi -family
projects under the proposed RA-1 zoning would require a
conditional use permit. This rezoning request is in
compliance with urban residential master plan
designation.
Ila e�ted-- one -Des igne —t_o des-s-en_--Comg-estion_in
the -Struts?
This property is located between Three Mile Drive and
Liberty Street and has access to both roadways. Both of
these streets are paved, and Three Mile Drive is
designated as a minor arterial in the Kalispell City -
County Master Plan. Traffic coming to and from this area
would generally use Three Mile Drive or Liberty Street.
Without consideration being given to the accompanying
conditional use permit, some additional traffic could be
anticipated as a result of this zone change. However,
the proposed personal care facility would not generate
substantial traffic volumes. In any event, the existing
roadways are adequate to accommodate anticipated traffic
volumes which might be anticipated from rezoning this
property.
It appears there is little risk from fire or other
dangers which could be associated with this site because
it is in a core urban area of Kalispell with fire and
E
police services within one mile. Direct access can be
provided from Three Mile Drive and a secondary access
provided from Liberty Street. Although the topography of
the site has some grades of approximately six percent,
these should not impede emergency vehicle access if
property developed. No significant impacts could be
anticipated with regard to safety hazards, fire or other
emergency situations.
Will_ the-R-eqLLest-ed--Zone-----Charige--.--Pr.om-o-t-e--tlie--Health-and
Gen-eral-Welffare-Z
The general health and welfare of the community may be
served by rezoning this property because there is good
access to the site from major roads within or near the
core urban area of Kalispell. If the site is developed
as is proposed with accompanying conditional use permit
application for two personal care facilities, an
apparently growing housing need within the community can
be met.
W-ill-the-Re-qiLe-st�si_�o-ne-P-ro-v-i-de--f or-Adequat-e_Light-and
Air-?
Setbacks, parking requirements and height limitations
provided for in the zoning ordinance provides development
standards which are intended to prevent the
overdevelopment of properties. The proposed structures
meet the setbacks requirements of the district as well as
the height limits. Adequate light and air will be
provided in this proposed zone.
Will-the-8eA4ue-s-ted--Zone --Prevent-t lie -Ove-r-c rowding -of-Land
o-r--Undu-e-C-c= entxat-lon-o f --P-e op-1 e-?
The minimum lot size for the proposed RA-1 zoning for
this property is 6,000 square feet. The 5.7 acre parcel
proposed for rezoning is not intended for further
subdivision, but rather intended for development for two
personal care facilities for the elderly. Development of
this parcel is intended to be a single story residential
structure with adequate parking, minimal lot coverage and
adequate setbacks. When these properties are developed,
3
it would be anticipated that they will meet these
standards thus preventing the overcrowding of land.
Will the_Requested-Zone_Facilit-ate---the Adequate_2rovis_ion
of_Tr-anspo-rt.ation,-iater_,--Sewera e chQol,-,,—P_arks�and
Other-_P_ubli..c_-Requirements?
All of the necessary public facilities which would be
required for the development of this properties is
generally in place. City water can be extended from
either Northern Lights Boulevard, Liberty Street or Three
Mile Drive, and City sewer would be extended from
Northern Lights Boulevard to the west across an existing
easement. Roadways serving the properties are paved,
well -maintained roads which can provide good access.
Police and fire protection are nearby. Adequate
infrastructure exists to accommodate future development
of these properties.
Doee_s_ the__Requas t_ed Zo ne__ Gi-ve__Consi_dera.tion___to_ the
Par-ti cul_ar___u i t abi.l ity_of- he —Property f o_r__Par_ticul ar
Us_ee?
This zoning appears to be suited to this property because
of its proximity to other types of similar buildings and
uses, thus promoting compatibility and reducing potential
conflicts. Currently, there are a number of multi -family
developments to the south including a ten unit personal
care facility under construction. A church is in the
area along with a community park, both are within a
reasonable walking distance. This property appears to be
suited for the uses allowed in the proposed RA-1 zoning
district.
Does.-rhe__R_e_ques-ted__Zone-Giv-e_Reas-onab-le_-ConsLderat ion_to
the__Chara c t e r o�e_Dis_t_ri.c t_?
Properties to the south have been developed with a mix of
two-family, multi -family, and some single-family
residences. The proposal to place a personal care
facility on this property is compatible with other uses
in the area. Basic amenities and services exist in the
area such as parks, churches, shopping, medical and
4
dental services which would be in close proximity to this
property. Any multi -family or non-residential use which
might be proposed would be required to obtain a
conditional use permit. The proposed rezoning gives
reasonable consideration to the character of this area
and the district.
