Loading...
E1. Immanuel Lutheran CUPPlanning 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 ManagerJ� FROM: Jarod Nygren, Senior Planner SUBJECT: KCU-15-04—Conditional Use Permit (CUP) for health care and multi -family residential development at the Immanuel Lutheran facilities MEETING DATE: November 2, 2015 BACKGROUND: A request from Immanuel Lutheran Corporation for a conditional use permit for five phases of development at their senior living/care facility. Construction of the five phases of development includes approximately 92,370 square feet of new construction, 68,240 square feet of renovations to existing buildings, surface parking lot expansions, relocation of water/sewer lines, new sidewalks, street improvements and landscaping over the next 5 '/z years. Health care uses and multi -family residential, as proposed, are permitted within the H-1 (Health Care) Zoning District provided a conditional use permit is obtained per Section 27.11.030 of the Kalispell Zoning Ordinance. The five phases of development include: • Phase 1 A — Memory Care: 0 4,930 sf of remodeled space 0 27,080 sf of new construction (6,070 sf is on the second floor, the remainder is on the first floor) o Phase I A will convert 6 existing assisted living apartments into 12 memory care bedrooms. Phase 1 A will also add 12 additional memory care beds and common areas for all 24 beds in new construction. Phase I also creates a new entry for the Buffalo Hills Terrace complex and expands the dining facility for Buffalo Hills Terrace. Phase I —Retreat Expansion 0 18,310 sf of remodeled existing space 0 2,470 sf of new one-story construction o Phase 1 B will convert 50 existing Skilled Nursing beds into approximately 32 beds to be used primarily for rehabilitation. Some of the beds may continue as skilled nursing beds depending on demand. Phase 1B also adds new common areas and rehabilitation gym to support the facility. Phase 2 — Independent Living Apartments o A new 56,520 sf apartment construction, 3,600 sf of pool and chapel to serve the west side of the ILC campus, and 19,420 sf on the parking level to serve the independent living apartments. o Phase 2 will create 36 independent living apartments on three floors (60' in height). The building will also have a parking level partially below grade. The apartments range in size from approximately 900 sf to 1600 sf in floor area. 0 Phase 3 — Skilled Nursing 0 12,610 sf of remodeled existing, space 0 6,300 sf of new construction. o Phase 3 will improve skilled nursing beds and add common areas to create a "household style facility. Existing Phase 3 areas contain 41 beds. When completed Phase 3 will contain approximately 32 beds. Phase 4 — Skilled Nursing Facility 0 13,450 sf of remodeled existing space o No new construction. o Phase 4 will improve skilled nursing beds and add common areas to create a "household" style facility. Existing Phase 4 areas contain 48 beds. When completed Phase 4 will contain approximately 38 beds. • Phase 5 — Administration and Common Area renovation 0 18,940 sf of remodeled existing space o Limited new construction. o Phase 5 will improve the front entry, administrative areas and other common areas of the facility. The subject property is located at 185 Crestline Drive. The property can be described as Lot 1 of Highland Park No. 3, Lots 1 and 2 of Highland Park No. 4, together with Lots 13 and 14 and the Northwest corner of Lot 12 of Block 2 of Highland Park, in Section 7, Township 28 North, Range 21 West. The Kalispell Planning Board held a duly noticed public hearing October 13, 2015, to consider the application request. Staff presented staff report KCU-15-04 providing details of the proposal and evaluation. Staff reported that the proposed CUP was compatible with the zoning, the growth policy, and the applicant has met the burden of proof requirements. Staff recommended that the Planning Board adopt the staff report as findings of fact and recommend to the City Council that the CUP be approved, subject to 13 conditions. During the public comment portion of the hearing, the applicant discussed their desires for the bulb -outs along Claremont Street. The applicant is requesting the improvements because they would like to create a campus atmosphere, and safer pedestrian environment for their clients. A member of the public spoke about the transportation problems in the area and the need for a more extensive transportation plan. There being no further public testimony, the public hearing was closed and a motion was presented to adopt staff report KCU- 15-04 as findings of fact, and recommend to the Kalispell City Council that the CUP be approved, subject to 13 conditions. The Board had a lengthy discussion regarding the bulb -outs along Claremont Street. Although the Public Works Department had concerns with the improvements being proposed, the Board thought that they were warranted for the proposed development. Accordingly, a motion was put forth to amend condition No. 7; which would allow for the bulb -outs, subject to the Kalispell Design and Construction Standards. After further discussion regarding the bulb -outs, the motion to amend condition No. 7 was approved on a roll call vote of 5 in favor and I opposed. There being no further discussion, the Board discussion concluded that the CUP was appropriate, and the motion, as amended, passed 6 in favor and 0 opposed, on roll call vote. Since the Planning Board hearing, Public Works staff has indicated that there is a deviation process in our adopted Public Works Standards that must be followed in order to allow any type of traffic calming or pedestrian access features. Staff has since met with the applicant and discussed the proposed improvements to Claremont Street and their desire to have more pedestrian friendly environment. In this endeavor, condition 7, which addressed bulb outs and pedestrian features, has been rewritten to address both the applicant's desire and public works concerns. The rewritten Condition No. 7, as agreed to by staff and the applicant, is attached hereto for reference. It is recommended that the council review the amended language for condition No. 7 (attached) and if found appropriate, incorporate this amendment into their final action. RECOMMENDATION: It is recommended that the City Council approve Conditional Use Permit KCU-15- 04, with the 13 conditions of approval, as amended by Council. FISCAL EFFECTS: Approval of the request would have minimal fiscal impact to the City. ALTERNATIVES: Deny the request. ATTACHMENTS: Staff Report Amended Condition No. 7 Minutes of the October 13, 2015, Kalispell Planning Board Application Materials Aimee Brunckhorst, Kalispell City Clerk Immanuel Lutheran Corporation of Kalispell, Attn: Jason Cronk, 185 CrestIine Avenue, Kalispell, MT 59901 Return to: Kalispell City Clerk PO Box 1997 Kalispell, MT 59901 City of Kalispell P. O. Box 1997 Kalispell, Montana 59903-1997 GRANT OF CONDITIONAL USE APPLICANT: Immanuel Lutheran Corporation 185 Crestline Avenue Kalispell, MT 59901 (406) 752-9622 LEGAL DESCRIPTION: Lot 1 of Highland Park No. 3, Lots 1 and 2 of Highland Park No. 4, together with Lots 13 and 14 and the Northwest corner of Lot 12 of Block 2 of Highland Park, in Section 7, Township 28 North, Range 21 West, Flathead County, Montana. ZONE: Health Care, H-1 The applicant has applied to the City of Kalispell for a conditional use permit for five phases of development at the Immanuel Lutheran senior living/care facility at 