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06. 44 Unit Assisted Living Facility Conditional Use PermitAgenda -May 5, 1997 AGENDA ITEM 6 - 44 UNIT ASSISTED LIVING FACILITY -CONDITIONAL USE PERMIT BACKGROUND/CONSIDERATION: I have reviewed and enclosed for your information the City and County Planning Board Minutes (behind Flathead Industries information) and recommendations for this request. RECOMMENDATION: Since the minutes are comprehensive and include the relevant effects concerning the request, I will not write an additional narrative for this item. My review of the board's action leads me to concur with their findings and recommendations to grant the permit with the conditions outlined in the minutes. ACTION REQUIRED: The action required to approve (or disapprove) is a simple MOTION. City of Kalispell P. O. Box 1997 Kalispell, Montana 59903-1997 GRANT OF CONDITIONAL USE APPLICANT: Curry Brandaw Architects 2582 19th Street SE Salem, OR 97302 Gene Lenz dba Prestige Care, Inc. 630 Blaine View Lane Kalispell, MT 59901 Ray Lembke dba Prestige Care, Inc. P.O. Box 1231 Plains, MT 59859 LEGAL DESCRIPTION: The construction of a 44 unit personal care facility approximately 200 feet north of Two Mile Drive between Glenwood Drive and Meridian Road. The area devoted to the personal care facility is a portion of two parcels and contains approximately 2.06 acres. The property is described as the western 326 feet of Assessor's Tracts 5CC and 5CFA in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County Montana. OWNERS: Gene Lenz dba Prestige Care, Inc. 630 Blaine View Lane Kalispell, MT 59901 Ray Lembke dba Prestige Care, Inc. P.O. Box 1231 Plains, MT 59859 ZONE: Low Density Residential Apartment, RA-1 The applicants have applied to the City of Kalispell for a conditional use permit to allow the construction of a 44 unit personal care facility to accomodate elderly residents with their j:\wp\cup.personalcare 1 6. That an approach permit be obtained from the Kalispell Public Works Department for access onto Glenwood Drive and the appropriate latecomers fee be paid. 7. That the northern service access be extended 120 feet to the east to provide adequate fire access. 8. That the fire suppression system be reviewed and approved by the Kalispell Fire Chief. S CTJ-0N I.I_,_ The conditional use permit, herein granted, shall terminate 18 months from the date of issuance if commencement of the authorized activity has not begun. Dated this day of STATE OF MONTANA ) ss County of Flathead ) 1997. Douglas D. Rauthe, Mayor On this day of , 1997 before me, a Notary Pubic, 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 j:\wp\cup.personalcare 3 Flathead Regional Development Office 723 5th Avenue East - Room 414 Kalispell, Montana 59901 Phone: (406) 758-5980 Fax: (406) 758-5781 April 17, 1997 Clarence Krepps, City Manager City of Kalispell P.O. Box 1997 Kalispell, MT 59903 Re: Conditional Use Permit for Prestige Care, Inc. Personal Care Facility Dear Clarence: The Kalispell City -County Planning Board and Zoning Commission held a public hearing at their regular meeting of April 8, 1997, at 7:00 PM in the Kalispell City Council Chambers. During that meeting they considered a request by Prestige Care, Inc. for a conditional use permit to allow the construction of a two story 44 unit personal care facility in the RA-1 Low Density Residential Apartment zoning district. The site is located approximately 200 feet north of Two Mile Drive between Glenwood Drive and Meridian Road and contains approximately 2.06 acres. Narda Wilson with the Flathead Regional Development Office described the proposal stating that the proposal appear to be highly compatible with other uses in the area and the goals of the North Meridian Neighborhood Plan. She recommended approval of the project subject to nine conditions. The architect representing the applicant spoke in favor of the proposal and explained how the elderly care facility operates. He answered Board's questions relating to ADA requirements and fire code issues. One other person spoke in favor. The planning board discussed the mixed use zoning and drainage problems in the area. They adopted staff report KCU-97-4 as findings of fact on a 7 to 0 vote, and recommend that the City Council grant the conditional use permit subject the conditions as amended. Please schedule this matter for the April 28, 1997 City Council work session and subsequent May 8, 1997 regular meeting. Providing Community Planning Assistance To: • Flathead County • City of Columbia Falls • City of Kalispell • City of Whitefish • Prestige Care, Inc. Conditional Use Permit April 17, 1997 Page 2 Please contact this Board or Narda Wilson at the Flathead Regional Development Office if you have any questions regarding this matter. Sincerely, PELL CITY-COUNTYt BOARD AND ZONING COMMISSION &74, 'Therese Fox Hash President TFH/ NW / eo Attachments: Exhibit A FRDO Report #KCU-97-4 Draft Minutes for the 4/8/97 PB meeting c w/o encl: Curry Brandaw Architects, 2582 19th St SE, Salem, OR 97302 Gene Lenz, 630 Blaine View Ln, Kalispell, MT 59901 Ray Lembke, PO Box 1231, Plains, MT 59859 Debbie Gifford, Kalispell City Clerk H: \... \TRANSMIT\KCU97-4 EXHIBIT A PRESTIGE CARE, INC. CONDITIONAL USE PERMIT #KCU-97-4 CONDITIONS OF APPROVAL AS RECOMMENDED BY KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING COMMISSION APRIL 8, 1997 1. That the proposal will be developed in substantial conformance with the approved site plan. 2. That the applicant obtain all required permitting and licensing applicable to the facility. 