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Staff Report/KRH Growth Policy AmendmentPlanning Department 201 V Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning REPORT TO: Doug Russell, City Manag� FROM: Jarod Nygren, Senior Planner SUBJECT: Resolution of intention to adopt, adopt with revisions, or reject the proposed growth policy amendment for Kalispell Regional Healthcare (KRH) MEETING DATE: July 6, 2015 BACKGROUND: KRH is requesting a growth policy amendment for the expansion of hospital facilities. The growth policy amendment is for 9.55 acres of property, located directly north of their existing hospital facilities. Currently, the 9.55 acre site is designated as High Density Residential on the Kalispell Growth Policy Map. KRH is requesting the 9.55 acre site be designated Urban Mixed Use on the Kalispell Growth Policy Map, to match the existing land use designation of their property to the south. The amendment from High Density Residential to Urban Mixed Use will accommodate the expansion of hospital facilities. The project site is bounded by Sunny View Lane to the south, Heritage Way to the west, Grandview Drive to the east and the Ridgeview Subdivision to the north. The property can be legally described as Tracts SABAA, SABA, 5ABB, 5ABD and 5ABH of Section 6, Township 28N, Range 21W, P.M.M., Flathead County, Montana. Section 76-1-604, M.C.A. requires that the council adopt a resolution of intention to adopt, adopt with revisions or reject the proposed growth policy amendment, prior to making a decision on the application request. At the subsequent City Council meeting on July 20, the Council can take action on the growth policy map amendment and associated zone change application. The Kalispell Planning Board held a duly noticed public hearing June 9, 2015, to consider the growth policy amendment and zone change requests. Staff presented staff report KGPA-15-02 and K7-C-15- 02 providing details of the proposal and evaluation. Staff reported that the proposed growth policy amendment was consistent with the goals and policies of the Kalispell Growth Policy 2020 Plan, and that the applicant has met the burden of proof requirements for the requested zone change. During the public comment portion of the hearing, multiple members of the public spoke out in opposition to the hospital's expansion into the project site. Their primary concerns were traffic, noise, dust and neighborhood compatibility. After the public comment was closed, a motion was presented to adopt staff report KGPA-15-02 as findings of fact and recommend that the growth policy land use designation for the 9.55 acre site be Urban Mixed Use on the Kalispell Growth Policy Future Land Use Map. Board discussion concluded that that the growth policy change to Urban Mixed Use was appropriate, and KGPA-15-02 was approved five in favor and one opposed on roll call vote. Another motion was presented to adopt staff report KZC-15-02 as findings of fact and recommend to the Kalispell City Council that the zoning of the 9.55 acre site be H-1 on the Kalispell Zoning Map. Board discussion concluded that the zone change to H-1 was appropriate, and KZC-15-02 was approved five in favor and one opposed on a roll call vote. RECOMMENDATION: It is recommended that the Kalispell City Council adopt a resolution of intent to adopt the proposed growth policy map amendment for Kalispell Regional Healthcare and set a public hearing for July 20, 2015. FISCAL EFFECTS: There are no anticipated fiscal impacts at this time. ALTERNATIVES: Deny the request. ATTACHMENTS: June 9, 2015, Kalispell Planning Board Minutes Staff Report Application Materials & Maps Resolution No. KGPA-15-02 signed by the Kalispell Planning Board President c: Aimee Brunckhorst, Kalispell City Clerk Kalispell Regional Healthcare, Attn: Marcello Pierrottet, 310 Sunnyview Ln, Kalispell, MT 59901 Jackola Engineering, Attn: Toby McIntosh, PO Box 1134, Kalispell, MT 59903 RESOLUTION NO. 5721 A RESOLUTION OF INTENTION TO ADOPT, REVISE OR REJECT A RECOMMENDED AMENDMENT TO THE KALISPELL GROWTH POLICY 2020 TO AMEND THE DESIGNATION OF PROPERTY DESCRIBED AS TRACTS SABAA, SABA, 5ABB, SABD AND SABH OF SECTION 6, TOWNSHIP 28 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA AND TO CALL FOR A PUBLIC HEARING. WHEREAS, the Kalispell Growth Policy 2020 was originally adopted by the Kalispell City Council on February 18, 2003; and WHEREAS, Kalispell Regional Healthcare (KRH) formally requested a growth policy amendment on 9.55 acres within Section 6, Township 28 North, Range 21 West, Flathead County; and WHEREAS, the Kalispell Growth Policy 2020 currently designates this property as High Density Residential and the petitioners are requesting an amendment to change this designation to Urban Mixed Use; and WHEREAS, the Planning Board has determined that it would be appropriate to amend the Growth Policy by changing the land use designation on the 9.55 acre site from High Density Residential to Urban Mixed Use; and WHEREAS, the area to be included is described generally as bounded by Sunnyview Lane to the south, Heritage Way to the west, Grandview Drive to the east and the Ridgeview Subdivision to the north; and WHEREAS, on June 9, 2015, the Kalispell City Planning Board held a public hearing, after due and proper notice, received public comment upon, and reviewed Kalispell Planning Department report #KGPA-15-02, which evaluated the proposal based upon the goals and objectives of the Growth Policy, the purpose of zoning and current circumstances in the planning jurisdiction; and WHEREAS, at the conclusion of said public hearing and after consideration of the proposed amendment, the Kalispell City Planning Board adopted report #KGPA-15-02, as the findings of fact and recommended approval of the proposed Growth Policy amendment; and WHEREAS, the City Council of the City of Kalispell considers it advisable that they consider the proposed Growth Policy Amendment and the recommendations of the Kalispell City Planning Board, and adopt a Resolution of Intention to Adopt, Revise or Reject a Proposed Amendment to the Kalispell Growth Policy 2020. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF KALISPELL, AS FOLLOWS: SECTION 1. That pursuant to Section 76-1-604, MCA, the City Council of the City of Kalispell intends to consider a proposed amendment to the Kalispell Growth Policy 2020, and a recommendation by the Kalispell City Planning Board to grant said amendment, consisting of amending the designation of High Density Residential to Urban Mixed Use on that property located within Section 6, Township 28 North, Range 21 West, Flathead County. SECTION 2. The City Council will hold a public hearing on the proposed growth policy amendment on July 20, 2015, at 7:00 p.m. in the City Hall Council Chambers located at 201 First Avenue East, Kalispell. SECTION 3. At the regular meeting of July 20, 2015, the City Council will consider Resolutions to Adopt, Revise, or Reject said proposed amendment. SECTION 4. The City Clerk is authorized and directed to give notice of said meeting in accordance with Section 7-1-4127, MCA. PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF THE CITY OF KALISPELL, THIS 6TH DAY OF JULY, 2015. Mark Johnson Mayor ATTEST: Aimee Brunckhorst, CMC City Clerk KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING JUNE 9, 2015 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and CALL Zoning Commission was called to order at 6:00 p.m. Board members present were: Chad Graham, Charles Pesola, Rory Young, Matt Regier, Steve Lorch, Karlene Osorio-Khor and Doug Kauffinan. Tom Jentz and Jarod Nygren represented the Kalispell Planning Department. APPROVAL OF MINUTES Osorio-Khor moved and Lorch seconded a motion to approve the minutes of the May 12, 2015 meeting of the Kalispell City Planning Board and Zoning Commission. VOTE BY ACCLAMATION The motion passed unanimously on a vote by acclamation. PUBLIC COMMENT Jenny LaSorte, 275 Sulky Lane in Kalispell — Casino Scenarios Her preferences are no casinos permitted 150 feet north of Idaho Street. She noted there was recently a late night stabbing outside a casino and that there are 27 casinos within the Kalispell city limits. Vice attracts vice. She noted we have reached our casino saturation point, as a city, and she does not want another casino in north Kalispell. In north Kalispell schools, medical, shopping and athletic facilities predominate. Businesses suggestive of a lower demographic such as pawn shops, check cashing stores, DUI bail bond businesses, thrift stores and tattoo shops crop up around casinos. None of these businesses exist in north Kalispell. Setbacks should be increased to 600 feet, at a minimum. She noted her preference would be that no more casinos be allowed, but if the state awards the casino licenses and there is no option but to accept them within the city limits, then accept only the number that will fit into the casino overlay district that is created, in an area where casinos already exist, and where a pattern of historic use has existed, not in north Kalispell. PRELIMINARY PLAT — A request from Kalispell Investor's, LLC for a major subdivision SUBDIVISION #290 — of the 16.501 acre Gateway West Mall property into two GATEWAY WEST commercial lots. STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department, reviewed staff report KPP-15-02 for the board. Nygren noted a correction to the staff report on the bottom of page 5 it indicates "Prior to final plat:" and it should read, "Prior to the issuance of a building permit:" This includes conditions 3 — 9 & 11. Conditions 10 & 12 should be under the heading "Prior to Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page I 1 final plat:" Nygren reviewed the site plan, and noted the growth policy designation is commercial, which anticipates a wide variety of retail and service orientated commercial activities. The preliminary plat is consistent with the subdivision regulations, zoning and growth policy. Staff recommends that the Kalispell Planning Board and Zoning Commission adopt staff report KPP-15-02 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the 14 conditions listed in the staff report. BOARD DISCUSSION None. PUBLIC HEARING Richard Lowitz, 52 Grandview Drive, Kalispell asked what is proposed to go in the lot? Nygren said at this time there is no proposed use however it will be a commercial use. MOTION Lorch moved and Pesola seconded a motion to adopt staff report KPP-15-02 as findings of fact and recommend to the Kalispell City Council that the preliminary plat be approved subject to the 14 conditions listed in the staff report, with the amendments recommended by staff above. BOARD DISCUSSION None. ROLL CALL The motion passed unanimously on a roll call vote. KALISPELL REGIONAL A request from Kalispell Regional Healthcare for a growth policy HEALTHCARE — GROWTH amendment and zoning map amendment for the expansion of POLICY AMENDMENT & existing surface parking facilities. ZONE CHANGE STAFF REPORT Jarod Nygren, representing the Kalispell Planning Department, reviewed staff report KGPA-15-02 & KZC-15-02 for the board. Nygren reviewed the project site and noted the requested growth policy amendment would change the land use designation of the 9.55 acre property from high density residential to urban mixed use, and the zone change would change the zoning from residential to health care. The hospital needs additional surface parking facilities to better accommodate the hospital's growth, and the current zoning does not permit surface parking facilities. The urban mixed use land use category allows for a multitude of uses including commercial, office and multi -family housing and is consistent with the existing urban mixed -use land use designation of the health care development to the south and west of the subject property. Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page 12 Nygren reviewed the surrounding zoning and land uses. He noted the need to expand the parking is currently the reason the growth policy and zone change proposed and he added the entire site plan is not currently under review. The board will be considering whether the expansion into this area for the hospital is the appropriate use. Staff recommends that the Kalispell Planning Board and Zoning Commission adopt staff report KGPA-15-02 as findings of fact and recommend to the Kalispell City Council that the growth policy land use designation be Urban Mixed Use on the Kalispell Growth Policy Future Lane Use. It is further recommended that the board authorize the President to sign the Resolution KGPA-15- 02 recommending the amendment to the growth policy. Staff also recommends that the planning board adopt staff report KZC-15-02 as findings of fact and recommend to the city council that the zoning on the 9.55 acre site be H-1 (Health Care) on the Kalispell Zoning Map. BOARD DISCUSSION Osorio-Khor asked if the property is currently being used as a parking lot and Nygren said yes. Regier asked the difference between H-1 and H-1/PUD and Nygren said this request would extend the H-1 zone not the PUD. Nygren noted the PUD's were created for the hospital to apply additional development standards for the hospital use itself. Jentz added the PUD specifically addressed the hospital's need for multiple stories and provided provisions for additional height. Staff didn't see the need to extend those provisions in this area at this time. Regier noted so if the use proposed falls under the H-1 zoning they do not need to come back through the process and Jentz said they can proceed with permitted uses in the H-1 zone however, if the use exceeds that level they would have to go through this process again. PUBLIC HEARING Steve Martinez, 425 Sunnyview Lane, indicated the location of his property and noted the project area separates this neighborhood from the rest of the surrounding neighborhoods. He read a statement to the board. A copy is attached to the minutes. Marianne Lowitz, 52 Grandview Drive stated they have lived in this location for about 45 years and the property is currently being used as a parking lot. In addition they use this property for their heavy equipment with heavy truck traffic using their road every morning, at noon and at night. Lowitz said several years ago the city council determined that Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page13 dump trucks and heavy equipment would not be allowed on Grandview Drive. The dump was closed down and there is currently a sign that states "No dumping and no heavy trucks or dump trucks". They live at the corner and trying to back out of their driveway has been next to impossible because of the hospital shuttle buses and traffic. She added Grandview Drive cannot be used as an access for this parking lot because it cannot handle the traffic. It is a small residential road without sidewalks. Lowitz said Grandview Drive is also used by the hospital for snow removal and the dump trucks start at 11:00 pm which continues until 3:00 or 4:00 am. Lowitz concluded by saying many years ago the hospital promised the neighbors a parking garage upon their expansion. They have decided instead to create a sprawl and are now sprawling into their neighborhood. President Graham asked the audience to remain on topic and limit their speaking time to 3 minutes. Clint Leuning, 166 Ridgeview Drive stated the dust that they have created is horrible and nothing is done