Wil.1_the__Pr-opo-sed__.Zone-Conserve_the—ya.lue of__Euil ing2?
The value of buildings would not appear to be effected by
the proposed zone change because the uses allowed within
the district area generally compatible with other uses
existing in the area. Any potential use which might be
more intensive would require a conditional use permit and
a public hearing, thereby insuring an acceptable level of
compatibility.
Wi_7-1_ the__R,equest_ed__Z-one-_Enc-oura-gs_ the_.Moat_Appr_op_riate
Ilee_of the —Land _Throughout_ t_he___Jurissliction?
This rezoning appears to provide a reasonable and logical
transition between the expanding urban residential uses
in the core area of Kalispell and the lower density
residential outside of this core area. The Master Plan
anticipates urban residential development in this area.
Additionally, full public services are available to serve
the property including roads, water, sewer, police and
fire.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTZON-1 . Section 27.02.010, of the Official Zoning Map
of the Kalispell Zoning Ordinance, (Ordinance #1175) is
hereby amended by designating the property described in
Exhibit "A" as RA-1, Residential Apartment District.
SECTION__11. The balance of Section 27.02.010, Official
Zoning Map, City of Kalispell Zoning Ordinance not
amended hereby shall remain in full force and effect.
5
SECTION ----III. This Ordinance shall be effective thirty
(30) days from and after the date of its final passage
and approval by the Mayor.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL
THIS DAY OF 1 1996.
ATTEST:
Debbie Gifford, CMC
Clerk of Council
Douglas D. Rauthe, Mayor
EXHIBIT "A"
A tract of land located in the NW1/4 NE1/4 of Section 12, Township
28 North, Range 22 West, P.M.M., Flathead County, Montana and more
particularly described as follows:
Beginning at the Northwest corner of Deed Exhibit Book 523 Page
872, Flathead County Records, thence the following courses are
along the boundary lines as shown on said Deed Exhibit,
N89026122"E, 35819 feet; 50000011711E, 17935 feet; N8902612211E,
12634 feet; 50000813411E, 22467 feet; 50001013411W, 23735 feet,
58902410911W, 48992 feet, N0002914111E, 64176 feet to the point of
beginning. Containing 6.66 acres of land.
R
Flathead Regional Development Office
723 5th Avenue Fast - Room 414
Kalispell, Montana 59901
October 9, 1996
Clarence Krepps, City Manager
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Re: Luis Enterprises, Inc. - Zone Change Request from
R-4, Residential, to RA-1, Low Density Apartment
Dear Clarence:
Phone: (406) 758-9780
Fax: (406) 758-5781
The Kalispell City -County Planning Board and Zoning Commission held a public hearing at their regular
meeting of October 8, 1996 at 7:00 p.m. in Kalispell City Council Chambers on the following agenda
item:
A request by Lantis Enterprises, Inc. to rezone 5.7 acres from the current R4 district, a two
family residential district to an RA-1, residential apartment district in order to apply for a
conditional use permit for two 32 unit personal care facilities. The site is located between Three
Mile Drive and liberty Street approximately one half mule west of Meridian Road in Kalispell.
The prope- _ described as a 5.7 acre portion of Assessor's Parcel 5A.M located in Section 12,
Toc4nsh' North, Range 22 Vest, P.M.M., Flathead County.
A staff report was presented by Narda Wilson of the Flathead Regional Development Office who
recommended approval of the requested zone change.
At the public hearing, the applicants spoke in favor of the proposal. The adjoining property owners to
the south who also operate a personal care facility, were supportive of the proposal. No further public
testimony was given.
The Planning Board adopted FRDO Report 4KZC-96-02 as findings of fact and voted unanimously in
favor of recommending to the City Council approval of the zone change request from R-4 to RA-1.
This item should be placed on the October 15, 1996 City Council work session agenda and their October
21, 1996 regular meeting agenda for final action. Please contact this Commission or Narda Willson at the
Flathead Regional Development Office if you have any questions.