3. That a boundary line adjustment be performed and recorded with the County Clerk and Recorders Office which follows the zoning district boundaries. 4. That a six foot tall sign -obscuring fence or coniferous hedge be placed along the north, east and southern boundaries of the property. S. That a drainage plan addressing drainage for the site and the driveway approach from Glenwood Drive be reviewed and approved by the Kalispell Public Works Department prior to the issuance of a building permit. 6. That an approach permit be obtained from the Kalispell Public Works Department for access onto Glenwood Drive and the appropriate latecomers fee be paid. 7. That the northern service access be extended 120 feet to the east to provide adequate fire access. 8. That the fire suppression system be reviewed and approved by the Kalispell fire chief. 9. That the conditional use permit is valid for a period of 18 months from the date of authorization. H: \... \TRANSMIT\KCU974A CONDITIONAL USE PERMIT STAFF REPORT RCU-97-4 PRESTIGE CARE, INC. MARCH 31, FLATHEAD REGIONAL DEVELOPMENT OFFICE A report to the Kalispell City -County Planning Board and Kalispell City Council regarding a request for a Conditional Use Permit to the construction of a 44 unit personal care facility in the RA-1, Low Density Residential Apartment zoning district. A public hearing on this matter has been scheduled before the planning board for April 8, 1997, beginning at 7:00 p.m., in the Kalispell City Council Chambers. The planning board will forward a recommendation to the City Council for final action. A. Petitioner: Curry Brandaw Architects 2582 19th Street SE Salem, OR 97302 (503)399-0266 Gene Lenz dba Prestige Care, Inc. 630 Blaine View Ln. - Kalispell, MT 55901 (406)756-1613 Ray Lembke dba Prestige Care, Inc. P.O. Box 1231 Plains, MT 59859 (406)826-5587 B. Size and Location: The site is located approximately 200 feet north of Two Mile Drive between Glenwood Drive and Meridian Road. The area devoted to the personal care facility is a portion of two parcels and contains approximately 2.06 acres. The property can be described as the western 326 feet of Assessor's Tracts 5CC and SCFA in Section 12, Township 28 North, Range 22 West, P.M.M., Flathead County, Montana. C. Nature of Request: The applicants are requesting a conditional use permit to allow the construction of a 44 unit personal care facility to accommodate elderly residents with their daily living needs. The facility will be two stories with a height of approximately 26 feet with an elevator connecting the two levels. The lower level would contain approximately 18,000 square feet and the upper level would contain approximately 14,500 square feet. Staff would be provided on a 24 hour basis with the monthly rent covering all services, room and utilities. Residents of the facility would be in generally good health and would not require nursing assistance although a licensed nurse would be on staff. One bedroom, two bedroom and studio suites would be available which would be similar to apartments, but would not include kitchen facilities since meals are part of the service provided to the residents. Approximately ten percent of the rooms would be available to couples. Handicapped rooms would also be available. Each suite will have a small, open-air courtyard. Several structures currently exist on the site which will be required to be removed prior to the beginning of construction. The properties proposed for the personal care facility actually lie in two zoning districts. A Neighborhood Buffer District or B-1 districts lies to the east and a Low Density Residential Apartment District or RA-1 district lies to the west. Although the layout and location of the properties in relation to the zoning does not present a significant issue, the applicant would be required to receive a written zoning lot determination as specified under Section 27.03.010(5)(d) of the Kalispell Zoning Ordinance or do a boundary line adjustment. The staff would recommend that the applicant do a boundary line adjustment so that the parcel boundaries follow the zoning district boundaries which would clarify present and future development issues relating to setbacks, building location and parcel boundaries. E. Surrounding Zoning and Land Uses ZoninG Properties to the west of this site which are located on the west side of Glenwood Drive are primarily multi -family, duplex with some single-family residences, all of which are zoned RA-1. On the east side of Glenwood Drive, most of the properties have been commercially developed and front along Meridian Road. Properties to the north and south of this site are zoned B-1, Neighborhood Buffer District. Properties