Staff Report/Hosphotel Zoning Text Amendment - DENIEDFlathead Regional Development Office
723 5th Avenue East - Room 414
April 6, 1995 Kalispell, Montana 59901
Phone: (406) 758-5780
City
City of Kalispell
P.O. Drawer 1997
Kalispell, MT 59903
Manager
RE: Kalispell Zoning Ordinance Text Amendment
Hosphotel in RA-1 and H-1 Zones
Dear Bruce:
The Kalispell City -County Planning Board and Zoning Commission met in regular
session on Tuesday, March 14, 1995, and held a public hearing on the following:
A request by Northwest Healthcare to amend the Kalispell Zoning
Ordinance Text, to allow hotels when in association with hospitals in the
RA-1 and H-1 zones and to define this type of facility.
John Parsons, of FRDO presented staff report #KZTA-95-1, which recommended the
text amendment be denied based on the commercial orientation of the use in not
keeping with the spirit of the neighborhood.
The CEO for Northwest Healthcare testified in favor of the proposed text amendment,
stating the numbers for an 8:2 ratio of commercial to patient use of the hosphotel
was driven by the business plan to ensure that the facility be self supporting.
One person spoke in opposition to a commercial enterprise which would directly
compete with his business. He expressed apprehension about the financial impacts
to his business, and wanted to know who will police the clientele of the hosphotel.
These concerns were discussed, and the Board felt that the intent of the hosphotel
be reflected in the numbers. The motion was made and seconded to approve the
zoning text amendment modifying the ratio to reflect that at least 30% of the beds
be reserved for patients and families, and recommending the requested text
amendment to allow hotels in association with hospitals in the RA-1 and H-1 zones
and to define this type of facility. This motion carried on a vote of 4 in favor, 2
opposed and 1 abstained.
It is recommended that the text of the Kalispell Zoning Ordinance be amended as
follows:
The amendment includes the creation of a new land use and allowing this use
as a permitted use in the RA-1 and H-1 zoning classifications. The new use is
proposed to be called a Hosphotel.
This request has been amended to allow One (1) Hosphotel as part of a
Residential Mixed Use PUD.
Providing Community Planning Assistance To:
• Flathead County • City of Columbia Falls 9 City of Kalispell • City of Whitefish •
Bruce Williams, City Manager
Re: Zoning Text Amendment - Hosphotel in RA-1 and H-1
April 6, 1995
Page 2
The proposed definition for this type of facility is:
"A public lodging facility located in close proximity to major medical care
facilities which includes a minimum number of beds or rooms reserved
at a reduced rate according to 'ability to pay' for patients (and/or)
family members. Said facility shall not exceed a height of 35 feet nor
provide more than 50 total sleeping rooms or 60 total beds. At least 10%
30% of the beds shall be reserved for patients and/or family members."
This recommendation is being forwarded to the City Council for final action. Council
needs to wait for the minutes of the Planning Board meeting prior to taking final
action on this matter. However, this does not preclude Council discussion at its
workshop. If you have any questions regarding this request, please contact the
Commission or John Parsons at FRDO.
Respectfully Submitted,
Ki�ELL CITY- OUNTY PLANNING BOARD AND ZONING COMMISSION
�- L�4-�
T erese Fox Hash
President
TFH/JJP/eo
Attachments: FRDO Report #KZTA-95-01
Minutes of 3//14/95 meeting forwarded separately
F:\FRDO\TRANS MIT\KZTA95-1..TR 1,1
Iqlathead Regional Development Office
723 i Avenue East - Room 414
Kalispell, i l f , 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
TO: KALISPELL CITY -COUNTY PLANNING BOARD AND ZONING
COMMISSION
FROM: JOHN PARSONS, SENIOR PLANNER
RE: ZONING TEXT AMENDMENT - HOSPHOTEL IN RA-1 AND H-1
DATE: March 4, 1995
A public hearing has been scheduled for the March 14, 1995, Kalispell City -County Planning
Board and Zoning Commission meeting to discuss a proposed amendment to the adopted
Kalispell Zoning Ordinance. The amendment includes the creation of a new land use and
allowing this use as a permitted use in the RA-1 and H-1 zoning classifications. The new use
is proposed to be called a Hosphotel.