for dust suppression. He asked for a definition of the location of the lot expansion which was provided by staff. Michael Gilberg, 146 Juniper Bend Drive stated he is on the board of the Juniper Bend HOA. Their concerns include allowing any access onto Grandview Drive because it is not able to handle the traffic and is inappropriate. Secondly a buffer should be created between the residential and hospital areas to limit light and sound. Margaret Davis, 160 Charlotte Avenue stated the photos of the temporary parking lot do not coincide with the conceptual plan in the staff report. Also the board should consider that when the Hwy 93 Bypass is completed and Four Mile Drive is improved it will link the Grandview connector with FVCC and provide a quick and easy route for people coming from the south to access the hospital H-1 zone on Grandview. Davis read a statement to the board. A copy is attached to the minutes. Kelly Coloff, 95 Grandview Drive stated her property is directly across the street from the current entrance into the Grandview lot. Coloff said she believes that the findings in the Section II Evaluation in the staff report are inaccurate as they state the zone change will lessen congestion in the area, specifically on Grandview Drive. The temporary parking lot has increased traffic, dump trucks, noise and the shuttle buses. She is also concerned with the safety of the children in the area. She added the staff report also mentions that in the future a traffic impact study might be necessary and she is recommending that a traffic Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page 14 impact study be required before approval of any zoning changes. Coloff stated the evaluation should be amended to reflect this public opposition to the entrance on Grandview Drive and the safety concerns and the traffic issues. Dick Stotts, 76 Grandview Drive stated he has lived here since 1971. He was also a policeman for 20 years and he would approach this strictly from a safety issue. With children also means school buses and if you look at Grandview Drive now, if anyone is parked on the street, two cars cannot safely pass. Now to add the walking traffic this is a very dangerous situation. Stotts said some of this can be solved by making the entrance off of their existing parking lot and closing the Grandview entrance. They have asked for curbs and cutters since 1971. He encouraged the board members to take a look at this area during the day and then envision 150 vehicles added to that load. Homeowner (Name inaudible), 81 Grandview Drive stated she loves the convenient factor of if her children get hurt they can walk themselves over to the hospital and she has no problems with further construction of the hospital. However she does have a safety concern. She will start home schooling her kids and having recess outside on Grandview three times a day is a major concern. Toby McIntosh, Jackola Engineering distributed copies of map that further clarifies the location of the parking expansion. The temporary gravel parking lot that was accessed off Grandview Drive was primarily used to park cars during the construction period. The agreement with the city is this area of the site will not be used for parking. As currently proposed the parking expansion will not connect to Grandview at this time. McIntosh continued from a storm water management standpoint, and because the parking expansion is extending over the existing pond that was associated with Buffalo Commons, Phase V subdivision, they are looking at relocating the pond into the gravel pit and determining what properties could drain to that pond to manage storm water as future development occurs. With the expansion of the parking lot partly into the subject property it gives them different access into the Maycumber Pit, which would allow for opportunities to manage snow removal differently. McIntosh restated that the goal tonight is for review of the growth policy and zone change amendments and any improvements within that property will go through the City of Kalispell and screening & buffering, storm water management, and light pollution will be addressed. Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page 15 Ted Hirsch, Kalispell Regional Medical Center stated they would be happy to meet with anyone from the community to go over their current plan. Please contact the hospital and set up a time to meet. Hirsch said the map proposes a slightly different model than what was submitted, specifically in terms of the access road that leaves the expanded parking lot going over to Grandview Drive. He has also heard the comments about dust control and he will work with their contractors on the current projects and will require them to be more efficient in dealing with dust control. There may be some trucks on the temporary lot that was used through the winter that are not the hospitals' but belong to the company who is laying the fiber in the area. They will contact this company and ask them not to park in that location. He added their agreement with the city was they would not use the temporary parking area once they were done with the temporary use. Jan Franklin, 50 Grandview Drive stated they have just recently moved into the neighborhood and they love it. There are lots of children on their street and with all this traffic it is dangerous. She also feels that they need to know exactly what the plan is — not part of it, not that we can come in and talk about it another time, but tonight. She asked the board to look into their hearts and if they were living in this area how would they feel. BOARD DISCUSSION I Board Member Young, who is employed by Jackola Engineering, recused himself from the discussions and vote on this matter. MOTION — GROWTH Kauffman moved and Lorch seconded a motion to adopt staff POLICY AMENDMENT report KGPA-15-02 as findings of fact and recommend to the Kalispell City Council that the growth policy land use designation for the 9.55 acre site be Urban Mixed Use on the Kalispell Growth Policy Future Lane Use Map, and it is further recommended that the board authorize the President to sign Resolution KGPA-15-02 recommending the amendment to the growth policy. BOARD DISCUSSION Osorio-Khor noted with an up and down vote there is very little to discuss. They have heard some very dramatic testimony and it was interesting to hear that there had been promises in the past about a parking garage. She said it is clear that the relationship between the neighbors and the hospital is in need of more than a band aid. Osorio-Khor said she is inclined not to vote in favor as it needs more time for the hospital and its neighbors to talk and work together. Although she realizes the hospital owns this property she still thinks it is always important to be a good neighbor. Osorio-Khor said she will be voting against the growth policy amendment. Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page 16 Graham said the board has heard comments and concerns from the public. Graham said he wants to make sure that the public is aware that a lot of these concerns are not attached to the growth policy amendment and zone change before the board tonight. Jentz agreed and added the board is not reviewing a parking lot, or addressing access or dust control. The applicant, in good faith, said they intend to use this property as a parking lot however, if they choose to build something else, they could. Jentz said the board is being asked the question, is this a logical place for the hospital to grow into? If they say yes, the next question is what would be the most appropriate zoning. If the hospital does move forward with the parking lot it will come back to the city who will address storm water on -site, landscaping, access, etc. ROLL CALL The motion passed on a roll call vote of 5 in favor and 1 opposed. MOTION Regier moved and Pesola seconded a motion to adopt staff report KZC-15-02 as findings of fact and recommend to the city council that the zoning on the 9.55 acre site be H-1 (Health Care) on the Kalispell Zoning Map. BOARD DISCUSSION Graham recommended that the neighbors contact the hospital to discuss these issues. He added often times in meetings such as this communication is the biggest barrier. Osorio-Khor said the reason she doesn't want to go forward with this amendment is because the hospital has made some promises in the past and the neighbors said they didn't fulfill them. Sometimes it is better to set everything aside and have the communication then hopefully they can go forward with the support of the neighborhood. Osorio-Khor said she will be voting no on the zone change. ROLL CALL The motion passed on a roll call vote of 5 in favor and 1 opposed. Board Member Young returned to his seat. OLD BUSINESS: None. NEW BUSINESS: Jentz noted the meetings in July and August will begin at 6:00. Osorio-Khor said she has been working on the bylaws and met with the city attorney to review some of the proposed changes. In particular she is recommending adding a new section to the bylaws that she wanted the city attorney's input before it is reviewed by the board. If the city attorney is not able to review this section by the July meeting she would propose bringing the other changes to the board at the July work session. Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page 17 ADJOURNMENT The meeting adjourned at approximately 7:30 p.m. WORK SESSION: A work session was held immediately following the regular meeting on the following: 1. Casinos in Kalispell NEXT MEETING The next regular planning board meeting is scheduled for July14, 2015 beginning at 6:00 p.m. and located in the Kalispell City Council Chambers, 201 1" Avenue East, Kalispell. A work session will follow the regular meeting. Chad Graham President APPROVED as submitted/corrected: / 115 Michelle Anderson Recording Secretary Kalispell City Planning Board Minutes of the meeting of June 9, 2015 Page 18 To City Council Members: We are writing in oppositon to making the temporary parking lot off Grandview Drive a permanent lot by KRMC and are opposed to zoning changes that would allow this. In particular, we are opposed to the use of Grandview Drive as an access to this parking lot due to the increased noise and traffic when it was in use both as "temporary" parking and also for snow piling. It was a problem both with traffic and noise when it was in use as a dump previously. We are a small community here on Grandview, Sunnyview, and Glacierview Drive that have been here before the hospital. The hospital was always a good neighbor until it began to grow into the "Medical Center" that it is now. With it's original explansion plans it promised to remain a "good neighbor" but has not done so. For example, the intial expansion proposal included a multi story parking garage which has obviously been abandoned for less epensive parking lot sprawl. The newest parking lot expansion includes an area that was originally proposed to be a green zone to protect the homes on the west side of Glacierview Drive from noise and light. There is no green zone left in this area. Parking lots are not good neighbors. They are loud, particularly during the night when maintence occurs and residents are trying -to sleep. The developement of parking on Grandview and the use of Grandview Drive or Sunyview lane will significantly change the flavor of our quiet, -secluded residential neighborhood. Grandview Drive is also not designed for use by heavy trucks hawling snow in the winter. With increased use Grandview Drive may deteriorate and require widening and reconstruction, changing the` quality of our neighborhood. Of course this reconstruction will be paid for by taxpayers, not the hospital. . If the ciry council approves turning the temporary parking lot into permanent parking, it should require that the Grandview Drive access be permanently closed and that KRMC should access this new parking lot from the west via the existing parking lot on Heritage Way. This is a distance of about 30 yards or less. This would eliminate the traffic from Gandview and Sunnyview lane neighborhoods. They should also be required to landscape the East side of the parking lot that Boarders Grandviewl. Another option is for KRMC to remove the Swank constuction eye sore that has been there for years on Heritage Way and turn it into parking space. It has better proximity to the hospital, radiation oncology, imaging , The Rock and the Wellness Center. They could also do what they originally proposed and build a parking garage. Please oppose this permanent expansion of a disruptive parking lot, that begins to fragment our neighborhood, in favor of a more respectful option for this quiet residential community. Thank you, hill and Steve 425�Sunnyview Lane Kalispell, MT. 755-3392 rtinez TO: Kalispell Planning Board, public hearing, June 9, 2015 FROM: Margaret S Davis, homeowner 160 Charlotte Ave, Kalispell MT 59901 (mailing address PO Box 788, Lakeside MT 59922) RE: staff report for combined KRH applications for Growth Policy Amendment and Zoning Map change and Zone change from RA-1 to H-1 The staff report is disappointing in that it only considers an immediate request to legalize an existing gravel parking lot that is not a permitted use in the existing RA-1 zone. The staff report does acknowledge that this parking lot is likely to be an interim land use. Such a short sighted approach to planning ignores the implications of Urban Mixed Use/H-1 development on 9.55 acres, its effects on the neighboring zones, and the transportation problems that have arisen the H-1 zone. The staff report makes several references to preserving the hospital's options for growth in the present location. However, the time to insure that those options are viable down the road is NOW. The developer and the City both need to address accelerated growth in the H-1 zone and overall public safety in the Flathead valley. Not all property in the H-1 zone is owned by the hospital or its affiliates, but a great proportion is. While the hospital is a nonprofit institution exempt from property taxes, some of its associated enterprises are for -profit. The hospital is able to issue tax free bonds for capital projects and derives much of its income from government sources. In other words, the hospital has a favored tax and financing status. As an essential 24/7 service, it has an obligation to address the broader public good by optimizing its property for the highest and best use, improving safety and accessibility in H-1 zone, and mitigating environmental issues that may arise. There is no rush to approve this parking lot by a hasty re -zone. Instead the City and KRH should go back to the drawing board, assemble facts and develop action plans that serve the long-term goals of the H-1 zone and the City. CONDITIONS: The zone change should not be approved without specific conditions to be fulfilled before any improvements are made on the property in question. 1. Grandview Dr is not built to city standards and is inadequate to accommodate impacts from any development at this site. a. Unless improved to city standards or redesigned with code required sidewalks and boulevard strips, an access from Grandview Dr to the parking lot shall be prohibited. b. The recently paved entry drive on Grandview shall be removed and the east boundary fencing extended across the current access. 