Respectfully submitted,
KALISPELL CITY -COUNTY PLANNING BOARI? AND ZONING COMMISSION
Therese Fox Hash
President
TFH/NW/eo
Providing Community Planning Assistance To:
* Flathead County * City of Columbia Falls * City of Kalispell * City of Whitefish
Clarence Krepps, City Manager
Re: Lantis Enterprises - Zone Change R-4 to RA-1
October 9,1996
Page 2
Attachments. FRDO Report #KZC-96-02 and packet
Draft minutes of 10/8/96 Planning Board meeting to follow
c: Lantis Enterprises, Inc., Rural Rout #2, Spearfish, SD 57783
Bill Stuff, WRS Architecture & Design, 81014th St N, Great Falls,? 59401
NJS Engineering, 123 E. Jackson Blvd., Suite 1, Spearfish, SD
II\ ... \ 1996\KZC96-2.TRM
19
LAINTIS ENTERPRISES, INC.
ZO`r'E CH[AINGE REQUEST FROM R-4 TO RA-1
FRDO STAFF REPORT #KZC-96-2
OCTOBER 1, 1996
This is a report to the Kalispell City -County Planning Board and Zoning Commission and the
Kalispell City Council regarding a zone change request from R-4, Residential, to RA-1,
Residential Apartment. A public hearing has been scheduled before the Kalispell City -County
Planning Board for October 8, 1996, at 7:00 p.m. in the Kalispell City Council Chambers. A
recommendation from the Planning Board will be forwarded to the Kalispell City Council for
final action.
BACKGROUND INFORMATION
The applicants are proposing to amend the Kalispell zoning map for property containing
approximately 5.7 acres from the existing R-4, a Residential district, to RA-1, Residential
Apartment.
A. Petitioner: Lantis Enterprises, Inc.
Rural Rout #2
Spearfish, SD 57783
(605)642-7736
Technical Assistance: Bill Stuff
WRS Architecture & Design
810 14th Street North
Great Falls, MT 59401
(406)453-9214
NJS Engineering
123 E. Jackson Blvd., Suite 1
Spearfish, SD 57783
(605)6424772
B. Location and Legal Description of Property:
The site is located between Three Mile Drive and Liberty Street approximately one half
mile west of Meridian Road in Kalispell. The property can described as a 5.7 acre
portion of Assessor's Parcel 5AM located in Section 12, Township 28 North, Range 22
West, P.M.M., Flathead County.
C. Existing Zoning:
Currently this property is zoned R-4, a residential district which allows duplexes and has
a minimum lot size requirement of 6,000 square feet. This district is intended for urban
1
D. Nature of Request and Proposed Zoning:
The applicant is proposing rezoning 5.7 acres from the current R4 district, a two family
residential district to an RA-1, residential apartment district in order apply for a
conditional use permit for two 32 unit personal care facilities.
The proposed RA-1 district, a Residential Apartment district, is intended to provide areas
for multi -family uses and compatible non-residential uses of medium land use intensity.
This district has a minimum lot size requirement of 6,000 square feet for duplexes and
will be served by all public utilities and facilities.
The RA-1 zoning districts lists a large number of conditionally permitted uses including
quasi -residential uses such as nursing homes, retirement homes, personal care facilities
and foster or group homes. Additionally it allows hospital, pharmacies and
medical/dental clinic adjacent to a hospital with a conditional use permit.
E. Size: The area proposed for rezoning is a 5.7 acre portion of an existing lot for which
a survey has been completed, but not recorded. The applicant intends to utilize the entire
area for two 32 unit personal care facilities.
F. Existing Land Use: Current this property is undeveloped. A previous proposal known
as "Three Mile Farm" was approved for this property which was a planned unit
development containing 70 townhouses. This proposal was approved in July of 1993,
but has since expired.
G. Adjacent Land Uses and Zoning:
North: Single family residential uses, R-4 and R-1 zoning;
East: Single family and two family residential uses; R-4 and R-1 zoning;
South: Multi -family, two-family, personal care facility, RA-1 zoning;
West: Single-family residential uses, R-1 zoning.
H. General Land Use Character:
The general land use character of this area is transitional between an urban density
residential uses and single-family / rural residential uses further to the west in the county.
This area is at the edge of the Kalispell city limits, and has City services available.
There are a number of multi -family apartment buildings, a church, tennis courts as well
as single family homes in the area.