This request has been amended to allow One (1) Hosphotel as part of a Residential Mixed Use
PUD.
The proposed definition for this type of facility is:
"A public lodging facility located in close proximity to major medical care
facilities which includes a minimum number of beds or rooms reserved at a
reduced rate according to 'ability to pay' for patients (and/or) family members.
Said facility shall not exceed a height of 35 feet nor provide more than 50 total
sleeping rooms or 60 total beds. At least 10% of the beds shall be reserved for
patients and/or family members."
This request has been amended to read "At least 20% of the beds ...".
ANALYSIS:
This type of facility can benefit both the .public and a hospital by providing lodging to those
patients and/or family members whose close proximity and support is so valuable a commodity
in the recovery of patients from the trauma of surgery or the like. Northwest Healthcare
provides northwest Montana with a regional healthcare facility. Being regional in nature many
patients and families have to travel for their services. This facility would allow a hotel with
20% of the rooms available to patients and families.
Providing Community Planning Assistance To:.,
* Flathead County * City of Columbia Fails * City of Kalispell * City of Whitefish
As part of the Residential Mixed Use Planned Unit Development additional review as to the
location, height, architecture, parking, etc., and the way in which the ratio of rooms would be
governed could be obtained.
When this concept was first being discussed the City and myself were supportive of this
concept. This was based on the impression left by the applicants representative that the ratio
was to be more like 50150. However, if that ratio was found to be unrealistic then a reduction
in this ratio may be warranted. The specific exclusion of hotels/motels from the Residential
Mixed Use PUD was in part to eliminate a high impact commercial use needing regional
support in favor of the more neighborhood oriented type of commercial uses. As such, a
Hosphotel with a ratio of eight (8) commercially available rooms to two (2) rooms available
to patients and/or their families is not in keeping with the spirit of the Ordinance.
Therefore, staff cannot support this change as proposed. If the applicant wishes to provide
overnight accommodation for the patients and their families and help offset the cost by opening
a commercial hotel as part of this facility then a ratio closer to 50150 as originally anticipated,
should be proposed.
It is therefore recommended that the text amendment as proposed be recommended for denial
to the City Council.
\Reports ... \KZTA95- l .NWH
FRDO i i le No X7 1.4- 11z- i
Da% Cceoted
Rece'.- pt No .173 3 q7
PETITION FOR ZONING AMENDMENT
CITY OF -.
1. NAME OF APPLICANT: Northwest Healthcare C\O William Diers
2. MAIL ADDRESS: _310 Sunnvview Lane
3. CITY/STATE: Kalisnell Mt 59901 PHONE: 752-1724
4. INTEREST IN PROPERTY: Owner
5. ZONING MAP AMENDMENT: ZONING TEXT AME DMENT__XX
REQUESTIF THE PERTAINSTO AN AMENDMENT f94 • THE TEXT OF 'E
ZONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING:
A. What is the proposed zoning text amendment?
The Droposed text amendment would be to amend the Kalispell Zonna
Ordinance by a ddina the use "Hosr)Hotel" or "Hospitel" as a permitted
use in RA-1 and H-1 zorina districts A definition for "FospHotel"
and/or "Hospitel" is: "A public lodging facility located in close
groyimity to major medical care facilities which includes a minimum
number of beds or rooms reserved at a reduced rate accordina to
"ability to nav" for patients and/or patient family members. Said
facility shall not exceed a height of 35 feet nor provide more than 50
total sleeping rooms or 60 total beds. At least 10s of the beds shall
be reserved for patients and/or family members."
IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP,
PLEASE COMPLETE THE FOLLOWING:
A. Address of the subject property:
B. Legal description:
(Lot and block of subdivision or tract #)
(Section, Township, Range) (Attach sheet for metes and bounds)
C. The present zoning of the property is:
D. The proposed zoning of the above property is:
E. State the chanced or changing conditions that make the proposed
amendment necessary:
1
HOW WILL THE PROPOSED ZONING MAP CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF:
A. Promoting the Master Plan: The Kalispell City -County Master Plan identifies
"Medical -Professional" and "High Density Residential" land use designations
in the area of Kalispell Regional Hospital. The proposed use is customary
to many hospital centers where outpatient services, in particular, are
offered to patients from distant locations, such as Libby, Eureka, or Polson.