2. The proposal to link Grandview Dr with Heritage Way through the proposed parking lot creates yet another de facto private thoroughfare in the H-1 zone. Access from Sunnyview Ln and Heritage Way is sufficient to serve this parking lot unless the developer commits to building a public street built to city standards between Grandview and Heritage Way as part of the project. 3. A traffic (vehicular and pedestrian) plan for the entire H-1 zone shall be prepared prior to the issuance of any building permit. The cost of the plan shall be the responsibility of the developer. The City will review and adopt the resulting H-1 transportation plan. 4. A complete analysis of the site's fill and soils shall be done at the property owner's expense before any building or infrastructure is constructed on the lots affected by this zone change. a. Until such time as the analysis has been completed and appropriate mitigation done, the subject property shall not be used for anything other than surface parking. b. No additional fill may added to or relocated on the site until the site is deemed free of hazardous debris or fully mitigated. S. A storm water drainage plan, incorporating applicant's stated desire to handle storm water drainage from other areas of the hospital campus on.this site, shall be submitted by the developer prior to paving surface parking on the site. 6. Four of the 11 City water wells are in the H-1 or neighboring areas. The soil survey, fill analysis, and storm water plan shall also evaluate the potential effect on the City's water supply and the nearby Stillwater River. 7. Resolution of planning issues raised by having adjacent PUDs and potentially multiple landowners within those PUDs. Without a residential component, there is no reason to pursue development through a PUD in the H-1 zone. 8. Include Lot 5AB (a single family residence) in the H-1 re -zone. If it remains a RA-1 zoned property, it is spot zoned. 9. If the hospital's RV Park is to be re -located or expanded, appropriate sewage services and gray water disposal shall be provided. FUTURE CONSIDERATIONS: Redefine the H-1 zone so that it better reflects Urban Mixed Use criteria as stated in the Growth Policy. Activities and services within the zone include far more than "...hospital and medical facilities and supportive services for the care of the sick, elderly, and distraught This zone is not intended to serve general retail or overnight accommodation needs of the general public". Modern medicine with preventive and outpatient services generates a wide range of ancillary land uses including restaurants and some forms of retail. The zone also serves more than 2500 healthcare employees. H-1 zone lot coverage for structures could be increased from 45%. In the future parking structures should be allowed as permitted uses in the zone. This may accommodate a helipad, conserve open space, and allow some passive storm water collection. Surface parking lots, streets and sidewalks, and buildings contribute to impervious surface area that may require an integrated, more sophisticated storm drainage system. RESOLUTION NO. KGPA-15-02 AN AMENDMENT TO THE CITY OF KALISPELL GROWTH POLICY 2020 A RESOLUTION RECOMMENDING ADOPTION OF AN AMENDMENT TO THE KALISPELL CITY GROWTH POLICY 2020 ADOPTED FEBRUARY 18, 2003 TO BE KNOWN AS KALISPELL REGIONAL HEALTHCARE MAP AMENDMENT WHEREAS, the current Kalispell Growth Policy 2020 was adopted by the Kalispell City Council on February 18, 2003 with Resolution No. 4773; and WHEREAS, since that time there has been considerable healthcare development to the south and west of the proposed Kalispell Regional Healthcare Map Amendment: and WHEREAS, Kalispell Regional Healthcare owns the subject property where the map amendment is being; requested; and WHEREAS, Kalispell Regional Healthcare is requesting; the subject property have the land use designation changed from High Density Residential to Urban Mixed Use to allow for the expansion of healthcare uses; and WHEREAS, the plan amendment is consistent with surrounding development and the goals and policies of the City of Kalispell Growth Policy 2020 and is served by all municipal public services including water, sewer, police and fire services that will be utilized; and WHEREAS, the Kalispell City Planning Board held a public hearinn on June 9, 2015 at 6:00 PM in the Kalispell Council Chambers after due notice to the public and received comments upon the proposal and evaluated the proposed plan amendment in accordance with the goals and policies of the Kalispell City Growth Policy 2020; and WHEREAS, the City of Kalispell Planning Board did adopt staff report KGPA-15-02 as fmdmgs of fact; and WHEREAS, the adoption of this resolution would effectively amend the Kalispell Growth Policy 2020 to reflect 9.55 acres of the subject property being changed to Urban Mixed Use land use category; and NOW THEREFORE BE IT RESOLVED, that the Kalispell City Plannin;; Board recommends to the Kalispell City Council, Exhibit A - Kalispell Regional Healthcare Growth Map Amendment, be adopted as an amendment to the Kalispell Growth Policy 2020. June 9, 2015 Presiden Kalispell tty Planning; Board 2 PLO. c- v Z 6`1 EOE�WEO JUN 04 2015 I(ALISNELL PLANNING DEPARTMENT Kalispell Planning Board and Zoning Commission. May 31, 2015 201 1 st Avenue East Kalispell ,MT 59901 Kalispell and surrounding areas are grateful for the services Kalispell Reginal Healthcare provides and for the necessary work the Kalispell City Planning and Zoning Commission does. I appreciate it and thank you for the opportunity to respond to one of your three proposals. I live in a house on Grandview, one hundred and fifty feet from the proposed parking lot. Grandview is primarily a residential street where people often run, walk or bike ride. I do not think it serves Kalispell Regional Healthcare or the community which it is a part of, to surround itself with another vast area of parking space for cars and other vehicles, so extensive that individuals entering off the street could feel intimidated and will wonder how to find a space, a place in this vast complex. I understand the need for parking. I'm asking to soften the psychological and visual effects along the section of Grandview across from Juniper Bend houses by a Green Space before the parking begins. The street could retain its pleasant residential qualities with a section of grass, some shrubbery and trees along the street in front of where the parking is. This would be a welcoming sight and soften the effect of the parking expanse. Some small evergreen trees are growing there now, doing well and there is a view of the mountains here from the street. Please consider this option for keeping our environment and surroundings pleasant places to be and to live in. Gail S. Bauman 154 Juniper Bend Dr. Kalispell, MT 59901 TO: Kalispell Planning Board, hearing June 9, 2015 FROM: Margaret S Davis, homeowner 160 Charlotte, Kalispell MT 59901 (Mailing address PO Box 788, Lakeside MT 59922), blems@aol.com RE: Kalispell Regional Healthcare, application for Growth Policy and Zoning Map Amendment comments on the application Recommendations: 1. Include Lot 5AB in the Growth Policy and Zoning Map Amendment 2. Bring Grandview Dr up to long -planned arterial or collector road standards, as it will connect to Four Mile Dr and eventually to the Hwy 93 By-pass. 3. Consider re-routing the south portion of Grandview Dr through the subject property to intersect with Sunnyview Lane and perhaps join an extension of Bountiful Dr. for a north -south connector between Claremont and Sunnyview. 4. Complete sidewalks and bike paths on all KRH or hospital associated properties within the H-1 zone before adding additional structures or parking lots. 5. Engineer and implement storm water drainage improvements for the H-1 zone before approving new building or subdivisions in the re -zoned area. Comments: a. Provide an overall description of the issues, goals, and policies associated with the proposed development "These properties are currently vacant..." Not exactly. The current property owner has created a gravel parking pad, paved the Grandview Dr. entry to the parking lot, and developed a partial bike/pedestrian path that links to a paved parking lot to the SW. There is a fenced pit at the low point of the property. Lot 5AB with a single family residence on Grandview has been omitted from the application for a GPA. b. Project feasibility and a schedule showing a timeframe in which each phase will be completed. With incomplete master planning the applicant has not indicated whether it will pursue of PUD for the property. The short-term 2015/16 projection is for extended surface parking and drainage improvements within the pit area. A condition for use should be analysis and mitigation of the debris in the fill area. The applicant does not indicate whether the parking will be paved. If unpaved, dust becomes an issue and it does not conform to existing surface parking lot code. Storm water drainage and permanent sidewalks should be required. e. Neighborhood compatibility. Buffering is unlikely given long-standing priority to improve Grandview and residential neighborhoods adjoining the H-1 zone. f. Transportation impacts and general proposed mitigation measures. The applicant does not propose any mitigation measures or improvements to either vehicular or pedestrian access. Currently Grandview Dr is only marginally adequate to accommodate local traffic. With a proposed second access to the hospital campus and/or connector to West Evergreen Dr, significant upgrades to Grandview and adjacent streets and pedestrian/bike access must be made before building. With the main access to the new surface parking from Grandview there will be considerably more traffic. The current road pavement is as narrow as 22' with no sidewalks and a considerable grade drop on the east side of some portions of Grandview. Grandview Dr serves FVCC, the H-1 zone services and retail, and will be a much -needed, secondary emergency access for emergency care and fire fighters. The hospital and related medical services form a 24/7 enterprise, employ over 2500 people, and account for 10% of Flathead County's economic base. g. Environmental impacts associated with the plan amendment. The site's fill and debris needs to be addressed with analysis and mitigation before any development. Stability of the fill soils and debris need assessment prior to any improvements on the property. h. A listing of all Imown site hazards and general mitigation strategies. See g. above. Also, steep slopes may require mitigation according to the applicant. i.6. Storm water. The applicant describes the need for a storm water system that will treat "a large portion of the campus runoff'. This and fill mitigation should be in place before any development of the property. Existing storm water drainage in the H-1 zone is inadequate and patchwork The applicant does not describe the existing fenced facility at the low point of the property. 1.2. Site hazards or environmental constraints. The fill areas, passive storm water collection areas, access issues, and steep slopes present development challenges. Making the site ready for development at the get -go is preferable to revisiting these issues "as the site development requires". As in any subdivision, the provision of infrastructure is most efficiently done before any building takes place. 1.6. Collector and arterial road systems. "There is no development of arterial or collector road systems planned. The project connects to existing City and MDT road infrastructure. There are no unusual features anticipated." NOT acceptable to proceed without road improvements. The unusual feature of the H-1 zone is its poor street and sidewalk design. Given the size of the property under consideration, it is likely it will have internal roads. 1.7. Location and type of significant open space, common areas, or substantial buffers, and major pedestrian trail systems. "It is anticipated that pedestrian connectivity from the existing campus will extend through the properties and connect to access points along Grandview Drive." Not acceptable to proceed without a requirement for pedestrian sidewalks or trails internally and on Grandview before property development. 1.8. Proposed schedule of completions and phasing of the development, if applicable. "The use of CUP's or a PUD will be considered as needed in the future." The PUD model is not well suited to the H-1 zone. The existing PUDs in the zone have proved inflexible and difficult to administer given the fast changing needs of providing state of the art health care. 1.10. Special or unusual design features intended to mitigate identified site hazards. "At this point there are no known special or unusual design features to mitigate hazards Based on large amounts of fill, special provision will likely be required to address the potential for settling ofsite improvements" Hazards exist according to the applicant. The site will require special design features if developed as the applicant states. TO: Kalispell Planning Board, public hearing, June 9, 2015 FROM: Comments of Margaret S Davis, homeowner 160 Charlotte Ave, Kalispell MT 59901(mailing address POB 788, Lakeside MT 59922) RE: Kalispell Regional Healthcare Application Request for zone change on 9.55 acres from RA-1 to H-1. comments on the application The proposed zone change is appropriate. Ideally, parcel SAB should be included in the proposed zone change. The major planning issue with ANY development in this area is the inadequacy of the H-1 zone's transportation (road and non -vehicular) system's quality and design. With each new development added to the H-1 and residential zones east of Hwy 93 between Mission and Grandview, the weakness of the current system becomes more apparent Accessibility and public safety are compromised. Hwy 93, Meridian, and Reserve already show signs of being unable to absorb increased traffic counts. Within the H-1 zone, a hodge-podge of public roads and private alleys links Brendan House, Immanuel Lutheran Home, Retreat Rehab, and Buffalo Hill Terrace to skilled nursing care and the services of the hospital and clinics north of Sunnyview Lane. There is no north -south public street other than Hwy 93 between Claremont and Sunnyview. Grandview Drive is a particular problem as it links FVCC with the hospital and also provides access for trucks, vendors, and shipments to the hospital freight receiving areas. Added parking lots are bringing additional traffic to this substandard street with no sidewalks. When the 93 By-pass and Four Mile upgrades are complete, Grandview will be a popular, alternative access to the Kidsport, college, and hospital campuses, and new residential areas. It could also provide the best alternative emergency access to the hospital complex. Failure to require improvements to Grandview before allowing development on these re -zoned properties would be difficult to justify. Re-routing Grandview through the subject property could better serve the H-1 zone and possibly link up with Bountiful Drive to provide a north -south connector between Claremont and Sunnyview. The applicants do not mention in their application that a parking lot has already been constructed on the property. Under the current zoning, parking lots are not a permitted use. Under the proposed H-1 zoning, the lot does not meet Kalispell zoning codes. Perhaps installing a gate across the access