I. Utilities and Public Services:
Sewer: City of Kalispell
Water: City of Kalispell
Refuse: City of Kalispell
Electricity: Pacific Power and Light
Telephone: PTI service area
2
Schools: School District #5
Fire: Kalispell Fire Department
Police: Kalispell Police Department
J. Relation to Zoning Requirements:
The development standards for the RA-1 zoning district include a 6,000 square foot
minimum lot size requirement for duplexes, plus and additional 3,000 square feet for
each unit in excess of a duplex. Minimum lot widths are 60 feet with setbacks of 20 in
the front and rear, plus 10 feet on the sides and an additional 10 feet for each increment
of 10 feet above 25 feet in height. Maximum building height is 35 feet and maximum
lot coverage is 40 percent. Landscaping and parking requirement would be covered
under general standards for specific uses outlined in the Kalispell Zoning Ordinance.
A notice of public hearing was mailed to property owners within 150 feet of the subject property
approximately 15 days prior to the hearing. At the writing of the staff report no objection has
received by the staff.
EVALUATION BASED ON STATUTORY CRITERIA
The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A. Findings
of fact for the zone change request are discussed relative to the itemized criteria described by
76-2-203, M.C.A.
Does the requested zone comply with the Master Plan?
The Kalispell City -County Master Plan map indicates this area as Urban Residential
which provides for a gross density of two to eight units per acre. Anticipated
development would include single-family and duplex housing, manufactured housing on
individual lots and attached housing under a planned unit development concept where
adequate open space is provided to compensate for increased density. Maximum density
which would be permitted on the property proposed for rezoning could be calculated to
be 45 duplex unit or approximately 90 dwelling units under the master plan designation;
or 41 duplex units under the RA-1 zoning. All multi -family projects under the proposed
RA-1 zoning would require a conditional use permit. This rezoning request is in
compliance with urban residential master plan designation.
2. Is the requested zone designed to lessen congestion in the streets?
This property is located between Three Mile Drive and Liberty Street and has access to
both roadways. Both of these streets are paved, and Three Mile Drive is designated as
a minor arterial in the Kalispell City County Master Plan. Traffic coming to and from
this area would generally use Three Mile Drive or Liberty Street. Without consideration
being given to the accompanying conditional use permit, some additional traffic could be
3
anticipated as a result of this zone change. However, the proposed personal care facility
l would not generate substantial traffic volumes. In any event, the existing roadways are
adequate to accommodate anticipated traffic volumes which might be anticipated from
rezoning this property.
3. Will the requested zone secure safety from fire, panic, and other dangers?
It appears there is little risk from fire or other dangers which could be associated with
this site because it is in a core urban area of Kalispell with fire and police services within
one mile. Direct access can be provided from Three Mile Drive and a secondary access
provided from Liberty Street. Although the topography of the site has some grades of
approximately six percent, these should not impede emergency vehicle access if property
developed. No significant impacts could be anticipated with regard to safety hazards,
fire or other emergency situations.
4. Will the requested chance promote the health and e�eneral welfare?
The general health and welfare of the community may be served by rezoning this
property because there is ZD
good access to the site from major roads within or near the core
urban area of Kalispell. If the site is developed as is proposed with accompanying
conditional use permit application for two personal care facilities, an apparently growing
housing need within the community can be met.
5. Will the requested zone provide for adequate light and air?
Setbacks, parking requirements and height limitations provided for in the zoning
ordinance provides development standards which are intended to prevent the
overdevelopment of properties. The proposed structures meet the setbacks requirements
of the district as well as the height limits. Adequate light and air will be provided in this
proposed zone.
6. Will the requested zone prevent the overcrowding of land or undue concentration of
people?
The minimum lot size for the proposed RA-1 zoning for this property is 6,000 square
feet. The 5.7 acre parcel proposed for rezoning is not intended for further subdivision,
but rather intended for development for two personal care facilities for the elderly.
Development of this parcel is intended to be a single story residential structure with
adequate parking, minimal lot coverage and adequate setbacks. When these properties
are developed, it would be anticipated that they will meet these standards thus preventing
the overcrowding of land.
4
7. Will the requested zone facilitate the adequate_ provision of transnortation water,
sewerage, schools, parks, and other public requirements?
All of the necessary public facilities which would be required for the development of this
properties is generally in place. City water can be extended from either Northern Lights
Boulevard, Liberty Street or Three Mile Drive, and City sewer would be extended from
Northern Lights Boulevard to the west across and existing easement. Roadways serving
the properties are paved, well -maintained roads which can provide good access. Police
and fire protection are nearby. Adequate infrastructure exists to accommodate future
development of these properties.
8. Does the requested zone give consideration to the particular suitability of the property
for particular uses?