HospHotels offer a service to the patient and/or family members by offering
subsidized boarding costs. This type of facility is a compatible land use
to a Medical -Professional district.
B. Lessenina congestion in the streets and providing safe access: A 50-unit
HospHotel is likely to generate less vehicle traffic than many of the other
non-residential uses permitted in the H-1 & RA-1 districts. Other more
vehicle -intensive uses are likely to incline medical offices, restaurants,
and hospitals.
C. Promoting safety from fire, panic and other dangers: By definition, a
HospHotel must be in close association with major medical facilities. In
addition, a boarding structure of this type must be built in accordance to
uniform building codes and have access to a full range of public services,
including fire protection.
D. Promoting the public interest health comfort convenience safety and
General welfare: The purpose of the proposed use is to offer general
convenience and assistance to a targeted population in a safe; 'economical,
and comfortable fashion.
E. Providing adequate light and air: The setback, bulk, and dimensional
standards of the underlying zoning district will ensure- the adequate
provision of Licht & Air.
F. Preventing the overcrowding of land: City permit requirements will ensure
that the use is adea-lately served with roads, water supply, parking, open
s:,ace, and sewage collection facilities so as to prevent "overcrowding of
.r.ar...
HospHotel Text .7-rnendment 2
G. Avoiding undue concentration of population: By definition, the use is not
intended to be a large commercial structure. Occupancy is limited to a
maximum room & bed count.
H. Facilitating the adequate provision of transportation water, sewage
schools parks and other public requirements, The proposed use must be
located in close association with an adequate transportation system, water
delivery system, and sewage collection system to be feasible. Extension of
services will be required if absent.
Z. Givina reasonable consideration to the character of the district: Both RA-1
and H-1 zoning classifications encourage medical -related uses. The proposed
HospHotel is intended to be a support facility to such uses.
J. Givinct consideration to the peculiar suitability of the property for
particular uses: The logical location for such a use would be in close
proximity to a hospital and associated outpatient services.
K. ProtectincT and conserving the value of buildings: The proposed use should
have no adverse impact on adjoining property values if properly located and
"mixed" within the neighborhood community.
L. Encouraging the most appropriate use of land by assuring orderly growth- By
definition, the use would be restricted to a specific location within the
City where it would be most appropriate.
------------------------ yf---------------------------------------------------------------------------
The signing of t application si
the property for routi�monitor
(Applicant)
iifies approval for F.R.D.O. to be present on
and inspection during the approval process.
L7
19J-
(da e)
HospHotel Text kmendment 3
Flatheade:-
723 i AvenueRoom 414
Montana iil
Phone: (406) 758-5980
Fax: (406) 758-5781
March 8, 1995
Northwest Healthcare
c/o William Diers
310 Sunnyview Lane
Kalispell, MT 59901
Re: Request for Zoning Text Amendment and Zone Change (With Planned Unit
Development Overlay for Buffalo Commons)
Dear Mr. Diers:
The Kalispell City -County Planning Board and Zoning Commission will hold its regularly
scheduled meeting on Tuesday, March 14, 1995, beginning at 7:00 p.m., in the Council
Chambers, City Hall, Kalispell, Montana.
During said regularly scheduled meeting, the Board will hold public hearings and consider
your applications for a zoning text amendment and for a zone change with a PUD overlay
for the area identified as Buffalo Commons. Copies of the Staff Reports and agenda are
enclosed for your information.
You or your authorized representative should plan to attend the meeting and be prepared to
present your application to the Board.
If you have any questions, please contact this office.
Sincerely,
Dorothy Heard
Administrative Secretary
dh
Enclosures: Agenda
FRDO Report 4KZTA-95-1
FRDO Report 4KPUD-95-1
c/we: Montana Planning Consultants
P. O. Box 7607
Kalispell, MT 59904
F: FRDO\LETTERS\APPLTR\KA\95\KPUD95- l .APP
Providing -Community Planning Assistance To:
* Flathead County * City of Columbia Falls * City of Kalispell * City of Whitefish