185 Crestline Drive in the H-1 zoning district. The Kalispell City Planning Board and Zoning Commission, after due and proper notice, on October 13, 2015, held a public hearing on the application, took public comment and recommended the application be approved subject to 13 conditions. After reviewing the application, the record, the KPD report, and after duly considering the matter, the City Council of the City of Kalispell, pursuant to the Kalispell Zoning Ordinance, hereby adopts Kalispell Planning Department Conditional Use Report #KCU-15-04, as amended by the Kalispell City Planning Board and Zoning Commission, as the Council's findings of fact, and issues and grants to the above -described real property a conditional use permit for five phases of development at the Immanuel Lutheran senior living/care facility at 185 Crestline Drive in the Health Care, H-1 zoning district subject to the following conditions: That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. Final designs for storm water management, water service, and sanitary sewer service shall comply with Kalispell's Standards for Design and Construction and be submitted for review and approval by the City of Kalispell Public Works Department. 3. The building permit application site plan and elevation drawings shall substantially comply with the conditional use permit application site plan and elevations drawings. 4. To ensure the proposed structures are compatible with the architecture and character of the surrounding neighborhood, the buildings shall receive Architectural Review Committee (ARC) approval prior to issuance of the building permit. 5. The 40 feet height limit has been increased to a maximum of 60 feet for Phase 2. The increased height will necessitate features that provide visual interest to break up the mass/bulk/height of the building and be approved by the Architectural Review Committee. 6. The development shall receive Site Review Committee approval prior to issuance of building permits. 7. Roadway and access improvements shall comply with Kalispell Design and Construction Standards except that the proposed traffic calming bulbouts should be allowed for connectivity and pedestrian safety. Ptibl e Wefks' "ev4ew of the pfelifninaf , plan of the " r tfaffie the rood f a mid .leek efessing shou4d aeeempany feview a,,etff eats 8. To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be approved by the Parks Department prior to issuance of the building permit. 9. A letter from the Kalispell Public Works Department shall be submitted to the Kalispell Building Department stating that all new infrastructure has been accepted by the City of Kalispell. 10. The property owner shall grant an easement to accommodate a bike path. The easement shall be located along the western boundary of the property bordering U.S. 93, as generally shown on the submitted master site plan. 11. Lots 1, 2, 12, 13 and 14 of the Highland Park No. 4 -Tracts shall be merged into one lot. 12. Signage shall comply with Chapter 27.22 of the Kalispell Zoning Ordinance. 13. All required licensing, inspections, and approvals shall be obtained from the Montana Department of Health and Human Services. Dated this 2nd day of November, 2015. STATE OF MONTANA ) ss County of Flathead ) Mark Johnson Mayor On this day of , 2015, before me, a Notary Public, personally appeared Mark Johnson, Mayor of the City of Kalispell, known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same on behalf of the City of Kalispell. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Notarial Seal, the day and year first above written. Notary Public, State of Montana REQUEST FOR A CONDITIONAL USE PERMIT KALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU-15-04 September 23, 2015 This is a report to the Kalispell City Planning Board and Kalispell City Council regarding a request for a conditional use permit for five phases of development at the Immanuel Lutheran senior living/care facility. A public hearing on this matter has been scheduled before the Planning Board for October 13, 2015, beginning at 7:00 PM, in the Kalispell City Council Chambers. The Planning Board will forward a recommendation to the Kalispell City Council for final action. A. BACKGROUND INFORMATION: Owner/Applicant: Immanuel Lutheran Corporation 185 Crestline Avenue Kalispell, MT 59901 (406) 752-9622 Size and Location: The subject property is located at 185 Crestline Drive. The property can be described as Lot 1 of Highland Park No. 3, Lots 1 and 2 of Highland Park No. 4, together with Lots 13 and 14 and the Northwest corner of Lot 12 of Block 2 of Highland Park, in Section 7, Township 28 North, Range 21 West. p B -2 r.e R-3- -w- Y d IL U —RX-2 - r VICINITYMAPSCALE 100 IMMANUEL LUTHER4N COMMUNITIES REL2UEST FOR A CONDITIONAL USE PERMIT FORTHE EXPANSION AND RENNOVATION OFTHEIR FACILITIES INCLUDING BUFFALO HILLTERRACE &THE IMMANUAL LUTHERAN HOME, THE WORK WILL BE PHA5ED OVER THE NEXT FEW YEARS. THE PROPTRnrS ARE LOCATED ALONG CRESTLINE AVENUE ANO THE SOUTHERN END OF CLAREMONT STREET. FILE## KCU-1 E.r04 1 Figure 1: Vicinity Map and Zoning Summary of Request: A request from Immanuel Lutheran Corporation, for a conditional use permit for five phases of development at their senior living/care facility. Construction of the five phases of development includes approximately 92,370 square feet of new construction, 68,240 square feet of renovations to existing buildings, surface parking lot expansions, relocation of water/sewer lines, new sidewalks, pedestrian crossings, street improvements and landscaping over the next 5 '/2 years. The five phases of development include: • Phase I — Memory Care: 0 4,930 sf of remodeled space 0 27,080 sf of new construction (6,070 sf is on the second floor, the remainder is on the first floor) o Convert 6 existing assisted living apartments into 12 memory care bedrooms; add 12 additional memory care beds and additional common area space. o Create a new entry for the Buffalo Hills Terrace complex and expands the dining facility for Buffalo Hills Terrace. • Phase 1B —Retreat Expansion: 0 18,310 sf of remodeled existing space 0 2,470 sf of new one-story construction o Convert 50 existing Skilled Nursing beds into approximately 32 beds to be used primarily for rehabilitation. Some of the beds may continue as skilled nursing beds depending on demand. o New common areas and rehabilitation gym to support the facility. • Phase 2 — Independent Living Apartments: o Create 36 independent living apartments on three floors. The building will also have a parking level partially below grade. The apartments range in size from approximately 900 sf to 1600 sf in floor area. 0 56,520 sf of new apartment construction and 19,420 sf of parking level to serve the independent living apartments. 