This zoning appears to be suited to this property because of its proximity to other types
of similar buildings and uses, thus promoting compatibility and reducing potential
conflicts. Currently, there are a number of multi -family developments to the south
including a ten unit personal care facility under construction. A church is in the area
along with a community park, both are within a reasonable walking distance. This
property appears to be suited for the uses allowed in the proposed RA-1 zoning district.
9. Does the requested zone give reasonable consideration to the character of the district?
Properties to the south have been developed with a mix of two-family, multi -family, and
some single-family residences. The proposal to place a personal care facility on this
property is compatible with other uses in the area. Basic amenities and services exist in
the area such as parks, churches, shopping, medical and dental services which would be
in close proximity to this property. Any multi -family or non-residential use which might
be proposed would be required to obtain a conditional use permit. The proposed
rezoning gives reasonable consideration to the character of this area and the district.
10. Will the proposed zone conserve the value of buildings?
The value of buildings would not appear to be effected by the proposed zone change
because the uses allowed within the district area generally compatible with other uses
existing in the area. Any potential use which might be more intensive would require a
conditional use permit and a public hearing, thereby insuring an acceptable level of
compatibility.
11. Will the requested zone encourage the most appropriate use of the land throughout the
,jurisdiction?
This rezoning appears to provide a reasonable and logical transition between the
expanding urban residential uses in the core area of Kalispell and the lower density
residential outside of this core area. The Master Plan anticipates urban residential
development in this area. Additionally, full public services are available to serve the
property including roads, water, sewer, police and fire.
The Kalispell City -County Master Plan map indicates this area as appropriate for urban
residential development. The proposed RA-1, Low Density Residential Apartment district is
consistent with this master plan designation. The general character of the area is an existing mix
of multi -family, two-family and single family residential in addition to a church, park and easy
access to shopping. All of the necessary infrastructure to serve an urban density development
is either in place or can be easily provided to the site.
Staff recommends that the Kalispell City -County Planning Board and Zoning Commission adopt
FRDO staff report #KZC-96-2 as findings of fact and, based on these findings, recommend to
the Kalispell City Council that the requested zone change from R-4 to RA-1 be granted.
H: \... REPORTS\KZC\96\KZC96-2. RPT
2
ATI'ACIIN EN I' A
CONDITIONS OF APPROVAL. FOR
L-VN I'IS ENTERPRISES, LNC. CONDITIONS USE PERNff-r FOR
TWO 32 UNIT PERSONAL, CARE FACILi`I'IES
The Kalispell City -County Planning Board forwards a recommendation for approval of the request for a
conditional use permit for the Lantis Enterprises, Inc. personal care facilities to be located at 160 Three
Mile Drive subject to the following conditions:
1. That the development of the site will be in substantial conformance with the approved site plan.
The approved site plan shall govern the general location of the building, paring; landscaping,
and roadways.
2. A minimum of 32 parking spaces per unit as proposed shall be provided for the facility. The
parking lot shall be paved and striped and the handicapped spaces signed.
3. That an engineered drainage plan shall be reviewed and approved by the Kalispell Public Works
Department prior to the issuance of a building permit
4. That the fire access and suppression system shall be reviewed and approved by the Kalispell Fire
Department prior to the issuance of a building permit.
S. Placement and location of the solid waste receptacles for pick-up shall be coordinated a-ith the
City Public Works Department
6. Landscaping in the form of a mix of coniferous and deciduous trees and shrubs, grass and other
natural materials shall be provided along the southern perimeter of the property, and that a
landscape plan for the entire property be approved by the Kalispell Public Works Department
7. The facility shall be licensed in accordance with the requirements of the State of Montana for
personal care facilities, a copy of which shall be submitted to the Flathead Regional Development
Office for filing.
8. All of the conditions of this conditional use permit shall be met prior to the issuance of a
certificate of occupancy by the Kalispell Building Department
9. The conditional use permit shall terminate 18 months from date of issuance if commencement
of the authorized activity has not begun.