would allow time for the applicant to meet the required codes governing surface parking lots. The lack of sidewalks on Grandview, as in other parts of the H-1 zone, is particularly strange for those engaged in the healthcare field. Seeing pedestrians, often hospital employees, walking in ditches in all weather, negotiating snow berms, and occupying driving lanes is unsupportable. Addressing storm water drainage and fill mitigation before development should be required. Newly paved parking areas are currently draining into vegetated areas. Gray water from vehicles in the hospital's RV park is also draining onto the pavement and into the vegetated areas. SPECIFIC COMMENTS: Intent and purpose: A. Promoting Growth Policy: No problem, as the policy considers the hospital district as a major economic factor and an essential component of the community, forming 10% of the county's economic base. The zone change should also encompass lot SAB, which would allow the current home to be grandfathered in. B. Lessening congestion in the streets and providing safe access. "The current KRH campusgenerally utilizes access points directly connected to Hwy 93 between Conway Drive and Heritage Way. By KRH extending into properties proposed for the zone change, this could provide a second access onto Grandview Drive." This is speculative until such time as the Hwy 93 by-pass and Four Mile/Grandview roads are completed, and Grandview is upgraded and/or linked to Evergreen Dr. Four Mile/Grandview presently serves Kidsports, FVCC, residential areas including senior housing and the hospital campus. It is substandard and lacks pedestrian and bike connectivity. C. Promoting safety from fire, panic and other dangers. Hwy 93 between Wyoming and Reserve has limited access in the case of a serious accident or blockage. The hospital location is vulnerable to any closure of or gridlock on Hwy 93. This is a public safety issue. Emergency patient treatment or response to a hospital -based emergency could be compromised. Unless Grandview is upgraded and provides a link to the Hwy 93 by-pass, access issues will continue to exist. D. Promoting public interest, health, comfort, convenience, safety and general welfare. H-1 zoning by definition meets some of the elements of this provision. By and large development in H-1 zone has been "as needed" with large areas devoted to lawns and parking a suburban -style street pattern that has ill -served the growth of facilities in the area, and poor pedestrian circulation. The H-1 zone is not convenient Way -finding is confusing with a mix of private alleys and driveways serving as access to facilities like Brendan House and the clinics off Burns Way. The lack of a north -south public road between Sunnyview Lane and Conway Drive, other than Hwy 93, is an omission that must be addressed. The irony of the hospital zone lacking consistent ADA compliance in its exterior infrastructure cannot be ignored. E. Preventing the overcrowding of land. Current land coverage in the H-1 zone is low density to the point of inefficiency. "Aesthetically pleasing" is subjective, and in general the zone's architecture is undistinguished and the use of land area wasteful. F. Avoiding undue concentration of population. The KRH application does not address the 24/7 nature of its business. As one of the largest economic sectors in the county, there is direct contact with individuals, patient families, visitors, suppliers, vendors, maintenance personnel, and others. The H-1 zone has a variety of permanent and temporary populations, residents, and businesses. G. Facilitating the adequate provision of transportation, water, sewage, schools, parks and other public facilities. KRH's application does not address the existing transportation situation in the area, which would be impacted by any added H-1 development. KRH has already developed a graveled parking lot, added a bike - pedestrian path that links to a paved lot to the SW, and improved the paved access off Grandview. Surface parking lots are not a permitted or conditional use in any residential zone. The zoning code has specific provisions (27.24) regarding for on and off site parking lots including: • Landscape buffers • Submittal of detailed plans to the zoning administrator • Consideration of total required parking places by the facilities to be served • Construction. "All off-street parking spaces and associated access areas shall be improved with asphalt or concrete or a comparable permanent hard surface." • Drainage in accordance with public works procedures and standards. • Provision of curb, gutter, sidewalk, and boulevard strip along the property line along the public or private road. Any alteration, expansion or re -location of the hospital's RV Park should be subject to review of sewage and gray water treatment (currently a Porta Potty and open drainage) and related temporary living conditions through the CUP process. Grandview Drive will see additional traffic from both the north and south. It is of substandard width and does not have sidewalks. H. Giving reasonable consideration to the character of the district. The district is short on character and long on transportation issues. H-1 uses are appropriate and compatible. I. Giving consideration to the peculiar suitability of the property for particular uses. Does the debris in the fill require mitigation and re -disposal? Is the site suitable for all types of construction? What makes the site appropriate for a storm water drainage system for all or part of the hospital campus? J. Protecting and conserving the value of buildings. Not significant K. Encouraging the most appropriate use of land by assuring orderly growth. To be determined. KALISPELL REGIONAL HEALTHCARE REQUEST FOR GROWTH POLICY AMENDMENT STAFF REPORT #KGPA-15-02 REQUEST FOR ZONE CHANGE STAFF REPORT #KZC-15-02 KALISPELL PLANNING DEPARTMENT June 9, 2015 A report to the Kalispell City Planning Board and the Kalispell City Council regarding a request from Kalispell Regional Healthcare (KRH) for a growth policy amendment from High Density Residential to Urban Mixed Use and zone change from RA-1 (Residential Apartment) to H-1 (Healthcare). The 9.55 acre project site can be described as Tracts SABAA, SABA, SABB, SABD and SABH of Section 6, Township 28N, Range 21W, P.M.M., Flathead County, Montana. A public hearing has been scheduled before the Planning Board for June 9, 2015, beginning at 6:00 PM in the Kalispell City Council Chambers. The Planning Board will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION KRH is requesting a growth policy amendment and zoning map amendment for the expansion of existing surface parking facilities. As the hospital has continued to rapidly grow, parking has become a significant issue for the hospital. To this point, KRH has been using a large portion of the subject property for temporary parking. The temporary parking consists of gravel parking areas with painted striping over the rock, which does not meet the city standards. The hospital needs additional surface parking facilities to better accommodate the hospital's growth. The subject property is currently within the RA-1 Zone, which does not permit surface parking facilities. Allowing a zone change to H-1 matches the zoning to the south, which will allow the expansion of the existing surface parking facilities. Additionally, it allows the improvement of what is already being used as a gravel parking area. A growth policy amendment to Urban Mixed Use is also needed in order to be consistent with the hospital land use to the south and the proposed surface parking use. KRH will need two specific approvals from the City of Kalispell to expand surface parking facilities into the subject property: • Growth Policy Map Amendment - KRH has applied for a Growth Policy Amendment for 9.55 acres of property located directly north of the existing hospital facilities. Currently, the 9.55 acre site is designated as High Density Residential on the Kalispell Growth Policy Future Land Use Map. KRH is requesting the 9.55 acre site be designated Urban Mixed Use on the Kalispell Growth Policy Future Land Use Map to match the existing land use designation of their property to the south. The amendment from High Density Residential to Urban Mixed Use will accommodate the expansion of surface parking facilities and any future hospital expansions. • Zone Change Map Amendment - The site is currently zoned RA-1. KRH is requesting the H-1 Zone for the entire 9.55 acre site to match the zoning of their 1 property to the south. The zone change from RA-1 to H-1 will accommodate the expansion of the surface parking facilities and any future hospital expansions. This staff report will address both requests; growth policy amendment and zone change. Each request will be reviewed with a recommendation at the end of the report on page 17. A copy of this information is available at the Kalispell Planning Office and attached hereto for reference. A. APPLICANT: Kalispell Regional Healthcare 310 Sunnyview Lane Kalispell, MT 59901 B. Location and Legal Description of Property The 9.55 acre site is bounded by Sunnyview Lane to the south, Heritage Way to the west, Grandview Drive to the east and the Ridgeview Subdivision to the north. The site can be legally described as Tracts SABAA, SABA, SABB, SABD and SABH of Section 6, Township 28N, Range 21W, P.M.M., Flathead County, Montana. C. Existing Land Use and Zoning The subject property is currently in the city zoning jurisdiction and is zoned RA-1. The RA-1 zoning district is intended to provide for urban areas for multi -family use and compatible non-residential uses of medium land use intensity. It should be served with all public utilities and be in close proximity to municipal services, parks, or shopping districts. This zoning district would typically be found in areas designated as Urban Residential or High Density Residential on the Kalispell Growth Policy Future Land Use Map. The 9.55 acre site is currently being used as temporary surface parking lot and the remainder is undeveloped land. The undeveloped land was previously used as a gravel pit, fill dump site and a radio broadcast facility that is no longer in use. A good portion of the old gravel pit has been filled creating a flat pad that KRH intends to use for surface parking. D. Adjacent Land Uses and Zoning North: Single -Family and townhouses; RA-1 Zoning West: Healthcare facilities; PUD/MED and H-1 Zoning South: Healthcare facilities; H-1 / H-1 PUD Zoning. East: Single-family and townhouses; RA-1 and R-3 (Residential) E. General Land Use Character The hospital has become the dominate fixture in the area as it has continued to expand every year. The project site can be described as an undeveloped portion of property surrounded by urban development. The project site has remained vacant due to its history as a gravel pit and fill dump site. Increased growth of the hospital has necessitated the expansion into this area that was previously unbuildable due to its past use and costs associated with mitigation. The urban RAI area surrounding the project site consists of townhouses, single-family residences, hospital, medical office buildings and surface parking facilities. F. Utilities and Public Services Sewer: City of Kalispell Water: City of Kalispell Refuse: Private contractor Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: CenturyLink Schools: School District 5 Fire: Kalispell Fire Department Police: City of Kalispell G. Overall Project Description KRH recently acquired the subject property. The property is currently vacant with historical uses as a gravel pit, fill dump site, and a radio broadcast facility that is no longer in use. The property has a zoning designation of RA-1 and the City of Kalispell Growth Policy Future Land Use Map designates the property as High Density Residential. The applicant has requested a growth policy amendment and zoning map amendment to reflect the surrounding healthcare development to the south and west. At this time, only a parking lot expansion is proposed into the area, however; by making these changes KRH can work to develop the remainder of the subject property to support their growth as a major economic contributor to the area. The conceptual site plan submitted depicts a surface parking lot expansion located north of the existing surface parking lot north of Sunnyview Lane. The proposed expansion will expand the existing parking lot to the north and east. New accesses to the parking lot expansion will be taken via Heritage Way to the west and Grandview Drive to the east. 9 Fiaure 1 — Site Plan: CONCEPTUAL SITE PLAN i . iw I. EVALUATION OF THE GROWTH POLICY AMENDMENT The applicant is requesting a growth policy amendment for 9.55 acres from High Density Residential to Urban Mixed Use. The High Density Residential land use category of the subject property coincides with the development to the north and east of the subject site, where townhouses exist. Townhouses are encouraged to be a primary housing type in these areas. When the Growth Policy Future Land Use Map was created it was projected that residential development similar to the development north and to the east would expand into this area. The hospital has grown at a much faster rate than the surrounding residential neighborhoods since the Growth Policy Future Land Use Map was adopted in 2003. Accordingly, in order for the hospital to expand the land use category for the subject property needs to be changed to Urban Mixed Use. The Urban Mixed Use land use category allows for a multitude of uses including commercial, office and multi -family housing. More importantly, the Urban Mixed Use land use category is consistent with the existing Urban Mixed Use land use designation of the healthcare development to the south and west of the subject property. Urban Mixed Use, like High Density Residential, encourages multi -family residential uses. The main difference between the two land use designations is that the Urban Mixed Use land use category allows for higher intensity uses including office, commercial ki and light industrial. The Urban Mixed Use land use category encourages that the development be compact with centrally located service employment areas that provide for easy connections between the commercial and residential neighborhoods. No specific criteria have been outlined to address amendments to the growth policy, but amendments generally follow public interest criteria. Elements of those criteria are basic to most comprehensive land use plans, which are a common tool in most communities. In this case the Growth Policy 2020 is used to provide a general and comprehensive outline of community goals and expectations about where and how the subject property should develop. In order to provide a framework for analysis and evaluation of the proposal a general outline of public -interest criteria related to the proposed change in land use is used. The following criteria for evaluation will be established as follows: 1. Changes in circumstances that warrant the amendment; 2. Compliance with the overall goals and policies of the growth policy when considering following specific elements of the plan: • Growth Management, • Land Use: Business and Industry, • Economy, • Natural Environment, • Parks and Recreation, • Transportation, • Infrastructure and Public Services, The proposed plan amendment will be considered in the