directly to the east of this site are zoned RA-1 and B-1. Some of the properties along Meridian Road, such as the property to the east of this site, have single-family residences and could be considered to be in a state of transition. F. Master Plan Designation: In December of 1994 the Kalispell City Council and the Flathead Board of County Commissioners adopted the North Meridian Neighborhood Plan as an addendum to the Kalispell City -County Master Plan. The property being considered for the personal care facility is included in this plan. The land use map designates the area proposed for the personal care facility as high density residential. High density residential anticipates a density of 8 to 40 units per gross acre. With approximately 21 living units per acre on this site, this project complies with the master plan designation. G. Utilities/Services: Sewer service: City of Kalispell Water service: City of Kalispell Solid Waste: City of Kalispell Gas: Montana Power Company ON Electric: Pacific Power (underground) Phone: PTI (underground) Police: City of Kalispell Fire: Kalispell Fire Department Schools: School District #5, Kalispell Evaluation of the Request: Site Suitability: a. Adequate Useable Space: Approximately 2.06 acres of the area within the two parcels will be used for the development of the personal care facility. Included in the development plans are parking areas, a service area, walkways, landscaping and courtyards. There is adequate usable space to accommodate the proposed project. b. Adequate Access: Access to the site will be by way of two driveways off of Glenwood Drive. Approach permits will be required to be obtained from the Kalispell Public Works Department in addition to the payment of a latecomers fee for access onto this roadway. This fee will be a reimbursement to the developer who constructed Glenwood Drive. C. Environmental Constraints: Drainage problems in the northwest part of Kalispell have increased over the last several years as this area of the city continues to develop. A plan for the driveway crossing Glenwood Drive will need to be approved by the Kalispell Public Works Department prior to the issuance of a building permit. This issue does not present any significant constraint to the development of the property, however, it does need to be addressed prior to construction. Appropriate Design: a. Parking Scheme: Twenty-two parking spaces have been proposed which would be located in front of the building or on the west side of the property. A circular driveway dots the center of the parking lot which provides easy pick-up and drop off near the front door for the residents. Transportation is provided by the operators of the facility who use a van to take the residents to shopping and / or other appointments since most of the residents do not drive. The Kalispell Zoning Ordinance requires that homes for the aged, disabled or handicapped provide one parking space per five units plus one space for each staff member on duty on a maximum shift. Eleven employees will be on staff during peak times which will generate a need for the same number of spaces. The 44-unit facility will generate a need for nine spaces. A total of 20 spaces is required under the Kalispell Zoning Ordinance. The proposed parking layout provides two additional parking spaces. b. Traffic Circulation: Two paved access are proposed from Glenwood Drive along with a circular driveway within the parking lot. The northern access provides a service access. The Kalispell fire chief has stated that he would like to see the northern access extended approximately 120 feet further to 3 the east. Traffic circulation within the site is good because circular design. C. Open Space: No specific open space requirements would apply to this proposal other than adequate building setbacks which have been observed according to the site plan. It should be noted that the setback required for the RA-1 zoning district are 10 feet on the sides plus an additional ten feet for building over 25 feet in height. A 20 foot setback would be required for this project and would be measured from the dripline of the roof. d. Fencing/ Screening/ Landscaping: Section 27.20.050 of the Kalispell Zoning Ordinance requires that the common boundary between residential and business zones have a view obscuring fence or dense coniferous hedge six feet in height. This would require the applicant to provide this screening along the north 150 feet of the eastern property boundary as well as the north and south property boundaries. However, screening half of the eastern property boundary does not appear reasonable. Screening should be provided along the entire eastern property boundary if required along the north, south and 150 feet of the eastern boundary. The applicants have stated that the grounds would be nicely landscaped and lawn areas provided. C. Sian.age: A sign is proposed to used at the main entrance of the facility. However, it is shown on the site plan in the City right-of-way and will need to be relocated on -site. No specifications were given regard the sign size or height. The Kalispell Zoning Ordinance allows a sign in the RA-1 zoning district with a maximum of 24 square feet per sign face not to exceed six feet in height. 