0 3,600 sf swimming pool and chapel to serve the west side of the ILC campus • Phase 3 — Skilled Nursing: 0 12,610 sf of remodeled existing space 0 6,300 sf of new construction. o Improve skilled nursing beds and add common areas to create a "household" style facility. Existing Phase 3 areas contain 41 beds, when completed Phase 3 will contain approximately 32 beds. • Phase 4 — Skilled Nursing Facility: o 13,450 sf of remodeled existing space 2 o No new construction. o Improve skilled nursing beds and add common areas to create a "household" style facility. Existing Phase 4 areas contain 48 beds, when completed Phase 4 will contain approximately 38 beds. • Phase 5 — Administration and Common Area renovation: 0 18,940 sf of remodeled existing space o Limited new construction. o Improve the front entry, administrative areas and other common areas of the facility. Existing Land Use and Zoning: The property is currently developed with the Immanuel Lutheran senior living/care facilities. The property is located within the H-1 (Health Care) Zoning District. The Kalispell Zoning Ordinance describes the intent of this district: "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". Adjacent Land Uses: The existing land uses of the land surrounding the subject property are as follows: West: U.S. 93, vacant land, single-family and multi -family North: Hospital, medical office, Salvation Army and church East: Golf course and single-family South: Single-family Adjacent Zoning: The adjacent zoning of the land surrounding the subject property are as follows: West: R-3 (Residential) and RA-2 (Residential Apartment/Office) North: H-1 and R-3 East: P-1 (Public) South: R-3 Relation to the Growth Policy: Kalispell has a high proportion of seniors with special needs that need care and affordable housing options. Immanuel Lutheran focuses on those needs by providing residential living, assisted living, rehabilitation and a skilled care center for seniors. The Kalispell Growth Policy 2020 has goals that support development of facilities that are focused on the senior community. The Economy Chapter, states to strengthen Kalispell as a regional health care center that provides a broad spectrum of health care related services, with diagnostic, therapeutic and varied medical services available. The Housing chapter, states to provide an adequate supply and mix of housing that meets the needs of present and future residents in terms of cost, type, design and location. Therefore, by providing housing and medical services to the senior community, the proposed remodel and additions is supported by the growth policy. Utilities/Services: Sewer service: City of Kalispell Water service: City of Kalispell 3 Solid Waste Electric: Phone: Police: Fire: Schools: B. EVALUATION OF THE REOUEST City of Kalispell Flathead Electric Cooperative CenturyLink City of Kalispell City of Kalispell School District 95, Kalispell This application has been reviewed in accordance with the conditional use review criteria in the Kalispell Zoning Ordinance. A conditional use permit may be granted only if the proposal, as submitted, conforms to all of the following general conditional use permit criteria, as well as to all other applicable criteria that may be requested: 1. Site Suitability: a. Adequate Useable Space: The subject property is approximately 13 acres, consisting of six parcels located off of Claremont Street. Lots 1, 2, 12, 13 and 14 of the Highland Park No. 4 subdivision are located west of Claremont Street and make up approximately 6.8 acres. These lots will have to be aggregated to accommodate the construction of Phase IA and Phase 2. Lot 1 of the Highland Park No. 3 subdivision is approximately 6 acres and is located east of Claremont Street. The minimum lot area required within the H-1 Zone is 7,000 square feet + 1,500 square feet for each additional unit beyond a duplex. The subject property is approximately 13 acres, which far exceeds the minimum 7,000 square feet lot size requirement. Additionally, the 36 proposed living units require 58,000 square feet of land. Being the subject property is approximately 13 acres there is plenty of land to accommodate the proposed units. The master plan submitted also demonstrates that each phase can maintain sufficient area for parking to meet zoning requirements. Height, bulk and location of the building: The proposed additions meet the required front, side and rear setbacks for the H-1 Zone. The maximum height permitted by right within the H-1 Zone is 40 feet and 60 feet is permitted with a conditional use permit. All of the proposed additions fall within the maximum height permitted by right except for the Phase 2, which is proposed to be 60 feet in height. Phase 2 consists of the independent living facilities located on the southwest end of the subject property. Site topography and the need for underground parking is the reason for the increased height request. Staff presented the existing elevation drawings to the Architectural Review Committee at their September 22, 2015, meeting. The committee indicated that some of the structures were quite large and that some architectural features would be needed to break up their mass/bulk/height. Members indicated that changes in the plane of the walls, changing the direction or providing some variety in the roof form gives diversity and visual interest to large structures such as proposed and are some methods that will be considered The H-1 Zoning allows for a maximum of 45% lot coverage. The lot coverage for the east campus is approximately 35% with the proposed improvements and the west campus is approximately 37% with the proposed improvements. The entire campus is well below the maximum permitted lot coverage requirement. 4 b. Adequate Access: The property takes access via Claremont Street which runs right through the middle of the subject property. Additional access to the property can be taken from Crestline Avenue to the south. Claremont Street and Crestline Avenue are improved city streets that meet the minimum width requirements. There is also an alleyway located to the north of the eastern portion of the property that is used for access and city services. C. Environmental Constraints: There are no known environmental constraints, such as steep slopes, streams, floodplains, or wetlands on the property, which could affect the proposed use. 2. Appropriate Design: a. Parking Scheme/Loading Areas: The Kalispell Zoning Ordinance specifies the minimum parking requirements for convalescent or nursing homes for aged individuals (KMC 27.24.050). The regulations require a minimum of one parking space per 8 beds plus one space per employee during the maximum shift. Additionally, elderly housing projects require 1 space per 2 dwelling units. The master plan submitted demonstrates that each phase can maintain sufficient area for parking to meet zoning requirements. The master plan indicates that there will be total of 256 parking spaces provided at the end of Phase 5, which exceeds the 212 spaces that will be required. As each phase of development of the facility is submitted, it will be reviewed by the Kalispell Site Review Committee to ensure compliance with the city standards for parking and loading areas. Each phase must be able to fully function and comply on its own. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards for all outdoor lighting on commercial or residential structures. Exterior lighting installed in conjunction with the facility will be reviewed for compliance with the zoning ordinance during building permit review. C. Traffic Circulation: The subject property gains access from Claremont Street and Crestline Avenue, which are improved public streets that were constructed to city standards for circulation. d. Open Space: The development meets the required setbacks for the H-1 Zoning District. There are no standards or requirements for dedicated open space other than that would be created by building setbacks and separations e. Fencin Screenin andscapin : No fencing or screening is proposed as part of the development. The development will require 5% landscaping for all of the interior parking lot areas. A landscaping buffer is also required within a parking when adjacent to a street. Lastly, the developer is proposing a landscaped boulevard adjacent the sidewalks surrounding the property. A final landscape plan will be reviewed for compliance with the City of Kalispell's landscape ordinance at the time of building permit submittal. f. Si ng_age: Chapter 27.22 of the Kalispell Zoning Ordinance sets standards for signs. Signs installed in conjunction with the development will require a sign permit prior to installation. 