context of the current Kalispell Growth Policy 2020 as well as current and future development trends for the area. Has there been a change of circumstances under which the proposed plan amendment is being made that warrants its consideration? The growth policy for Kalispell was adopted in February of 2003 which has been a useful tool in providing guidance to the community, developers, decision makers and staff when anticipating growth trends and expansion of the city limits. However, in some areas, the growth and expansion of the city has occurred much faster than could have been anticipated. The adopted growth policy map designates the 9.55 acre subject property as High Density Residential. The developer has requested to amend the growth policy map from High Density Residential to Urban Mixed Use for those 9.55 acres. The request for the growth policy amendment is due to the overall growth of the hospital. The KRH campus is under constant transformation to maintain, renovate and expand their current facilities. Growth can only occur in the confines of the existing campus for so long until additional space is needed. To maintain operational efficiencies and provide convenience to KRH patients, employees, vendors, etc., expanding contiguous to their current operations is 5 desirable. Due to KRH's need for additional space, they have acquired the subject property due to its vicinity to their existing operations. Given the past use of the subject property as a gravel pit and fill dump site, the property is more appropriately suited for non-residential development which can shoulder the higher construction costs which will be required to mitigate the risk over uncontrolled fill. It can be presumed that without the hospitals expansion into the subject 9.55 acres, the property could remain undeveloped for many years to come due to the costs of mitigating its past use. Does the proposed plan amendment further the overall goals and objectives of the growth policy when considering the specific elements of the plan? Growth Management Two primary mechanisms for managing growth in the City of Kalispell exist which are to rely on redevelopment and infill within the current city limits or annexation of outlying areas. A goal of the growth policy is to provide a comprehensive, effective growth management plan that provides for all the needs of the community, is adaptable to changing trends and is attuned to the overall public welfare. Chapter 2, Growth Management, contains the following goals and policies which support the requested map amendment: Goals: 1. Encourage efficient us of space, orderly growth consistent with high quality of life, fiscal soundness, environmental conservation and community vitality. The proposed growth policy amendment would allow for KRH to expand into property that is contiguous to their property and is currently undeveloped land. KRH's expansion into the subject property is a natural progression of their operation which has been constantly expanding. Development of this site by KRH keeps campus intact without the need to expand elsewhere in the city. Without the ability to expand into this area an additional campus may be needed in the future, which would be contrary to this goal. The land use designation change would create a continuous Urban Mixed Use designation in the Buffalo Hill area. The boundary of the proposed Urban Mixed Use and High Density Residential to the east and north will be somewhat buffered naturally due to topography. Currently, the residences to the east of the subject property are oriented towards Grandview Drive with their rear yards abutting the proposed amendment area. The area proposed for expansion is already being used as a surface parking lot and was previously used as gravel pit and fill dump site. The expansion will pave the existing parking area to city standards with landscaping making the situation more aesthetically pleasing than the current exists. In addition to the aesthetics, paving the lot will increase air and water quality by paving an area that currently kicks up dust and produces sediments into the drainage systems. Policies: 6. Design and locate development to protect public health and safety, insure adequate provisions for services, be compatible with the character of its 9 surroundings and encourage the most appropriate use of land. To maintain operational efficiencies and provide convenience to KRH patients, employees, vendors, etc., expanding contiguous to their current operations is desirable. Due to KRH's need for additional space, they have acquired the subject property due to its vicinity to their existing operations. At this time the project site is under-utilized as it was previously used as a gravel pit and fill dump site. Developing the site will require significant and costly mitigation that may not otherwise happen if KRH didn't expand into the property. The surrounding area to the south and west is already designated within the Urban Mixed Use land use category and development is characterized as hospital/medical office. The proposed surface parking lot expansion would be consistent with those surrounding uses. Public infrastructure and services such as; street, water, sewer, fire, police and ambulance are adequate to accommodate potential impacts associated with the development of this site. Land Use General goals and polices of the growth policy encourage the orderly development in the growth policy area with space for future expansion while ensuring compatibility of adjacent land use. Chapter 4, Land Use: Business and Industry, contains the following goals and policies which support the requested map amendment: Goals: 10. Support the development and expansion of the Kalispell Regional Medical Center recognizing it as an important and desirable element in the economy that can be expanded on a regional basis and provide high-tech, high quality health care and services while providing an important and high paying employment base. KRH is seeking to expand their existing facilities in to the subject property which they recently purchased. To maintain operational efficiencies and provide convenience to KRH patients, employees, vendors, etc., expanding contiguous to their current operations is desirable. There is a finite amount of space in and around the current KRH campus. The subject property is one of few in the vicinity that exist adjacent to the campus and therefore is a logical location to support the organizational growth. 2. New commercial development should occur in areas where public water and sewer are available. City water exists in Heritage Way, Sunnyview Lane and Grandview Drive. Sewer exists in Grandview Drive and on the north edge of the Buffalo Commons Phase V subdivision, which is generally the south edge of the subject property. 7 Policies: 7. Urban Mixed Use f. Allow a compatible mix of higher -intensity uses including office as well as some commercial and light industrial, medium and high -density residential and public facilities. At this time the only proposed land use of the subject property is a surface parking lot to coincide with the existing hospital and medical office space. A land use designation change to Urban Mixed Use would allow the subject property to be developed as mixed use. If the property remained High Density Residential a mixture of uses that would coincide with the current hospital uses would not be permitted. Urban Mixed Use would allow parking facilities, potential office space, as well as multi -family residential that could be used in a cohesive manner with the existing and future hospital facilities. Economy The Kalispell area is the commercial, governmental, health care and educational center of the Flathead Valley with a diverse economic base. Retail and general commercial development is a major component of the local economy. Chapter 6, The Economy, contains the following goals and policies which support the requested map amendment: Gnnk- 5. Strengthen Kalispell as a regional health care center that provides a broad spectrum of healthcare related services with diagnostic, therapeutic and varied medical services available. KRH is seeking to expand their existing facilities into the subject property which they recently purchased. To maintain operational efficiencies and provide convenience to KRH patients, employees, vendors, etc., expanding contiguous to their current operations is desirable. The subject property is one of few in the vicinity that exist adjacent to the campus and therefore is a logical location to support the organizational growth. Allowing the subject property to be designated Urban Mixed Use would enable KRH the ability to expand on the existing medical services they are providing. 6. New business and industry should be encouraged to locate in areas where sound infrastructure can be provided. Land around the hospital is limited, making growth difficult. Development of the project site by KRH keeps the campus intact without the need to expand elsewhere in the city. Without the ability to expand into this area an additional campus may be needed in the future creating "leapfrog" development. The subject property would be a natural transition for the hospital expansion and would go a long way to prevent the creation of a new commercial district. Public infrastructure and services such as; street, water, sewer, sidewalks, fire police and ambulance are adequate to accommodate potential impacts n. associated with the development of the subject property. As the subject property as an infill property, all the infrastructure and services mentioned are already provided in all directions. Policies: 8. Support the Kalispell area's position as a regional commercial center and a location of major health care, government, industrial facilities and retail services. KRH is requesting the growth policy amendment to expand their facilities into a currently undeveloped property. In order for the expansion to be consistent with the existing Kalispell Growth Policy Future Land Use Map, the subject property needs the land use designation changed from High Density Residential to Urban Mixed Use. With the Urban Mixed use land use category, KRH can expand their facilities. Allowing them to expand their facilities supports the city's position of being the location of major healthcare. Without the space to grow the hospital's facilities will become limited. The Natural Environment The natural environment is an important part of what makes the area an appealing place to live which may be jeopardized as growth occurs. Various key sectors of the area's economy depend on and impact the natural environment. Prime farmland in rural areas and wildlife habitat is being displaced by development. Future development should takes these issues into mind and mitigate them accordingly. Chapter 7, The Natural Environment, contains the following goals and policies which support the requested map amendment. Goals: 4. Development should be compatible with important wildlife habitat and travel corridors as identified in Appendix A. After review of the Appendix A maps, it was determined that there are not any wildlife habitat or wildlife corridors near the development. Policies: 2. Encourage infill, clustering, and other compact development patterns to lesson impacts on sensitive lands. The subject property is surrounded by existing development and was previously used as a gravel pit and fill dump site. Development of the subject property would be considered infill. Development of the site gives KRH needed space to expand its facilities. Allowing the expansion of KRH's facilities within their boundaries prevents additional facilities from being constructed at the fringe of the city where sensitive lands may be impacted. OJ Parks and Recreation Outdoor amenities and park space are highly valued in the community. Public land available for parks, recreation and open space has become increasingly scarce and more difficult to acquire because of high land costs and limited vacant, developable land in close proximity to the city. Chapter 9, Parks and Recreation, contains the following goals and policies which support the requested map amendment. 1. Provide a balanced distribution and diversity of recreational facilities and pedestrian/bicycle paths that provides access for all age groups. At this point the only development proposed is a surface parking lot. Although a surface parking lot is all that is proposed, any future development would have to comply with the goals and policies of the Urban Mixed Use land use category. The Urban Mixed Use land use category envisions a self -sustainable district that can function on its own. One of the key factors to this is the integration of a "complete system of pedestrian and bike paths". Staff is already working with KRH to expand pedestrian connectivity throughout their existing facilities. Any future development on this site will be required to implement a path system that connects the various uses. Policies: 3. Provide a balanced mix of parks and recreational facilities to meet local needs, which include mini parks, neighborhood parks, community parks, regional parks, linear parks, special facilities and conservation lands or facilities. As mentioned above, the only development proposed at this time is a surface parking lot. The Urban Mixed Use land use category envisions a self -sustainable district that can function on its own. One of the key factors to this is the integration of a "complete system of pedestrian and bike paths", which would be considered a form of recreation facilities. If the subject property is ever subdivided for residential purposes, additional park facilities other than a trail system will be required. Transportation The City of Kalispell and the surrounding area is at a critical juncture regarding its transportation system. Although it has slowed, the area has experienced a significant amount of growth. The different growth being realized currently includes a mixture of commercial, residential, industrial, retail and office. The Kalispell Area Transportation Plan offers guidance for decision -makers in the Kalispell community. Key portions of the transportation plan were implemented in to the growth policy as guidance and referenced therein. Chapter 10, Transportation, contains the following goals and policies which support the requested map amendment. 