H:\FRDO\•••\KCU96-08.TRM
FRVO File No. � LI
Date Accepted �� t
Receipt No.
j®NAME GF ApPLICANTI LANTIS ENTERPRISES, INC.
g. MAtL ADDRESSt Rural Route #2
3. CITYISTATEi fiah SD 57783 t(6.0,51 fig.,-.7
4. INTEREST IN PROPERTYs te f Qr two-32 11DI t ASSJ sted Eaci , '
S. ZONjmG NAP AWENDHENTs RA-1 w/conditional usWNING TEXT AP040MENTs N/A
IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE TEXT OF THE ZONING REWLATI01
XUASE COMPLETE Os c
proposedA. What is the
N A
IF THIR RIEGUEST PERTAINS TO AN AMENDMENT TO THE ZONING KAPI PLEM COMPLETE
FOLLOWINat
A. Address of the propertys J-5-Q,_T.jreg ifi.le 12,give.
a. Legal descriptions Tract 5AM NW 1 4 NE 1 4 of Section 12
(Lot and dark of Subdivision; Tract e?
waabip 20 XP-rth- Uag.0-2Z V25t,M ou v
(Section, Township, Range) (Attach sheet for notes and bounds)
C. The present zoning of the ,above property is% R-4
0. The proposed zoning of the above property is: EA-1 „y ZC n j,t j pj2a 115e ..
E. State the changed or chan fag conditions that sake the proposed atendi
necessary I
! aLg QuPcEir C a
to be in a RA-1 zone which allows Personal Care Faciliti2g Ijith
a Conditional Use Permit.
i
NOW ILL THEE PrKPOSED 04ANGE ACCOMPLISH THE INTENT AND PURPME OFs
A. Promoting the Master Pears
FTC C r Rm
D. Lessening congestion in the streets and providing safe access
A T F
C. pr oaoting safety from fire, panic, and ether dangers
SEE ATTACHED SHEET
D. Promoting the public interest, health, comfort, convenience, safety at
general welfare
SEE ATTACHED SHEET
Providing adequate light and air
SEE ATTACHED SHEET
F. Preventing the overcrowding of land
SEE ATTACHED SHEET
G. Avoiding undue concentration of population
H. Facilitating the adequate provision of transportation, water, sawasge, school
parks, and other public facilities
SEE 6112kQUED, 5 E
L
I. Giving reasonable consideration to the character of the district
S'FE ATTACHED $ZZZ T__
J. Giving consideration to the peculiar suitability of the property fo
particular uses
SUP, ATTACHED SHEET
K. Protecting and conserving the value of buildings
SEE ATTAC
L. Encouraging the most appropriate use of land by assuring orderly growth
SEE AITATCHED SHEET
�t a �t e e e* e e �► a* e a* e e e* e e e e e t� e �► �► e e e e e e e* e e e e a e* e
The signing of this application signifies approval for F.R.D.Q. staff to be present on the
property for routine monitoring and inspection during the approval process.
Revised 7/27/93 dh
3
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VICINITY MAP - KALISPELL, MONTANA
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N O R T H
LEGAL DESCRIPTION:
A --xt of land Iocated in the NWI/4 NEI/4 of 5enon 12, Ta.rr-hP 26 North, Range 22 West, PA , Flathead
Wntana and more particdarly de%nbed as follows
5ez-nng at the Northwest corner of Deed ExF t 5ook 523 Page 672, Flathevl Gota;tr Records, thence the
fk*ng cotr"5 are along the Sotndary fnes as shown on sad Deed Exfd7it, N 6T26'Z2' E, 355P feet-
5 :,'700'17' E, 17g35 feet: N 69'2622' E, 12634 feet; 5 0006'34' E, 22467 feet 5 00'10'34' W,
D-3: feet; 5 6g'24 0T W, 46gc12 feet, N 00'2R"4r E, 64176 feet to the pont of beyrin5 Gont rml
6 66 acres of land. Al as shorn hereon
i -fc? 15 TI-E c),W 1E PROPERTY A5 DESGRffD N ALLI' NNE TITLE ANc) E`:G?O\X ORDEF NO. 65174w)
PROPERTY ADDRESS:
160 THREE MILE DRIVE
ZONING REQUIREMENTS:
ZONE (EXISTING)
ZONE (PROPOSED) FA-'
SETBACK REQUIREMENTS:
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OF ,G' AZ OCVE 2" -0' LPlU_ v6 f it!T
FLY4,%v 10* -✓
LOT ACREAGE 24R,�50 TOTAL SQFT
57 TOTAL ACRES
BUILDING SQ.FT. - Z - GtA- `;TOFY 32 MT G `A1L1Tl5
2G C v cur LAfJr'
41;"5_ TOTAL C,G,FT,
PARKING REQUIREMENTS:
Oiv STY GN MAlX;lvvV, Sri
32 n1 r - , r
7aLRLF: N
HOlvES ;:OF 4,',30, DcSAff,LED, OF HAINDGAFFEO
I ;PA;_ F FFF 5 DW> LLa ;6 r O[(%6 AT ;, PLUS 1 SPACE
FOR E4GH S T AFF ME.VbE? ON DVTY ON A MAXNLjkj S,HFT
33 MT5 DIVVE✓ 6Y 5 . 6.6 5TALL5 + 10 STAFF
. r TOTAL STALLS FEF �AJL.M'6
H01_16CG FOF THE ELDEFLY, HOU'%6 PRO\lGT5
5 SFAGE5 PEF OWELL1\6 UNT OR 't_X%6 1,NT.
33 v" ELLi�na I NTS x 5 `:FACES - I7 SPACES + 10 STAFF
- 27 TOTAL STALLS FIEF RULD!NG
PFOVIDED 32 S'AGES FOF LAGH DULPI b
2 OF WHIGH AFL HA�CIGAFFED
SPAGLS FL'' EULCiNCz
64 TOTAL PARKING SPACES,
TOTAL PAIMN6 EXGEL05 ADOVE NOTED
FAF�16 FEQURE�ENTS
BULDING COVERAGE:
41,652 SQ.FT. DNVFD 6Y Z48,450 SQ.FT. - .1676 OF U% GOVEFAC7E
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PETITION FOR ZONING AMENDMENT
CITY OF KALISPELL
How will the proposed change accomplish the intent and purpose of:
The site is currently zoned R-4: Residential which is a residential district
with minimum lot areas. This zone allows boarding houses (incidental), day-care
(family or group day-care homes), duplex dwellings, single family dwellings, and
parks with a maximum lot coverage of 40%. We are proposing to amend the
zoning classification to RA-1 low density residential apartment. This zones
permitted uses are the same as R-4 with the inclusion of Church/ Worship/
Parish/ Sunday School buildings. The allowed lot coverage is 40% maximum for
the RA-1 zone as well. The major difference is the uses which may be permitted
by a conditional use permit. This will allow the owner of the property to build
two - 32 unit Assisted Living Facilities (Personal Care Facility) on the proposed
site, with a lot coverage of less then 40% maximum. Also the area currently has
a smaller personal care facility within it. Thus setting presidence for this type of
facility. Thereby maintaining the required densities along with the context for this
area, which is in keeping with the cities masterplan.
B. LESSENING CONGESTIM IN THE STREETS AND ''•1',
ACCESS:
The proposed use for this piece of property is to build two-32 unit
Assisted Living Facilities (Personal Care) on site. Since the residents of this
facility are elderly they may or may not be driving at the time they are living
within the facility. Those who are still driving will probably not be driving on a
regular basis. Therefore traffic congestion will be minimal from the resident
population. Staff traffic should also be minimal due to low staffing counts.
Based on this type of facility not requiring the same numbers of staff that a
nursing/convalescent home requires. We also are suggesting two access points
to the site. One onto Three Mile Drive (primary access) and the second through
an access easement on tract 5AL to Liberty Street (secondary access).
Therefore allowing residents and staff two options to leave or enter the site. The
projected/estimated number of round trip - trips are as follows:
y
Based on Average Day
Trips
Residents: 13 trips
2-32 unit facilities = 64 total residents
20% of total residents drive = 13
1 trip per day x 13 = 13
MM
Total staff counts based on both 32 unit facilities
Shift #1
(7:00 to 3:30) 6
Shift #2
(2:30 to 11:00) 6
Shift #3
01:00 to 8:00) 6
Dietary Shift
(7:00 to 3:30) 4
Shuttle Service: 2 times
Provided by Lantis Enterprises
At this time they don not anticipate using Eagle Transit Services.
2 trips per day.
Total trips = 37 trips
The site is not within a designated 100-year flood plain or high hazard fire
area. The proposed development is within the service area of the Kalispell Police
and Fire Departments as well as the City Ambulance. The two-32 unit Assisted
Living Facilities (Personal Care) will be built with Type V - 1 Hour Construction
and a Type 13 Sprinkler System throughout the facility, to achieve a high level
of fire resistance. We therefore feel that we have not increased the risk from fire
or any other danger to our facility or those around us by the proposed
development.
Currently demographic studies show there is a need for assisted living
facilities (personal care) for the elderly within the Kalispell area. The proposed
projects intent is to help fill the need for a facility that will allow elderly residents
to maintain some level of independence while having the security of potential
nursing care, if required. The hope is to cater to local residents that can maintain
their ties to families, friends, and the community by being within close proximity.