3. Availability of Public Services/Facilities: 5 a. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the proposed senior living/care use. b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. There is adequate access to the property from the public road system and the buildings will be constructed to meet current building and fire code standards. Station 62 is approximately 2.2 miles from the subject property giving good response time. C. Water: City water is available and would serve the property. The developer will be required to pay the cost for the service line relocations. d. Sewer: Sewer service will be provided by the City. The developer will be required to pay the cost for the service line relocations. e. Storm Water Drainage: Storm water runoff from the site shall be managed and constructed per the City of Kalispell Construction and Design Standards. Final design will be approved by Kalispell Public Works Department prior to building permit issuance. Prior to receiving a building permit the developer will need to submit a construction storm water management plan to the Public Works Department. This plan will need to show how storm water will be treated and where it will be directed during construction activities. f. Solid Waste: Solid waste pick-up will be provided by the City. The City's solid waste collection program has the capacity to serve the increased use. g. Streets: The primary street frontages are Claremont Street and Crestline Avenue. Claremont Street and Crestline Avenue are both existing city streets built to city standards. Public Works has indicated that the bulb outs that are proposed as traffic calming devices along Claremont Street would not be permitted, due to maintenance concerns. Public Works did indicate that they were willing to let Claremont Street be narrowed to 24 feet in width, which would act as a traffic calming device and would not create maintenance issues. One condition to allowing the narrowed width would be that no street parking would be permitted along Claremont Street. The applicant has indicated that they did not want to pursue that option at this time because they did not want to lose the ability to park along Claremont Street. As the project progresses alternative methods of traffic calming devices will need to be considered by Public Works and the applicant to address pedestrian needs within the development. h. Sidewalks: The developer is proposing new sidewalks that will extend all the way around the development. The sidewalks are being designed to create a campus feel that connects both sides of the development and gives recreational paths for the residents. Schools: This site is within the boundaries of School District 95. Since the development is for seniors, there are not any anticipated impacts. Parks and Recreation: Section 27.34.060 requires that recreational amenities are provided for by the development for the independent living facilities. The development is providing recreational amenities that include a future bike path easement along the west side of the development, swimming pool, gym, pub, lounge, footpaths and outdoor seating areas. By providing the aforementioned amenities this section has been satisfied. C. 4. Neighborhood impacts: a. Traffic: The subject property gains access from Claremont Street and Crestline Avenue, which are improved public streets that were constructed to city standards for circulation. The independent living development (Phase 2) is for seniors, so traffic associated with the development will be limited. Overall, the development is reducing the number of beds being provided by 13 from the current total. Traffic associated with the rest of the facility will be limited to the employees of Immanuel Lutheran and visitors. Due to the reduction in beds and the makeup of the remaining development, it is not expected that the development will require a traffic impact study which is needed when 300 vehicle trip are produced. If at any time development projects more than 300 vehicle trips, a traffic impact study will be required. b. Noise and Vibration: Other than during construction, the senior property will not create any objectionable noise and vibration beyond what would normally be associated with senior housing/care facility. C. Dust, Glare, and Heat: Other than during construction, the property will not create any objectionable dust, glare, and heat beyond what would normally be associated with a senior housing/care facility. d. Smoke, Fumes, Gas, or Odors: Other than during construction, the property will not create any objectionable smoke, fumes, gas, or odors beyond what would normally be associated with a senior housing/care facility. e. Hours of Operation: Immanuel Lutheran Communities is a full time residential community and is operational at all times during the year. The proposed renovations and additions will not change operation times or the manner of operation. 5. Consideration of historical use patterns and recent changes: The area of the proposed development can generally be classified as health care based, with single-family residences located on the fringes. The subject property has been historically used by Immanuel Lutheran Communities as senior living/care facilities. The development is not proposing any new uses than what it is already providing. The development seeks to improve on their existing facilities to provide better services to the elderly community. Properties to the north are typically hospital related and are continually growing as well. The Immanuel Lutheran facilities act as a transition between the more intensive hospital uses to the north and single-family residential development south and east of the project. The renovation/expansion of the facilities will include additional sidewalks, landscaped boulevards, additional pedestrian crossings, and improved parking layouts. All of these improvements will soften the development and give a campus feel that transition into the residential development more appropriately than what currently exists. 6. Effects on property values: No significant negative impacts on property values are anticipated as a result of the requested conditional use of the property. C. RECOMNFENDATION The staff recommends that the Kalispell Planning Board adopt staff report 4KCU-15-04 as findings of fact 7 and recommend to the Kalispell City Council that the conditional use permit be approved subject to the following conditions: D. CONDITIONS OF APPROVAL That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. Final designs for storm water management, water service, and sanitary sewer service shall comply with Kalispell's Standards for Design and Construction and be submitted for review and approval by the City of Kalispell Public Works Department. The building permit application site plan and elevation drawings shall substantially comply with the conditional use permit application site plan and elevations drawings. 