10 Goals: 3. Provide a greater diversity in transportation options. The Urban Mixed Use land use category envisions a self -sustainable district that can function on its own. One of the key factors to this is the integration of a "complete system of pedestrian and bike paths". Policies: 3. Coordinate land use and transportation so that higher -intensity development is located in well -established areas near arterial and collector streets. The subject property is located within the vicinity of Sunnyview Lane and Heritage Way, improved city streets built to city standards. These city streets expand the depth of the urban highway, in order to provide an alternative to continued linear development along U.S. 93 North. The KRH facilitaties and developed areas around it are well established along these city streets and many of the uses are co-dependent upon one another creating short vehicle trips without entering the highway system. Infrastructure and Public Services Infrastructure and the provision of public services is one of the highest priority issues for service providers in the growth policy area. Adequate provision of services for new development in both the rural and urban areas are important considerations when considering planning for future land uses. Chapter 11, Infrastructure and Public Services, contains the following goals and policies which support the requested map amendment. A. Streets and Roads Goals: 1. All roads, parking lots and alleys are paved. Heritage Way, Sunnyview Lane and Grandview Drive are paved streets within the vicinity of the subject property. The proposal is to extend the existing paved surface parking lot into the subject property, and improve the parking lot to city standards. Once improved, the parking lot will meet city standards for access, paving and landscaping. Policies: 1. Require paving of roads, alleys and parking lots for new development. KRH is proposing a parking lot expansion of an existing parking lot. The proposed parking lot expansion will be developed to city standards, which includes paving. 11 B. Sewer Goals: 6. Have adequate capacity within the waste water treatment plant to accommodate future development. At this time only a surface parking lot is proposed. A surface parking lot will not affect the capacity of the wastewater treatment plant. The capacity for the wastewater treatment plant and will have to be evaluated by Public Works at the time any future developments are proposed. 7. Urban and suburban development should be connected to public sewer. Sewer exists in Grandview Drive and on the north edge of Buffalo Commons Phase V subdivision, which is generally the south edge of the subject property. Services and possible main extensions will be required to extend services to the subject property if additional development is proposed. Project specifics will need to be coordinated with Public Works at the time of development planning. Pnliriac• 3. Impacts from new development that require upgrades to the sewer collection system as the upsizing of mains and lift stations should be the responsibility of the developer rather than the taxpayers. At this time only a surface parking lot is proposed. A surface parking lot will not affect the capacity of the wastewater treatment plant. The capacity for the sewer collection system will have to be evaluated by Public Works at the time any future developments are proposed. Any improvements needed at that time would be the responsibility of the developer. C. Water CTnalc• 5. Provide adequate pressure and flows to meet firefighting and user needs. At this time only a surface parking lot is proposed. Since no structures are proposed at this time, pressure and flows are not applicable. Sufficient water pressure and flows will need to be reviewed and approved by the Fire Department if future projects are submitted. Policies: 4. New water mains should be upsized to accommodate potential future users in the area. The City of Kalispell is already providing water service to KRH's neighboring properties within Heritage Way, Sunnyview Lane and Grandview Drive. 12 Extension and looping of the water main line in Heritage Way and Grandview Drive will likely need to occur to accommodate domestic and fire water demand if there is future development other than the surface parking lot. Coordination with Public Works will need to occur prior to finalizing a plan for any future development. D. Storm Water Management Goals: 3. All new development have adequate storm water management facilities primarily using on -site retention. There is currently a stormwater pond that overflows into the depression remaining from the gravel pit. The proposed parking lot expansion will remove the existing pond, necessitating a new retention facility. The new retention facility will be developed to the City of Kalispell Construction and Design Standards. PnliriPc- 2. The quantity and rate of runoff from a developed piece of property should not exceed that which would occur had the property remained undeveloped. Stormwater runoff from the site shall be managed and constructed per the City of Kalispell Construction and Design Standards. Public Works will review the rate runoff and verify that it will not exceed that which would occur had the property remained undeveloped. E. Police Protection: (;nalc• 1. Ensure that we have safe and healthy neighborhoods. The Police Department has been notified of the development and does not have any level of service issues with the proposed development. Polices: 1. Adequately staff law enforcement agencies. As stated above, the Police Department has been notified of the proposed development and does not see any level of service issues. Therefore, the Police Department is adequately staffed to service the proposed development. 13 F. Fire and Ambulance Services: Goals: 3. Build a new fire substation in the northern portion of the city to serve current and future development in the area. A fire station is located in the northern portion of the city along Old Reserve Drive. This facility allows for improved response times to the subject property. Policies: As development and redevelopment occur, construction shall be required to comply with the Uniform Fire Code and International Fire Code. At this time only a surface parking lot is proposed. If there is any future development other than the surface parking lot, the construction will be required to comply with the Uniform Fire Code and International Fire Code. II. EVALUATION BASED ON STATUTORY CRITERIA FOR A ZONE CHANGE FROM RA-1 (RESIDENTIAL APARTMENT) to H-1 (HEALTHCARE) The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings of fact and for the zone change request are discussed relative to the itemized criteria described by 76-2-304, M.C.A. and Section 27.29.020, Kalispell Zoning Ordinance. The site is currently zoned RA-1. The applicants are requesting H-1 to accommodate the proposed expansion of their surface parking lot located north of Sunnyview Lane. The Kalispell Zoning Regulations state that the H-1 Zone is intended to "provide hospital and medical facilities and supportive services for the care of the sick, elderly and distraught. This zone is not intended to serve general retail or overnight accommodation needs of the general public. This zoning district would typically be found in areas designated as Urban Mixed Use on the Kalispell Growth Policy Future Land Use Map". 1. Does the requested zone comply with the growth policy? The proposed zone change to H-1 will not comply with the current growth policy designation on the property of "High Density Residential'. As previously mentioned in the staff report; the development of the surface parking lot is also including a growth policy amendment to "Urban Mixed Use." H-1 zoning does comply with the Urban Mixed Use land use designation proposed. Therefore, H-1 zoning will comply with the growth policy if amended from the current land use designation of "High Density Residential' to "Urban Mixed Use". The Urban Mixed Use land use category allows for all the uses in the H-1 Zone. As stated in the Kalispell Zoning Ordinance, the H-1 zoning district would typically be found in areas designated as Urban Mixed Use on the Kalispell Policy Future Land Use Map. 14 2. Is the requested zone designed to lessen congestion in the streets? It can be anticipated that the proposed zone change will lessen the congestion in the streets in respect to the proposed surface parking lot. Currently, there is a lack of parking in the vicinity of the hospital. Since there is a lack of parking around the hospital people choose to park anywhere they can find a spot, which includes the surrounding streets. In addition, often time's visitors spend time circling the parking lots until a space opens up. The proposed surface parking gives parking alternatives to visitors/employees lessening the congestion around the KRH facilities. It can be anticipated that the proposed zone change of the property will increase traffic impacts in the area if it is developed to something other than surface parking. As part of any future development of the site, a traffic impact study may need to be conducted to provide possible mitigation measures for the increase in traffic. Based on the traffic impact study, conditions will be recommended to insure that existing streets are upgraded and new traffic routes are provided to lessen congestion in the streets. Therefore, the proposed surface parking lot is likely to lessen traffic congestion in the area but future development of the site with anything other than parking will likely increase traffic necessitating a traffic impact study. 3. Will the requested zone secure safety from fire, panic, and other dangers? There are no features related to the property which would compromise the safety of the public as only a surface parking lot is proposed. The parking lot will be required to meet the minimum access requirements in the event an emergency does take place. Any future construction will be required to be in compliance with the building safety codes of the city which relate to fire and building safety. All municipal services including police and fire protection, water and sewer service is available to the property. Therefore, the development will have to comply with all city building and safety codes to secure safety from fire, panic, and other dangers. 4. Will the requested zone promote the health and general welfare? The requested zoning classification will promote the health and general welfare by allowing the expansion of the KRH facilities within the vicinity of their existing facilities. The expansion of H-1 zoning will allow for KRH to develop the subject property to support their growth as a major economic and healthcare provider to the area. Therefore, the requested zone change to H-1 promotes the health and general welfare of the community since it allows KRH to expand on their healthcare services that are vital to the community. 5. Will the requested zone provide for adequate light and air? At this time the subject property is going to be developed as a surface parking lot, which is a permitted use within the H-1 Zone. A surface parking lot will not impact light and air since no structures are proposed. In the event future structures are proposed, setback, height and parking standards for development are established in the Kalispell Zoning Ordinance. Therefore, city regulations pertaining to setbacks, height and parking will provide the development with adequate light and air when the zone is changed. 15 6. Will the requested zone prevent the overcrowding of land? The requested zone will not overcrowd the land. The development will be required to comply with all city ordinances in relation to lot size, uses, setbacks, parking, landscaping, etc. In addition, all the public services and facilities are adequate to serve this property. Therefore, city regulations pertaining to lot size, uses, setbacks, parking, etc. mitigate the fact that the subject property will have the opportunity to be developed with a more intensive use. 7. Will the requested zone avoid undue concentration of people? An increase in the number and concentration of people in the area will likely result after this land has been converted from residential apartment to healthcare zoning. However, the intensity of the uses of the property would be in direct relationship to the availability of public services, utilities and facilities as well as compliance with established design standards. The design standards and availability of utilities would provide the infrastructure needed to insure that there will not be an overcrowding of the land or undue concentration of people. Therefore, the increase in the concentration of people onsite can be mitigated by adequate public services and design standards. 8. Will the requested zone facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements? Public service, facilities and infrastructure are adequate for the development of this site. Any new improvements to the property such as internal roads, stormwater retention and water/ sewer connections would be installed in accordance with city policies and standards at the developers' expense. Fire, police and ambulance are adequate to accommodate potential impacts associated with the development of this site. Since the development is commercial in nature there are not any anticipated impacts to the school system. Therefore, there are adequate municipal services serving this development if it's rezoned to healthcare. 9. Does the requested zone give consideration to the particular suitability of the property for particular uses? KRH's expansion into the subject property is a natural progression of their operation which has been constantly expanding. Development of this site by KRH keeps their campus intact without the need to expand elsewhere in the city. Without the ability to expand into this area an additional campus may be needed in the future. The zone change would create a continuous healthcare zoning designation in the Buffalo Hill area. Given the past use of the subject property as a gravel pit and fill dump site, the property is more appropriately suited for non- residential development which can shoulder the higher construction costs which will be required to mitigate the risk over uncontrolled fill. Therefore, the existing KRH facilities are already within the H-1 Zone and the expansion of those uses into the subject property are suitable. 16 10. Does the requested zone give reasonable consideration to the character of the district? When the Kalispell Zoning Map was created it was projected that residential development similar to the development north and to the east would expand into this area. The hospital has grown at a much faster rate than the surrounding residential neighborhoods since the zoning was created. Accordingly, in order for the hospital to expand the zoning for the subject property needs to be changed to H-1. H-1 Zoning allows for a multitude of uses including surface parking, commercial, office and multi -family housing. More importantly, the H-1 Zoning is consistent with the existing H-1 Zoning of KRH's facilities to the south and west of the subject property. Therefore, the hospital facilities have become the dominant fixture around the subject property and expansion of their facilities into an expanded H-1 Zone is a natural progression. 11. Will the proposed zone conserve the value of buildings? The H-1 Zoning will increase the values of buildings in the vicinity of the development. The project site has remained vacant due to its history as a gravel pit and fill dump site. Given the past use of the subject property as a gravel pit and fill dump site, the property is more appropriately suited for non-residential development which can shoulder the higher construction costs which will be required to mitigate the risk over uncontrolled fill. It can be presumed that without the hospitals expansion into the subject 9.55 acres, the property would remain undeveloped for many years to come, due to the costs of mitigating its past use. Therefore, KRH can afford the costs of mitigating the past use of the subject property which will increase the values of buildings in the vicinity. 