3. Availability of Public Services/Facilities: a. Schools: This development is within the boundaries of School District #5. No impact on the school district can be anticipated as a result of this use. b. Parks and Recreation: Senior citizens in the City of Kalispell take advantage of the many programs and outings that the Parks and Recreation Department offers on an year round basis. The seniors residing at this facility would likely have some impact on the services offered, but would also be paying a small fee to cover the costs of operating the program. The Parks and Recreation Department would not be negatively impacted by this expansion. C. Police: This facility would be served by the Kalispell Police Department. No significant impact to the police can be anticipated as a result of this use. d. Fire Protection: Fire protection will be provided by the Kalispell Fire Department.. The building would be fully sprinkled, hydrants would serve the site and good access can be provided. No significant impact to the fire department can be anticipated as a result of this proposal. 4 e. Water: City water is available to the site and will need to be extended. No significant impact on water services provided by the City can be anticipated. f. Sewer: Sewer service will be provided by the City of Kalispell, and will be required to be extended across Glenwood Drive. No significant impact on sewer services provided by the City can be anticipated. g. Solid Waste: Solid waste pick-up will be provided by the City. A refuse area is indicated on the site near the northern boundary. No significant impact can be anticipated as a result of this use. h. Roads: Additional traffic from the facility would be generated onto Glenwood Drive and probably Two Mile Drive. Impacts should generally be minimal because most of the residents would not drive. Traffic would not be increased to the point that it could create significant negative impacts. i. Immediate Neighborhood Impact: The general character of this neighborhood is primarily high density residential to the west and commercial to the east. This project will be compatible with the existing uses in the area. Care has been taken to provide a generally low profile building with gables and interesting architecture so that it will complement other uses in this neighborhood and will contribute to maintaining high property values in the area. 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. SUNiI.i+IARY OF FINDINGS The size and location of the site is adequate to accommodate the proposed use. 2. The design of the site with regard to access, parking, location of the building, traffic circulation and landscaping is in general compliance with the zoning and design standards of the City. 3. Existing public services and facilities are adequate to accommodate the proposed use. 4. No negative impacts to the neighborhood can be anticipated as a result of the construction of this facility. It is recommended that the Kalispell City -County Planning Board adopt staff report #KCU-97-4 as findings of fact and recommend to the Kalispell City Council that the Conditional Use Permit be granted subject to the following conditions: 1. That the proposal will be developed in substantial conformance with the approved site plan. 2. That the applicant obtain all required permitting and licensing applicable to the facility. 3. That a boundary line adjustment be performed and recorded with the County Clerk and Recorders Office which follows the zoning district boundaries. 4. That a six foot tall sign -obscuring fence or coniferous hedge be placed along the north, east and southern boundaries of the property. S. That a drainage plan addressing the driveway approach from Glenwood Drive be reviewed and approved by the Kalispell Public Works Department prior to the issuance of a building permit. 6. That an approach permit be obtained from the Kalispell Public Works Department for access onto Glenwood Drive and the appropriate latecoYmers fee be paid. 7. That the northern service access be extended 120 feet to the east to provide adequate fire access. 8. That the fire suppression system be reviewed and approved by the Kalispell fire chief. 9. That the conditional use permit is valid for a period of 18 months from the date of authorization. H: \... \KCU 197\KCU97-4 6 4mtt=A HWY 2 17: A SOH ' cKAUSPELL KEsue �NALDs #4i y KA! lSPQt t i LENZ/LEMBKE 44 UNIT PERSONAL CARE FACILITY CONDITIONAL USE PERMIT KALISPELL ZONING DISTRICT, RA-1 USE DISTRICT FILE # KCU — 9'7 —4 PLOT DATE: 03/20/97 SCALE 1" = 400' H:\gis\site\KCU97_4.DWG CD (pm r- m —0 r �Z GlennWood Drive 20'SETBACK {I I _ 9LEI — — — — - -- 3 .14.P�1r.m0 s I i I a �' c m o I '- mq-fam --+z ti i pox 9MMA 02 Dm �SG1N tl I n hm 1 G)m >7�o m i1 wz III co fit >r —i Z O 70 rn f7 > t I AWN 0 co fr m W n fn fn Timm > N A m cp 0GDN I to ® Ft� � I E I It t { `1 { I a MN t I fR(_J�I t !ti 20' SETBACK Meridian Rd. a n�s:or.�xs3 s o q— (P Oo L, C) r fillm uN mw (pl(:) 1-0 r z V�Y+WaWyYWLr ow