4. To ensure the proposed structures are compatible with the architecture and character of the surrounding neighborhood, the buildings shall receive Architectural Review Committee (ARC) approval prior to issuance of the building permit. The 40 height limit has been increased to a maximum of 60 feet for Phase 2. The increased height will necessitate features that provide visual interest to break up the mass/bulk/height of the building and be approved by the Architectural Review Committee. 6. The development shall receive Site Review Committee approval prior to issuance of building permits. 7. Roadway and access improvements shall comply with Kalispell Design and Construction Standards. Except that the proposed traffic calming bulbouts should be allowed for connectivity and pedestrian safe ' pt:efeffed at aFeas that pfehibit paFk4ng on both sides of the stfeet to inet:ease pedestFian 'Visibility To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be approved by the Parks Department prior to issuance of the building permit. 9. A letter from the Kalispell Public Works Department shall be submitted to the Kalispell Building Department stating that all new infrastructure has been accepted by the City of Kalispell. 10. The property owner shall grant an easement to accommodate a bike path. The easement shall be located along the western boundary of the property bordering U.S. 93, as generally shown on the submitted master site plan. 11. Lots 1, 2, 12, 13 and 14 of the Highland Park No. 4 -Tracts shall be merged into one lot. M. 12. Signage shall comply with Chapter 27.22 of the Kalispell Zoning Ordinance. 13. All required licensing, inspections, and approvals shall be obtained from the Montana Department of Health and Human Services. �9 Immanuel Lutheran Home recommended conditions of approval Condition 7 as amended by the planning board at the October 13, 2015 Public Hearing: 7. Roadway and access improvements shall comply with Kalispell Design and Construction Standards except that the proposed traffic calming bulbouts should be allowed for connectivity and pedestrian safety. deetffnentsprohibit par -king en beth sides of �he stfeet to ifiefvase pedes4iaa visibility as �hey entef: �he Suggested modification by Kalispell Public Works to maintain compliance with adopted Standards: 7. Roadway and access improvements shall comply with Kalispell Design and Construction Standards currently in effect at the time of construction. Traffic calming features as proposed in the site plan at the intersection of Crestline and Claremont on the south end and Claremont and the alley on the north end of the site shall be warranted as set forth in the City of Kalispell Transportation Plan. Pedestrian features shall be designed and constructed according to the Standards in effect at the time of construction. Proposed roadway and pedestrian features not complying with current Standards shall be reviewed for aproval through the deviation process as set forth in the Standards. The proposed midblock crossings on Claremont will require an engineering_studystudy as outlined in section 3B-18 of the Manual on Uniform Traffic Control Devices below. MUTCD 3B-18 reads: "Crosswalk lines should not be used indiscriminately. An engineering study should be performed before a marked crosswalk is installed at a location away from a traffic control signal or an approach controlled by a STOP or YIELD sign. The engineering study should consider the number of lanes, the presence of a median, the distance from adjacent signalized intersections, the pedestrian volumes and delays, the average daily traffic (ADT), the posted or statutory speed limit or 85th- percentile speed, the geometry of the location, the possible consolidation of multiple crossing points, the availability of street lighting, and other appropriate factors. " KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING OCTOBER 13, 2015 CALL TO ORDER AND ROLL The regular meeting of the Kalispell City Planning Board and CALL Zoning Commission was called to order at 7:00 p.m. Board members present were: Chad Graham, Charles Pesola, Matt Regier, Steve Lorch, Karlene Osorio-Khor and Doug Kauffman. Rory Young was absent. Tom Jentz, Jarod Nygren and P.J. Sorensen represented the Kalispell Planning Department. APPROVAL OF MINUTES Osorio-Khor moved and Regier seconded a motion to approve the minutes of the September 15, 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 No one wished to speak. IMMANUEL LUTHERAN A request from Immanuel Lutheran Corporation, for a conditional CORPORATION — use permit for five phases of development at their senior CONDITIONAL USE PERMIT living/care facility. Construction of the five phases of development includes approximately 92,370 square feet of new construction, 68,240 square feet of renovations to existing buildings, surface parking lot expansions, relocation of water/sewer lines, new sidewalks, elevated street crossings and landscaping over the next 5 1/2 years. STAFF REPORT — KCU-15-05 Jarod Nygren, representing the Kalispell Planning Department reviewed staff report KCU-15-04 for the board. Nygren made a correction to the staff report on page 1 — Size and Location — should read "The property can be described as Lot 1 of Highland Park No 3, Lots 1 & 3 of Highland Park No 4, together with Lots 13 & 14 and the NW corner of Lot 12 of Block 2 of Highland Park in Section 7, Township 28 North, Range 21 West..." Nygren noted these properties are located within the Health Care Zoning District (H-1) and health care and multi -family uses as proposed are permitted within this zone provided a conditional use permit is obtained. The property is approximately 13 acres with Claremont Street that runs north and south through the middle of these properties. He reviewed the surrounding zoning, land uses and further described the 5 phases of development. Most of the new construction will be on the west side of the campus and the east side will include some smaller additions and mainly renovations. Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page I 1 Nygren said the board received a letter today from Public Works regarding the applicant's request that Claremont Street be approved with bulb -outs in three locations. The applicant wants to create a campus atmosphere with traffic calming devices so clients can cross easily. Public Works had indicated that they do not approve bulb -out primarily for maintenance reasons as they create problems with snow plowing. Public Works suggested narrowing the street and not allowing parking on Claremont instead. Nygren added the conditional use permit and all phases of development are consistent with city zoning and the growth policy. Staff recommends that the Kalispell Planning Board adopt staff report KCU-15-04 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the 13 conditions listed in the staff report. BOARD DISCUSSION Kauffman asked for information on daily vehicle trips for the facility and Nygren said since the number of beds is being reduced elsewhere on campus the addition of the 36 units shouldn't increase the number of trips with this development. Graham asked if there would be problems with the bulb -outs in other areas in the city and Nygren said yes, there could be and they will indicated they will work closely with Public Works on this issue. There are currently bulb -outs on I" Avenues East and West that are being plowed around but they are wider streets. Jentz said they are three lanes but with the proposed design