12. Will the requested zone encourage the most appropriate use of the land throughout the municipality? The requested healthcare zoning would allow for the expansion of KRH's facilities on the 9.55 acre project site. Healthcare development is encouraged within the City of Kalispell as it is a major economic contributor. The proposed zoning is consistent with the growth policy plan amendment and existing uses in the vicinity. Therefore, the zone change to healthcare encourages the most appropriate use of land due to its proximity to other healthcare uses and its standing as a major economic contributor to the city. RECOMMENDATIONS I. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KGPA-15-02 and recommend that the growth policy land use designation for the 9.55 acre site be "Urban Mixed Use" on the Kalispell Growth Policy Future Land Use Map. II. Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt staff report KZC-15-02 and recommend that initial zoning of the 9.55 acre site be H-1 on the Kalispell Zoning Map. 17 PLANNING EORTHE FWURE Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispeU.com/planning APPLICATION FOR GROWTH POLICY AMENDMENT (GPA) PROJECT NAME: Kalispell Regional Healthcare - Marcello Pierrottet 1. 2. 3. NAME OF APPLICANT: Kalispell Regional Healthcare MAIL ADDRESS: 310 Sunnyview Lane CITY/STATE/ZIP: Kalispel;,MT59901 PHONE: 406-751-5766 NAME AND ADDRESS OF OWNER/S IF DIFFERENT THAN APPLICANT: 4. NAME: 5. MAIL ADDRESS: 0 7. CITY/STATE/ZIP: TECHNICAL ASSISTANCE: 8. MAIL ADDRESS: PHONE: 9. CITY/STATE/ZIP: PHONE: If there are others who should be notified during the review process, please list those. oby McIntosh, Jackola Engineering and Architecture: 2250 Hwy 93 South, Kalispell, MT 59901.: 755-3208 A. Property Address: Unassigned B. Total Area of Property: 9.55 Acres C. Legal description including section, township & range: Tracts SABAA, 5ABA, 5ABB, SABD, 5ABH, Gov't Lot 13, Section 6, T 28N, R 21 W 1 D. Please provide the following information in a narrative format with supporting drawings or other format as needed: a. An overall description of the issues, goals and policies associated with the proposed development. b. Project feasibility and a schedule showing the timeframe in which each phase will be completed. C. A showing of the conformance of this amendment with the growth policy overall. d. A convincing showing of need. e. A showing of neighborhood compatibility. Where there are more intensive uses or incompatible uses planned within the plan area or on the boundaries, how the impacts of those uses would be mitigated. f. A showing of transportation impacts and general proposed mitigation measures. g. A listing of the environmental impacts associated with the plan amendment. h. A listing of all know site hazards and general mitigation strategies i. A strategy for the adequate provision of local services (1). Water (2). Sewer (3). Police (4). Fire (5). Parks and open space, trails and pedestrian ways (6). Storm water (7). Schools (8). Gas, electricity j. A showing of the appropriateness of the proposed location of the project. k. The extent to which the plan departs from the existing growth policy and the reasons why such departures are or are not deemed to be in the public interest. 2 Include site plans, drawings and schematics with supporting narratives where needed that includes the following information: (1). Property boundary locations. (2). Site hazards or environmental constraints including area of steep slopes (10% and 25%), floodplain and flood way, drainage or streams; (3). Total acreage, current growth policy designation and present zoning classifications; (4). Growth policy and zoning classification of all adjoining properties; (5). Assignment of major land use categories. A showing of density and intensity of major land uses including, for example, dwelling units per gross acre, square footages of commercial/acre, square footage of industrial uses/acre, potential public facilities and buildings, open space uses, etc. (6). Collector and arterial road systems. Any unusual road features (bridges, frontage roads, etc.) (7). Location and type of significant open space, common areas or substantial buffers, and major pedestrian trail systems; (8). Proposed schedule of completions and phasing of the development, if applicable; (9). Existing covenants, conditions and restrictions which would significantly alter development within the area; (10). Special or unusual design features intended to mitigate identified site hazards. (11). Any other information that may be deemed relevant and appropriate to allow for adequate review. The signing of this application signifies that the aforementioned information is true and correct and grants approval for Kalispell Planning Department staff to be present on the property for outine monitoring and inspection during review process. lf2 (Applicant Signature) 3 (Date) a. Provide an overall description of the issues, goals, and policies associated with the proposed development: Kalispell Regional Healthcare (KRH) has acquired the properties described above in the application for Growth Policy Amendment. These properties are currently vacant with historical uses as a gravel pit, fill dump site, and a radio broadcast facility that is no longer in use. These properties were recently acquired by KRH; however the property has a zoning designation of RA- 1 and the current Growth Policy identifies the subject properties as high -density residential. The goal of this amendment is to align the Growth Policy to reflect a hospital/medical use, which in turn strengthens the application for a zone change to H-1. By making these changes, KRH can work to plan and develop these properties to support their growth as a major economic contributor to the area. b. Project feasibility and a schedule showing the timeframe in which each phase will be completed. Master planning of this area has not been completed. A key portion to moving into the planning and development of the subject property is modifying the growth policy and the current zoning to allow for hospital/medical type development consistent with H-1 zoning designation. The initial plan for 2015/2016 is to extend surface parking and make drainage improvements within the existing pit area. There is finite amount of space in and around the current KRH campus. These properties are some of the few vacant properties that exist adjacent to the campus and therefore are a logical location to support organizational growth. c. A showing of the conformance of this amendment with the growth policy overall. The use of the subject properties conform well with the intent of the growth policy. The growth policy identifies KRH as a major contributor to the economy of the valley. A goal identified in the business and industry section of the growth policy is to support the development and expansion of KRH based on its economic impact on the area and encourages development and redevelopment in target areas. Further, it discusses the desire to avoid "leapfrog" development by avoiding the creation of new commercial districts. Therefore hospital use of these properties provides room for KRH to expand beyond its current campus boundaries, the properties are contiguous to the current campus which is zoned H-1/PUD, and it is redeveloping/improving properties that had historical uses that don't necessarily mesh well with high density residential. In the economy section of the growth policy, it discusses the goal of strengthening Kalispell as a regional healthcare center. KRH acquired these properties to support their ability to continue to expand. d. A convincing showing of need. The KRH campus is under constant transformation to maintain, renovate and expand the current KRH facilities. Growth can only occur within the confines of the existing campus for so long until additional space or separate campuses are needed. To maintain operational efficiencies and provide convenience to KRH patients, employees, venders etc., expanding contiguous to their current operations is desirable. Upon review of the vacant land adjacent to the hospital, these properties are some of the few remaining parcels. Given the past use as a gravel pit and fill dump site, these parcels are more appropriately suited for non-residential development which can often shoulder higher construction costs which will be required to mitigate risk over uncontrolled soil fill. e. A showing of neighborhood compatibility. Where there are more intensive uses or incompatible uses planned within the plan area or on the boundaries, how the impacts of those uses would be mitigated. As mentioned above, the subject properties are adjacent to the current campus and the growth policy amendment would create a continuous urban mixed use designation in the Buffalo Hill area. The boundary of the urban mixed use and high density residential will be somewhat buffered naturally, but specific buffering can be reviewed as projects move through formal reviews with the City. The natural buffering being referred to is the residential properties to the north are quite a bit higher elevation than the subject properties. Grandview Drive and the fall in grade to the residential properties to the east also provide natural buffering to development. f. A showing of transportation impacts and general proposed mitigation measures. The highway 93 corridor past the hospital campus is a busy section of highway for many reasons but not solely because of the hospital. By expanding the footprint of the hospital campus, the density is effectively being increased, which helps spread people and vehicles. The current campus generally accesses Hwy 93 via Conway Drive north to Heritage Way. Sunnyview Lane does connect to Grandview Drive which passes by the College. The growth policy identifies an east -west connection between Grandview and West Evergreen Drive. Expansion into the subject property allows for another egress to Grandview. g. A listing of the environmental impacts associated with the plan amendment. Development does increase environmental impacts; however the types of facilities to be developed are consistent with the neighboring urban mixed uses already in place in the Buffalo Hill area. That said efforts to mitigate noise, dust, glare, storm water runoff management, etc. will be considered as development progresses. The City of Kalispell policies require review of project(s) prior to construction so project specific concerns can be addressed in the future. Development of the subject properties will also improve potential environmental impacts. First, the existing vegetation is infested with knapweed and other various weeds. As development occurs, improvements including maintained landscaping will be constructed which will drastically reduce noxious weeds in this area. There is upwards of 30 feet of fill in portions of the site. Construction debris is visible at the toe of the fill slope. As projects progress, assessment and removal of debris will need to occur. At this stage, a management or mitigation plan has not been completed so the extent of the deposits and their overall impact on development is not known. h. A listing of all known site hazards and general mitigation strategies. There is upwards of 30 feet of fill in portions of the site. Construction debris is visible at the toe of the fill slope. Removal of debris will need to occur. Special consideration and mitigation of the uncontrolled fill will need to be evaluated on a case by case basis. It is generally assumed mitigation strategies will consist of removal and replacement of fill, deep foundations, and reinforcing of pavement sections with geotextiles. i. A strategy for the adequate provision of local services 1. Water— City water exists in Heritage Way, Sunnyview Lane, and Grandview Drive. Extension and looping of the water main in Heritage Way and Grandview Drive will likely need to occur to accommodate domestic and fire water demand for future development. Coordination with Public Works will need to occur prior to finalizing plans. 2. Sewer —Sewer exists in Grandview and on the north edge of Buffalo Commons Phase V subdivision, which is generally the south edge of the subject properties. Services and possibly main extensions will be required to extend services to the subject properties. Project specifics will need to be coordinated with Public Works at the time of development planning. 3. Police —The properties are already within City limits and therefore served by the Police Department. Further the hospital has its own security personnel which helps reduce the incidents requiring Police Department resources. 4. Fire —The properties are already within City limits and therefore served by the Fire Department. Sufficient ingress and egress from the site will need to be reviewed with the Fire Department, which will be completed as projects are implemented. The building code may require facilities to be sprinkled, which further increases building protection and safety for firefighters. 5. Parks and open space, trails, and pedestrian ways —As previously mentioned an overall master plan has not been completed. Obtaining the growth policy amendment and zone change are an important step in allowing planning for the future. Uses are anticipated to consist of those allowed by H-1 zoning. Development will initially consist of expanding surface parking and storm water improvements. 6. Storm water —There currently is a storm water pond that overflows into the depression remaining from the gravel pit. As part of the growth into the subject property, a storm water facility allowing for treating and infiltrating a large portion of the campus runoff will be developed to meet current City of Kalispell rules. 7. Schools — Not applicable since the project does not directly add to the student population. The project will however increase tax revenues, a portion of which fund the Kalispell school system. 8. Gas, electricity— Gas and electric infrastructure already exists in the area of the property. Extension of services will be required, which will be coordinated with utilities as project planning begins. j. A showing of the appropriateness of the proposed location of the project. As shown in the growth policy future land use map, a large portion of land surrounding the subject property and hospital campus was identified to be urban mixed use. The subject properties were designated to be high density residential in the growth policy. Given the subject property directly abuts the hospital campus and is some of the few remaining vacant property, they are a logical expansion of the urban mixed use boundary to accommodate expansion of the KRH campus. k. The extent to which the plan departs from the existing growth policy and the reasons why such departures are or are not deemed to be in the public interest. In numerous ways the current growth policy supports the use of the subject property as urban mixed use to accommodate expansion of the KRH campus. KRH's impact on the economy and business and industry in the valley in discussed several times in the growth policy. On the other hand, the location of the desired expansion falls within an area designated to be high density residential. Therefore a growth policy amendment is being requested to fully align the KRH expansion with the growth policy. I. Include site plans, drawings, and schematics with supporting narratives where needed that includes the following information: 1. Property boundary locations See the attached site plan that shows the limits of the subject properties. 