Thereby promoting public interest, health, comfort, convenience, safety and
general welfare of the community.
Due to the density of this project we are maintaining a significant amount
of green space surrounding the building on the 5.7 acre tract of land. These
green space areas should maintain adequate distances from adjacent property
owners as to not cast building shadows onto their properties. We have also
designed the facilities to be 1-story buildings with open area courtyards. This is
to maintain as much air movement around the building as possible. Maintaining
an open courtyard will also allow residents access to a secure area outdoors,
while maintaining natural ventilation and light to internally located rooms and
hallways. We therefore feel that we are not changing the air quality of the area
due to the type of use we are suggesting. We also feel we are in keeping with
providing adequate light and air to our site and facilities as well as adjacent land
owners.
51, 11- lji��riqj;
The proposed development allows for a potential of 64 residents total for
the two facilities. If you take the total site acreage/SQ.FT. (5.7 acres or
248,450 SQ.FT.) and divide it by the total permanent residents (64) you come
up with approximately 3,882 SQ.FT. of land area per resident. If you compare
this to a single family resident development with lots of 75' -0" x 150" -0"
(11,250 SQ.FT.) and a family of 4 per residence, the ratio of land to resident is
1 per 2,813 SQ.FT. of land area per resident. Currently the R-4 Residential Zone
allows single family residences. Therefore we feel that our development provides
more green space and an overall project t ' hat is less dense then what is
potentially allowed under the current zoning classification.
Once again as stated in Item "F", we feel that this project is less dense in
total population than what potentially could be developed based on current
permitted uses under the R-4 Residential Zone. Also we feel that the age group
of residents and the type of facility we are asking to introduce into the area will
not add any unnecessary burden on city resources or services.
H. FACILITATING THE ADEQUATE PROVISION OF TRANSPORTATIOW..
• SEWER, SCHOOLS, PARKS, AND OTHER PUBLI
FACILITIES:
We would like to address each item separately as discussed below.
TRANSPORTATION
The proposed facility should not put any burden on local transportation.
The facility will have its own shuttle transportation or contract with a
private shuttle service to take residents to physician's appointments,
grocery stores, retail stores, etc. Also some residents may still own and
operate their own vehicles for transportation. As discussed in Item "B".
1.01011IN211111120AN,
The site is within the Kalispell Police Departments jurisdiction. Response
times will be within acceptable standards and the area can be serviced.
1. GIVING REASONABLE CONSIDERATION TO TH•. • #
THE DISTRICT:
The proposed development of the site by Lantis Enterprises, Inc. is
designed to keep in character with the low -density residential district that it will
be part of. The masterplan calls for two-32 unit assisted living facilities
(personal care) that are sited to be placed on two levels of elevation on the site.
This was chosen over one massive 64 unit facility which would take away from
the residential look of the area. Also the buildings are 1-story with hipped and
gabled roofs as well as being built with residential steel siding, brick, wood trim,
and asphalt shingles. All of which is a conscious decision by Lantis Enterprises,
Inc. to have these buildings be residential feeling in their overall appearance. This
also carries on to the residents and family members that want to call this
development home. Based on the items mentioned above we feel we have given
reasonable consideration to the character of the district.
J. GIVING CONSIDERATION TO THE PECULIAR SUITABILITY OF
PROPERTY FOR PARTICULAR USES:
We feel that by proposing to use this site for the construction for two
assisted living facilities we are in keeping with the peculiliar suitability of the
property. Due to being located within city limits, having good access both to and
from the community off of Three Mile Drive and Liberty Street, having enough
land to build two 32 unit facilities to meet the potential need of the community,
good views due to topographic and location, and finally a location that is
residential in nature which is in keeping with the overall projects concept and
intent.
• ►ira , # a
Our proposed facility should in no way affect the value of the proposed
site or surrounding neighborhood in a negative way. We feel it will be a needed
asset to the community and the area in which it will be built.
ENCOURAGING THE MOST APPROPRIATE USE OF LAND BY
ASSURING ORDERLY GROWTH:
As mentioned in Item's "D" and 'F', demographics show that our type of
facility is needed by the citizens of Kalispell, and our proposed facility is less
dense than the current zoning permits. We thereby feel that, by rezoning and
allowing our facility on the proposed site, we are actually helping to assure
orderly growth and stay in keeping with the cities overall masterplan. By
promoting public interest, health, comfort and convenience safety and general
welfare to the citizens of Kalispell.