on Claremont Street there isn't a boulevard on one side so they tend to plow the snow to the center of the street and then the road grader has to maneuver around the bulb -outs. Osorio-Khor asked if the applicants feel that the bulb -outs would provide more safety, access from one building to another and the feeling of a campus and Nygren said yes. Osorio-Khor asked where is the parking for the residents and guests of the residential homes on the south side of Crestline Avenue and Nygren said in their driveways or along the street. Osorio-Khor asked if that parking will be taken away and Nygren said no, except for the possible temporary restrictions during construction. Nygren explained further. Graham said the idea may be the closer the curbs come together the less amount of time is spent on the road for residents and pedestrians to go from facility to facility. PUBLIC HEARING Don MacArthur of MacArthur, Means & Wells Architects in Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 12 Missoula, stated he is representing Immanuel Lutheran Communities. He said they are focused on unifying the campus with landscaping and connecting the campus for pedestrians across Claremont Street. MacArthur said in the future the city has plans for a trail that runs along Highway 93 that will connect to the larger community and from the campus to the trail system to create a loop around campus. They want safe crossings and the bulb -outs shorten the distance for the pedestrians as they cross but even more important is the bulb -out signals to the drivers that it is a place where pedestrians are likely to be and they should slow down. The only condition of approval they have issues with is Condition 97 and they want to work with Public Works to ensure that the design they come up with maximizes their ease in maintaining the street but also makes sure that pedestrians have a great connection across that street. The best balance is what they have proposed in the design they submitted. Osorio-Khor asked why they are proposing the 60 foot height and MacArthur said the slope of the site is quite steep and if you start on the north side on grade to Crestline there is probably a 12-14 foot drop. With 36 apartments they needed three stories and want the level of this facility to tie into the existing Buffalo Hill Terrace building, to provide seamless integration for people who have mobility challenges. MacArthur explained further. MacArthur added they do not anticipate an interruption of the residential street parking as they have carefully identified where the staging of the construction and construction vehicle parking will be. They do not want to create any undue burdens on the neighborhood. Osorio-Khor noted the plan is a real change for this neighborhood and MacArthur said yes they are putting a big new building on the site but they are also reducing the number of beds in another part of the campus so some of the impact is also reduced. Kauffinan asked if they want to keep the parking on Claremont and MacArthur said they are anxious to keep as much parking on the site as they can. Obviously if the street were narrowed it would make the crossing the same as with the bulb -outs, but it doesn't signal the slowdown of traffic. Lorch noted at the very southwest corner of the campus when leaving the parking garage and jumping onto Crestline Avenue a lot of traffic will be directed to the "really bad" intersection - Highway 93 and Mission Drive. MacArthur said they have thought about that intersection and they may propose that this intersection Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 13 be changed to a left -turn only or other devices to improve safety. They also want to try and direct traffic back up through the area to one of the hospital lights, which will be safer. He added there is good visibility when coming out of the parking garage, in both directions. Lorch noted since a traffic study isn't required at this point it doesn't really allow those issues to be addressed. Further discussion was held. Jason Cronk, CEO of Immanuel Lutheran Communities said to follow-up the day in the life of the community is one that they have residents on the left-hand side of Claremont who are largely independent and more mobile. The campus is designed so as the residents' age in place, and their needs become greater, a lot of their needs are met on the right-hand side of the campus. There is a steady stream of spouses and friends traveling across Claremont every day to visit with their loved ones or friends in the nursing home or in the short -stay therapy rehab facility. This is the opportunity to design a pathway that is in the residents' best interests for safety. Margaret Davis stated she is a homeowner of 160 Charlotte Avenue, the street just south of Crestline Avenue. She uses these streets and travels this area often. Davis said she is fully in support of developing the Immanuel Lutheran Home Community but not fully supportive of the traffic and pedestrian proposals in this plan. The city and the Immanuel Lutheran Home have an opportunity to plan for the future do regarding accessibility, public safety, and increasing traffic in the area. The campus theory is good, but we all know that hospital is approved for two more floors and this is becoming a rapidly urbanizing zone not a campus. She read from her prepared statement, a copy of which is attached to these minutes. Davis said because there are no possibilities for sidewalks on Mission between Charlotte and Crestline there is no place to walk so perhaps changing Mission Street to a one way should be considered. MOTION Regier moved and Lorch seconded a motion to adopt staff report KCU-15-04 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the 13 conditions listed in the staff report. BOARD DISCUSSION Lorch said in terms of the traffic calming on Claremont he struggles to see how it makes it that much more difficult to plow snow. They still have a significant amount of the street that they can plow to the middle and the bulb -outs themselves become sidewalk so they would be managed by the tenant. It is a well proven tool that is used to provide safety for pedestrians. He Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 14 would like to see the bulb -outs incorporated into the design. Lorch continued when driving through this area there have been times that he couldn't even find his way using Claremont Street and Burns Way. It is a wonky evolution of a transportation system and there is room for improvement. There should be a better connection to get to Highway 93 and using Mission Street, as everyone would agree, is less than ideal. Osorio-Khor said looking at the bulb -outs she immediately saw a way to provide more safety for pedestrians. She has been in the area and it is a maze and it is easy to get mixed up as to where one is going. She thinks that the bulb -outs should be allowed because they provide a continuity and integrity to the campus look that they are trying to present, provides safety for their clients and those who are driving on these streets. She added it is always good to hear from Ms. Davis as she knows her neighborhood and points out things that the board wouldn't know because they don't live there. Osorio-Khor said a traffic study should be discussed. Graham agreed the bulb -outs should be considered or perhaps a compromise between the two and suggested using seasonal parking in the area to restrict parking in the winter on one