2. Site hazards or environmental constraints including area of steep slopes (10% and 25%), floodplain and floodway, drainage, or streams There are no floodplain or stream constraints on site. The current low spot as a result of the historical use as a gravel pit is essentially a closed drainage basin; however infiltration rates are good based on the granular nature of the existing soils. A portion of the KRH expansion into this property is to develop a storm water system to serve existing and expanded campus improvements. The steep slopes experienced on site are as a result of operating a gravel pit and the subsequent fill. These slopes will be reduced and mitigated as the site development requires. 3. Total acreage, current growth policy designation, and present zoning classifications The total acreage is approximately 9.55 acres currently zoned as RA-1. The growth policy designates the subject properties as high density residential. 4. Growth policy and zoning classification of all adjoining properties The current zoning classification is shown in the attached map. Generally speaking to the southwest and west the zoning designation consist of H-1/PUD, PUD/MED. To the south and east they are R-3, and to the north RA-1. The growth policy identifies to the southwest and west as urban mixed use and the south, east, and north as high density residential. 5. Assignment of major land use categories. A showing of density and intensity of major land uses including, for example, dwelling units per gross acre, square footages of commercial/acre, square footage of industrial uses/acre, potential public facilities and buildings, open space uses, etc. The proposed use and density will fit into the existing urban mixed uses in and around the KRH campus. 6. Collector and arterial road systems. Any unusual road features (bridges, frontage roads, etc.). There is no development of arterial or collector road systems planned. The project connects to existing City and MDT road infrastructure. There are no unusual features anticipated. 7. Location and type of significant open space, common areas, orsubstantial buffers, and major pedestrian trail systems It is anticipated that as planning and development occurs, green space and outdoor spaces will be incorporated into project concepts and designs. Buffering to the north is largely achieved through increases in grade to the existing residential area; however project specific buffering per the zoning requirements will be incorporated into future planning and design. It is anticipated that pedestrian connectivity from the existing campus will extend through the properties and connect to access points along Grandview Drive. S. Proposed schedule of completions and phasing of the development, if applicable KRH desires to expand surface parking into the subject properties during 2015-2016. Other development has not been master planned; however uses conducive to H-1 zoning is anticipated such as office (professional and medical), potential multi -family dwelling units, and generally facilities that support the KRH operations. The use of CUP's or a PUD will be considered as needed in the future. 9. Existing covenants, conditions, and restrictions which would significantly alter development within the area There are no known covenants. laSpecial or unusual design features intended to mitigate identified site hazards. At this point there are no known special or unusual design features to mitigate hazards. Based on large amounts of fill, special provisions will likely be required to address the potential for settling of site improvements. 11. Any other information that may be deemed relevant and appropriate to allow for adequate review. There are none at this time. That portion of Government Lot 13, Section 6, Township 28 North, Range 21 West, Principal Meridian, Flathead County, Montana described as follows: Beginning at a point that bears S890 05' 39"W, 858.32 feet from the northeast corner of Government Lot 13, Section 6, Township 28 North, Range 21 West, Thence N890 05' 39"E and along the north boundary of Government Lot 13, 824.18 feet to the northeast corner of that parcel described in Book 592 Page 216, records of Flathead County, Montana; Thence two courses along the easterly boundary of said parcel: S00041' 53"E 229.46 feet and S00033'25"W 113.50 feet to the southeasterly corner of said parcel; Thence along the southwesterly line of said parcel N77021'45"W, 46.30 feet to the northeasterly corner of that parcel described in Document 8716013110, records of Flathead County, Montana; Thence along the northerly line of said tract N 77021'45" W, 130.01 feet to the northeasterly corner of that parcel described in Book 498 Page 322, records of Flathead County, Montana; Thence along the easterly boundary of said tract S 03003'11" W, 160.86 feet to the northwest corner of that parcel described in Book 504 Page 192, records of Flathead County, Montana; Thence along the northerly boundary of said tract N 89003'21" E, 128.99 feet to the southeast corner of said tract, said point being on the westerly right-of-way line of Grandview Drive; Thence along the westerly right-of-way line of Grandview Drive S 02059'29" W, 99.90 feet; Thence along the southerly boundary of said parcel S 89000'06" W, 90.15 feet; Thence along the easterly line of said parcel S 02046'36" W, 49.87 feet; Thence along the south line of said parcel S 88045'29" W, 39.18 feet to the easterly line of that parcel described in Book 498 Page 322, records of Flathead County, Montana; Thence along the easterly line of said parcel the following three courses: S 02057'29" W, 49.68 feet, S 02°54'44" W, 80.17 feet, and S 02048'00" W, 34.98 feet to the southeasterly corner of said parcel; Thence along the south line of said parcel N 87001'03" W, 300.02 feet to the southwesterly corner of said parcel; Thence along the westerly line of said parcel N 02054'08" E, 396.35 feet to the northwesterly corner of said parcel, said point being on the southwesterly line of that parcel described in Book 592 Page 216, records of Flathead County, Montana; Thence along the southwesterly line of said parcel N 52043'33" W, 82.11 feet to the southwest corner of that parcel described in Document 8716013100, records of Flathead County, Montana; Thence along the south line of said parcel S 88059'31" W, 278.53 feet to the southwest corner of said parcel; Thence along the west line of said parcel N 01 000'42" W, 310.22 feet to the POINT OF BEGINNING, containing 9.44 acres of land. I"MUNS 'O I 4 2 L2 5 3 a lz, ;— IDGE—M MMONAREA BLK2 r P N5 6 /9 ERITAGE i1Q�G��'PH1 / PLACE IDGEVIEW PARK& IS 14 1 13 COMMON AREA h HERITgGF _1-_ BUFF ALO CORRECTED HERITAGE s�eb 3 HERITAGE C HEALTH PLACE CENTER 151 0 1 �� ADD 161 ADD RIDI RD 3 4 3 IMMONS ADD COMMC 0 6 RESU co EE + B Ste'1�� L 1 AMD Q SUN N W LN & L2 AMD P0) 2 '� 7 G RM O,y & L2 AMD RESUB 1 Q Zv— O2P AMD L1 & PTN COMMON AREA KALISPELL REGIONAL 7L SUNNY VIEW LN ` 5F_� 7E(— COMMON AREA 1 EL_LL H1 �(j�� 3 r 14`P� COMMON AREA - �GC1( Poo N035 'COMM AMD Y Y 2 1 DR 8 9 10 r :3A %)VIV f CfR BLK;; /FEND r-, _ \ Ia�PH �, 1 11B BLK I. I,.A S1A L 12.g IlI �Br�-L--K�++''It�t C.' BLK 12 C IS BLK is 9A 5B ! SAB lo2 \BLK r �Z Ll~A 7- BLK7 B KLKI B A \ 26 C� [6zA �O {6 OZ�, Z B Ka 5-B 4 o W Q °SP H-,^A BLK y D �5 w to P`9 BLK, = BP'H 3� B -% AMD > 5( Z<2 C?iAB BLK�3 9 L2 & 3 Z (Gr� 1 BLK 2 1 A �\ ve AMD LOOT 1 DVIEW ST 2 O 2 1 / 3ARESUB BLKI VI L31 2 5 �V W HTS � T 2 1 cr 06 TEDS-2 0 0 5AC C7 5F+ _� P JI P-1 1 2 ON AR. A Il CONWAY 13 14 FI—T--11 2RE304p' \Sp\G P\- GEN R (jy-iGHLAN: PAF LOT 4M� 6B + PPn FI VICINITY MAP SCALE 1" = 50' KALISPELL REGIONAL HEALTHCARE REQUEST FOR A GROWTH POLICY AMENDMENT TO URBAN MIXED USE, AND ZONE CHANGE REQUEST FROM RA-1 (RESIDENTIAL APARTMENT) TO H-1 (HEALTH CARE). THE PURPOSE OF THIS REQUEST IS FOR THE EXPANSION OF PARKING NEAR THE HOSPITAL CAMPUS AND FOR THE FUTURE EXPANSION OF THE MEDICAL FACILITIES I PLOT DATE 5/14H5 FILE# KGPA-15-02/KZC-15-02 H•\gis\s.,taUcgpal5 02 - KRHC Palk(ng.dwg CERTIFICATION APPLICANT: Kalispell Regional Healthcare (Parking Expansion) FILE NO: KGPA-15-02 & KZC-15-02 I, the undersigned certify that I did this date mail via First Class Mail a copy of the attached notice to the following list of landowners adjoining the property lines of the property where a growth policy amendment & zone change has been requested. Date: � 91 IS S-T-R: 5-28-21 Tract/Lot: SABAA, SABA, 5ABB, 5ABD, 5ABH Property Owners/Owner Representative: Kalispell Regional Healthcare Attn: Marcello Pierrottet 310 Sunnyview Lane Kalispell, MT 59901 Jackola Engineering PO Box 1134 Kalispell, MT 59903 AND ATTACHED LIST Planning Department 201 1" Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning You are being sent this notice because you are a property owner within 150 feet of the proposed project noted below and will be most directly affected by its development. You have an opportunity to present your comments and concerns to the Kalispell Planning Department. You may come into the office in person at the above address or you may contact the office at (406) 758-7940 for additional information. Written comments may be submitted to the Kalispell Planning Department prior to the submission date, or emailed to us at planning n,kalispell.com. NOTICE OF PUBLIC HEARING REGULAR MEETING KALISPELL CITY PLANNING BOARD AND ZONING COMMISSION June 9, 2015 A regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for Tuesday, June 9, 2015, beginning at 6:0'0 M in the Kalispell City Council Chambers, Kalispell City Hall, 201 First Avenue East, Kalispell. The planning board will hold a public hearing and take public comments on the following agenda item. The Board will make recommendations to the Kalispell City Council who will take final action. 1. Kalispell Investor's, LLC is requesting a major subdivision of the 16.501 acre Gateway West Mall property into two commercial lots consisting of 2.017 and 14.484 acres. The proposed 2.017 acre parcel is located along the east side of Financial Drive northwest of the Gateway West Mall and is currently undeveloped grasslands. The remaining 14.484 acre parcel is developed with the Gateway West Mall and surface parking facilities. The land use of the parcel being created is not known at this time, but will have to comply with the B-2 Zoning. The property can be described as the Southeast Quarter of Section 12, Township 28 North, Range 22 West, P.M.,M., Flathead County, Montana. 2. Kalispell Regional Healthcare (KRH) is requesting a Growth Policy Amendment and Zoning Map Amendment for the expansion of existing surface parking facilities. The site is bounded by Sunny View Lane to the south, Heritage Way to the west, Grandview Drive to the east and the Ridgeview Subdivision to the north. The property can be legally described as Tracts 5ABAA, 5ABA, 5ABB, 5ABD and 5ABH of Section 6, Township 28N, Range 21 W, P.M.M., Flathead County, Montana. KRH will need two specific approvals from the City of Kalispell: Growth Policy Map Amendment - KRH has applied for a Growth Policy Amendment for 9.55 acres of property located directly north of the existing hospital facilities. Currently, the 9.55 acre site is designated as High Density Residential on the Kalispell Growth Policy Map. KRH is requesting the 9.55 acre site be designated Urban Mixed Use on the Kalispell Growth Policy Map to match the existing land use designation of their property to the south. The amendment from High Density Residential to Urban Mixed Use will accommodate the expansion of surface parking facilities. • Zone Change Map Amendment -The site is currently zoned RA-1 (Multi -Family Residential). KRH is requesting the H-1(Healthcare) Zone for the entire 9.55 acre site to match the zoning of their property to the south. The zone change from RA-1 to H-1 will accommodate the expansion of the surface parking facilities. Kalispell Regional Healthcare Attn: Marcello Peirrottet 310 Sunnyview Lane Kalispell, MT 59901 Northwest Healthcare Corporation 325 Claremont St Kalispell, MT 59901 Clint & Lila Luening 166 Ridgeview Drive Kalispell, MT 59901 John & Jeanna Wisher Mary Young 121 2°d Avenue West, #212 Kalispell, MT 59901 Stillwater Investments, Inc. PO Box 2459 Kalispell, MT 59903 Raymon & Ladeine Thompson PO Box 2294 Kalispell, MT 59903 Peter & Mary Fusaro 88 Grandview Dr Kalispell, MT 59901 Kristi & Robert Stotts PO Box 8916 Kalispell, MT 59904 Barbara & Robert Vine 212 Columba Ln Kalispell, MT 59901 Jackola Engineering Buffalo Commons Single Fmly Prop PO Box 1134 427 Windward Way Kalispell, MT 59903 Kalispell, MT 59901 Scott Countryman Vivian Cunningham 81 Grandview Dr 18 Glacier View Drive Kalispell, MT 59901 Kalispell, MT 59901 Jerry & Claire Kasala Family Tr Stephanie White PO Box 1171 150 Ridgeview Dr Kalispell, MT 59903 Kalispell, MT 59901 Richard & Pamela Walker Kelly Coloff 142 Ridgeview Drive Zachary Heller Kalispell, MT 59901 95 Grandview Dr Kalispell, MT 59901 Cheryl Allen Leo & Karen Gallis Marsha Lehman 5265 Farm to Market Rd 216 Columba Ln Whitefish, MT 59937 Kalispell, MT 59901 Donald & Angela Walter Lorraine & Morgan Stotts 134 Ridgeview Drive 76 Grandview Dr Kalispell, MT 59901 Kalispell, MT 59901 Debra A. Mills Morning Sun Investments 420 Sylvan Dr PO Box 1243 Kalispell, MT 59901 Lethbridge AB T1J 4K1 CANADA Jeremy & Brenda Markham 23 Glacier View Dr Kalispell, MT 59901 Ann N. Stephens 210 Columba Ln Kalispell, MT 59901 Watson Family Trust 214 Columba Ln Kalispell, MT 59901 James & Susan Hoag 186 W Nicklaus Ave Kalispell, MT 59901 Poul & Artelia Wilson Constance P. Colonius Trust Alexander & Kathleen MacKay 204 Columba Ln 202 Columba Ln 1309 S Ferris Ct Kalispell, MT 59901 Kalispell, MT 59901 Spokane, WA 99202 Sandra Anne Kasala Lawrence & Constance Murphy Vicki L. Kucera 203 Silverado Trail 7731 Seminary Ridge 136 Juniper Bend Dr Victoria, TX 77901 Columbus, OH 43235 Kalispell, MT 59901 Claire Carpenter Beverly Braig Vicki Schulz 1801 Elmwood Ave PO Box 732 139 Juniper Bend Dr Columbus, OH 43212 Kalispell, MT 59903 Kalispell, MT 59901 Mark & Judith Schickendantz Milton & Annette Glatterer James Paisley 133 Juniper Bend Dr 418 Wyoming Circle 143 Juniper Bend Dr Kalispell, MT 59901 Golden, CO 80430 Kalispell, MT 59901 John & Connie Schvaneveldt Daniel D. Short Dale & Darlene DeBeauclair 166 Juniper Bend Dr 164 Juniper Bend Dr 3324 Greystone Count Kalispell, MT 59901 Kalispell, MT 59901 Napa, CA 94558 Gail Bauman Rev Trust Michael Gilberg MacMillan Family Living Trust 154 Juniper Bend Dr 146 Juniper Bend Dr 258 Juniper Bend Dr Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901 Jim & Jackie Murphy Elizabeth A. Colucci Raymond & Janet Rice PO Box 1406 245 Juniper Bend Dr 242 Juniper Bend Dr Bigfork, MT 59911 Kalispell, MT 59901 Kalispell, MT 59901 Helgath Family Trust Hans Walter Polte Sargent Family Rev Trust 248 Juniper Bend Dr 82 Glacier Circle 232 Juniper Bend Dr Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901 Leona Danette Dobyns Living Trust Mark Jr., Sr. & Stacy Delorme Douglas & Diane Mosher 238 Jumper Bend Dr 495 N Main Street 233 Juniper Bend Dr Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901 Wayne & Kaaren Jensen John & Regine Hoag Carol Halcro 212 Juniper Bend Dr PO Box 242 202 Juniper Bend Dr Kalispell, MT 59901 West Glacier, MT 59936 Kalispell, MT 59901 Silas & Jane Matthies Lucy E. Smith Living Trust Susan Fleming 208 Juniper Bend Dr 192 Juniper Bend Dr 7055 Sylvan Trail Kalispell, MT 59901 Kalispell, MT 59901 Hazelhurst, WI 54531