or both sides of the street to allow for snow storage. Kauffinan said he finds the bulb -outs to be a nice design element and should be kept as well. And the compromise that was suggested by Graham could be the route to go. Jentz suggested a motion could be made to remove Condition 97 and replace it with a condition that reads, "On Claremont the street design, including bulb -outs, is recommended to be approved as shown in the applicant's site plan." Regier noted Public Works states multiple times that this design doesn't meet the city standards and suggested perhaps it should read that other options should be explored. Jentz said the board is recommending the amendment and the city council will weigh in on the recommendation, based on information provided to them from the board, Public Works, and staff. Pesola asked by deleting Condition 97 and allowing the bulb -outs would the board be recommending an exception to the standards? Jentz said not necessarily. The city's transportation plan suggests certain types of techniques to calm traffic to provide pedestrian access. At the same time there is a standard that says that a street should be 28 feet wide so there is a conflict and the board needs to decide if it makes sense. Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 15 Further discussion was held. MOTION — CONDITION #7 Lorch moved and Osorio-Khor seconded a motion to amend Condition #7 to read: "Roadway and access improvements shall comply with Kalispell Design and Construction Standards except that the proposed traffic calming bulb -outs should be allowed in order to allow for connectivity and pedestrian safety." ROLL CALL The motion passed on a roll call vote of 5 in favor and 1 opposed. BOARD DISCUSSION Osorio-Khor asked if there is something that should be done with regard to a traffic study. Jentz said the city has a requirement that when more than 300 vehicle trips are generated a traffic study is required. Nygren said that was included in the staff report where it states that if it is ever shown that this project has exceeded the 300 vehicle trips that a traffic study would be required. At this time Public Works has looked at this and with the reduction in beds, even with the increase living units, it is a wash as far as the increased vehicle trips. Jentz said there is a traffic issue near the hospital but if an applicant in front of the board isn't contributing more to the traffic impact it is questionable that you could have them try and solve the greater issue. Further discussion was held. ROLL CALL The original motion, as amended, passed unanimously on a roll call vote. KALISPELL CENTER MALL A request from WSPGB Mall, LLC for a text amendment to — PARKING TEXT remove subsection "a" and modify subsection "b" within the AMENDMENT Special Parking Management Maintenance District No. 2. The zoning text amendment would effectively allow all properties north of Center Street within Special Parking Management Maintenance District No.2 to have one parking space for every 400 square feet of gross floor area, rather than one parking space for every 250 square feet of gross floor area. The only properties affected by the text amendment are the properties within Special Parking Management Maintenance District No. 2, north of Center Street. STAFF REPORT — KZTA-15-02 Jarod Nygren, representing the Kalispell Planning Department, reviewed staff report KZTA-15-02 for the board. Nygren noted a change to the staff report on page one Section 27.12.020 it should read 27.24.040. Nygren reviewed a map of the parking district. He noted Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 16 historically the mall would typically be allowed 1 space for every 250 square feet because of the retail nature of the property. He said the mall is an extension of downtown and the heart of the Core Area Plan. The plan calls for significantly reducing off-street parking requirements, in order to help facilitate redevelopment, and reducing the requirement for the mall to 1 space for every 400 square feet would allow for a significant amount development on the property. Staff recommends that the Kalispell Planning Board adopt staff report KZTA-15-02 as findings of fact and recommend to the Kalispell City Council that the text amendment be adopted as provided in the staff report. BOARD DISCUSSION Lorch asked for clarification, which Nygren provided. PUBLIC HEARING No one wished to speak. MOTION Kauffinan moved and Pesola seconded a motion to adopt staff report KZTA-15-02 as findings of fact and recommend to the Kalispell City Council that the text amendment be adopted as provided in the staff report. BOARD DISCUSSION None. ROLL CALL The motion passed unanimously on a roll call vote. OLD BUSINESS: Nygren reported on the work session for the casinos text amendment and noted the amendment will be scheduled for November 2, 2015. The planning board recommendation will move forward and if the council members want to make any amendments they can. Councilman Guiffrida recommended allowing casinos in B-5 zones only, as was discussed by the board. NEW BUSINESS: Nygren said the agenda for the next planning board meeting includes a review of a preliminary plat that has been submitted for a portion of the Westview Subdivision north of Three Mile Drive. This is the same location where townhouses were approved earlier this year. There was discussion regarding the connectivity issues and future development/infrastructure in the H-1 zone. ADJOURNMENT The meeting adjourned at approximately 8:35 p.m. NEXT MEETING The next regular planning board meeting is scheduled for December 8, 2015 beginning at 7:00 p.m. and located in the Kalispell City Council Chambers, 201 1st Avenue East, Kalispell. The November meeting has been cancelled. Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 17 Chad Graham President APPROVED as submitted/corrected: / /2015 Michelle Anderson Recording Secretary Kalispell City Planning Board Minutes of the meeting of October 13, 2015 Page 18 PLANNING FOR THE FUTURE MOAY"A Planning Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/ planning APPLICATION FOR CONDITIONAL USE PERMIT PROPOSED USE: Senior Living Facility OWNER(S) OF RECORD: Name: Immanuel Lutheran Corporation Mailing Address: 185 Crest 1 ine Avenue City/State Zip: Kalispell, MT 59901 406-752-9622 / P� Phone: PERSON(S) AUTHORIZED TO REPRESENT THE OWNER(S) AND TO WHOM ALL CORRESPONDENCE IS TO BE SENT: Name: Don MacArthur Mailing Address: MacArthur, Means & Wells, Architects, 125 West Alder City/State/Zip: Missoula, MT 59802 Phone: 406-543-5800 LEGAL DESCRIPTION OF PROPERTY (Refer to Property Records): Street Sec. Town- Range Address: 185 Crestline Avenue No. 07 ship 28N No,21W Subdivision hlTract Lot Block Name: Higand Park #3 No(s). No(s). 1 No._ I. 2. Zoning District and Zoning Classification in which use is proposed: H-1 - Healthcare Attach a plan of the affected lot which identifies the following items: a. Surrounding land uses. b. Dimensions and shape of lot. C. Topographic features of lot. d. Size(s) and location(s) of existing buildings e. Size(s) and location(s) of proposed buildings. f. Existing use(s) of structures and open areas. g. Proposed use(s) of structures and open areas. h. Existing and proposed landscaping and fencing. 1 3. On a separate sheet of paper, discuss the following topics relative to the proposed use: a. Traffic flow and control. b. Access to and circulation within the property. C. Off-street parking and loading. d. Refuse and service areas. e. Utilities. f. Screening and buffering. g. Signs, yards and other open spaces. h. Height, bulk and location of structures. i. Location of proposed open space uses. j. Hours and manner of operation. k. Noise, light, dust, odors, fumes and vibration. 4. Attach supplemental information for proposed uses that have additional requirements (consult Planner). I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge. Should any information or representation submitted in connection with this application be incorrect or untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell Planning staff to be present on the property for routine monitoring and inspection during the approval and development pr s . Applicant Signatu& Date 2 MacArthur, Means & Wells, Architects, PC 125 West Alder Street Missoula. NIT 59802 T, 406.543.5800 F: 406.327.9367 rr mw-4+mmwa,chi-ects.ccm September 11, 2015 Conditional Use Permit Application - Immanuel Lutheran Communities Narrative in response to Question 3. 1. Traffic flow and control: • See master plan and phasing plans. The master plan proposes creating traffic calming along Claremont to improve pedestrian connectivity between the two halves of the ILC campus. 2. Access to and circulation within the property: • See master plan and phasing plans for final access plan and for access during construction per phase. Plans have been reviewed with emergency services to ensure safety through all phases. All site access will be fully coordinated with City Engineering. 3. Off-street parking and loading: • See master plan, phasing plans, and landscaping master plan for location of parking and loading areas. The phasing plans demonstrate that at each phase the project can maintain sufficient parking to meet zoning requirements. 4. Refuse and service areas: • See the master plan and landscape master plan. Service areas for the west half of campus are on the service road and do not front Claremont or Crestline. Service areas for the east half of campus are along the alley to the north of the site. 5. Utilities: • Utilities are present at the existing building and infrastructure is adequate to serve building renovation and new facilities proposed. 6. Screening and Buffering: • See landscape master plan. Screening will be added at north property line on the west side of campus to screen parking along the property line from the adjacent property. 7. Signs, yards, and other open spaces: • See landscape master plan. Implementation of the master plan will improve pedestrian experience by creating a sidewalk that loops the campus. Existing landscaped courtyards will be maintained or improved, and new courtyards added for residents. 8. Height, bulk and location of structures: • Please see attached building elevations for new or renovated structure design. See master plan for location of structures on the site. 9. Location of proposed open space uses: • See landscape master plan. 10. Hours and manner of operation: • Immanuel Lutheran Communities is a full time residential community and is operational at all times during the year. The renovations and additions will not change operation times or the manner of operation. 11. Noise, light, dust, odors, fumes and vibration: • None anticipated except for those generated by normal construction activities. HQ m� ���� - nn�eesesw•wa IE-EO-SIOL J3�L'ns IObbS 1W ��3dSI�VJI � = Q _ V ,t " 3f1N3/�V 3NI'11S3b� 981 � � � F N N � 06 � SS l���euw a 91LL-L5L-%Ob �Hd H1210N O j = � � IObb51W "I'13d91'IV�' .. s v. 1u1 ��a Ply .-I 3snonlooros eai J,11 N �1 W W O� g aao�sp�o� � oui'sia3row-Nosiaaow N7?� i-t-Ln7 71 in dWWI Q a o ❑ A400e on-ao aanans auoisina� N ❑ FQ m i I W V W W V W W V W U K Q W V W W V W U K Q Z C J on 0 wZ ¢O 0)hw Cl) ZU� Z O=� u 0 ?gym z(1)z Z Q m co MNZ ZOW ZWUd 6) � _ a�0 c ¢IrJ�o0LUb o w Q Z U w Z w N 02 w»> >' O M T W W F H < O Z z W N or BIZ a w cn �� YIL o a m fn U) W UFO L) C7 00CD Z=O aFU O J f \�w k \�k § j\§2 w 2 w0:3Z 2°2cne0/ (�§5>w0 [\¥ƒ/§§§ / \ coCOLL, «ec0LU w< f°§ - W Z H 0 W F- W d j z Ov (1) Z o w O�z¢ W Z z O W N toy} F >W0CL Q J L o Z O Z W N -N WO» WW EL m�Q Q) W F N \ avWiuwivWiw m a- ¢¢ a) 'tl W<?CLd rnrn IL IL Y Y eJ 0 m z � N .2J W N � a H N V I u Q a 5 Z O 1- w LJ Z l Z LU WOw N 2 c,,�wUa N UU J d Lu Q w 7; 0 (j) c O?ojj 0 s W Q Q Q NUn UnZ N'3 N F (9 or ) WO 0)u C C T Y id as El u m O2J W N � a � W \ L U K a a u a 5 z 0, U fY 0 Z Z Q Od O xU w (n 0 W Z � F N F WZ ¢w a W W § ) � §-j)\ Z§§( d 7§(7 1 ■ q Pk2 < LLI.6 §0Lp \Ir \;q;; CL2§§2) � 2 ■ \ N 0\ \0 z\ §§ zw< ILIL )S =z //§ ?ap �\ / z R� k 0E- / ) °k9RWZW w F-2*&Z)? � G_eooa« wM9�mooz� §qr)\§i r<M!#MM®= �i�- 7.7 B § ozo / / w)\�� )m k)\ \ 22)R! L;°*» e� 0 ❑ ' \ � M m $ ` \ o ( ( / : ■ _ # \ _ / \ CLLU § } w:- LLJ?»\P( f ? -ZiCL ` _< 2 �) v !. 94 �r Ik �Ksc sa CM NVUBHini ignNVWWI Vd '-nj3ej!Lj-V MWro P 5 gg�o go I HE 'I H�2 E HE U4, M 2 H H tm .2 n NV M9HiniiBnNVWWI v 'd Ll3jvmwro CO All Ff7- 1 LID o 63 Al Ulk, U.T 4Q -E7 CIL Fb -1 0 NVUBHini ignNVWWI V 'empall 'd Ll3jvmwro h CO to Zo O yl ------------ yl ---------- \\, -\! NVUB@m,nNV_I ! 'd_ m-V _o ) N ( �- / a \\, -\! / ! NVUB@m,nNV_I 'd_ m-V _o ( N ( - a 27dATT 7L —L IL : 10 �s �hN= 0o 0 \ ► � sa 3 �t/d'aan;3a;iy-tlMWfoCq NVUBHini ignNVWWl cfl 0 za Q a: �F ryLd 9L J9 J LL �� z L J = u\ n d u J= n/ p Jrr \\, NVUBHini ignNVWWI V'd'-nj3ej!Lj-V MWro LO CO 0 ~ 89 (_\!::}(;\){}} ((, ~ \\}}}}}}})))}}}}}}}} � � } \ \ _ \ { \ , :ƒ F7 _\ < > w ^ ` ` ° \° \ \ \° , ::\/\ Pp » -d ` � \\ \ � EBEO� � \ /. ° \� � � \ \ ` \ , \ \ � © \ \ \ ƒ i 10669 M 'lladsilp)i 'any auil�sa�� Sg l m a -- uoisuodx3 }paa}abE. a N nj sal}lunuauaoO upaay}nl lanuou Lul a Q ❑ C Q _ Q m i a 0 - - al ¢ •� �t �� ��go I - I I Z o �s �� oy Fz o" �iwz��z o o -� m — — — W w9 0 gloom a� ❑ mom m .� ®� O 30 _ E� m ®'1 m� H H11 ❑ L a � m ao - e c 8114D1 C - --------------- — �ry m O`A,tl j O -i� c 'lledsiliD)i 'GAV GUI 10669 M IISGJO 98 1 HUI dx3 jDailea UOISUID E LULUI saillunLuLuoo uDjaqlnl januD �+� \\\\}\\\�}\\\\ NK � � }; � - : - � :- - rn 'lledsilD)i 'GAV GUI 10669 M .11selo 98 1 uoisuDdx3 jDailea E E S saillunLuLuoo uDjaqlnl lanuDLuLul u T T T \ \ \ \\}}(}}}}\�( (( :\� © � §\ IN Ljj (ED EE) s(H�) \ � —Ram \\\ \\ / , &—^ d» -W OHM III II � � \ \ � d\ } \} / � \ � /� \ ` , ` � / � \ � \ / El— F1 Ll Hill Hill WT7 z� w- 109 M'edsDGAV GU GO 98 1 uoisuDdx3 jDailea E E saillunLuLuoo uDjaqlnl lanuDLuLul T T } }�\}}]!}\\\ }(�)) \\} } w A A . T . . .. . Ul e a i\ ii)Qi\ W ig i 109 M'edsDGAV GU GO 98 1 uoisuDdx3 jDailea E E saillunLuLuoo uDjaqlnl lanuDLuLul T T } }�\}}]!}\\\ }(�)) \\} } w A A . T . . .. . Ul e a i\ ii)Qi\ W ig i 10669 M 'lledsiliD)i 'GAV GUI uoisuiDdx3 pailea az saillunLuLuo::) uDjaqlnl lanuDLuLul u T HHH E.o z oFF - —1 z zo SIN3WI21VdV "i 'IO 'z NVd3Hinl '13nNVWWI oo V 'd npaj! Ll V Am ro Cq o o." zo 0- -41 oll V5 'A AFF 2-8 70 01 LL 28 C=") NLL 28 Ell IEl En =7777777Lo C�4 10 -01 LO 28 FQ- o Ell L FU- IEl r7 71 - zo ► - O S1N3W121tldtl'l'I w as=E AmNtl213H1f1113f1NtlWWl � { = m y d `am;aa;iy-tl MWPD No a ■ Q Z Q � e 0 Z m Z o I® I PO ®=,, Lo - N r �N o _ 0 o s QFff 01 01 of N R ® o / 0 0 0 o z� 28 o o 1 0 2 N 10 N LL _ � N 0 0 z le n n-41 ° s FO 0 Z m Z N - Mzo ► - O S1N3W121tldtl'l'I w as=E AmYNtl213H1f1113f1NtlWWl � { = m y d `am;aa;iytl MWPDo ■ Q Z K Q 0 0 Z m Hit Z N Z Z 01 ID ®� 0 41 x 2!o ILJ ID ol 0 o N LL N LL Z N 10 0o z m --�U IL �o 2 8ID ® �j 10 N LL Z N 1 ° r z -cl I° L El Lam` s o 7 o M LL D Z m Z N zo SIN3WI21VdV "l 'I 'z NVd3Hinl '13nNVWWI oo V Lj-AA'd '-nj3aj!V wro Cq .o ZO 41 `F P1 PP DLO `F