4. Ordinance 1689 - Planned Unit Development Overlay Zoning District - Northwest Healthcare - 1st ReadingPLANNING FOR THE FUTURE
REPORT TO: Kalispell Mayor and City Council
FROM: Sean Conrad, Senior Planner
Jane Howington, City Manager
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/nlannin2
SUBJECT Northwest Healthcare Planned Unit Development
MEETING DATE: December 6, 2010
BACKGROUND: The Kalispell City Planning Board met on November 9th and held a public
hearing to consider a request from Northwest Healthcare for a Planned Unit Development
(PUD) overlay zoning district on approximately 10 acres. The site includes the Kalispell
Regional Medical Center and associated buildings. The PUD would allow a multi -phase
expansion of the Kalispell Regional Medical Center over the next 10+ years as follows:
• Phase 1: A two story expansion of the surgical services tower
• Phase 2: Expansion of the Emergency Department
• Phase 3: Construction of a two story parking garage between the Alert
helicopter pad and the Brendan House
• Phase 4: Construction of a parking garage between Kalispell Regional Medical
Center and the Summit
• Phase 5: Completion of recreation vehicle parking and green space
• Phase 6: Construction of the 4th and 5th floors of the surgical services tower
In addition to the construction phasing plan the PUD application is requesting an increase
in the maximum height allowed in the zoning district from 60 feet to 80 feet for Kalispell
Regional Medical Center's surgical services tower and a decrease in the front and rear
setbacks from 20 feet down to 5 feet..
The portion of the hospital campus requesting the PUD overlay zoning includes property
on the north and south sides of Sunnyview Lane between Windward Way and Glacier View
Drive. The PUD overlay zoning request includes approximately 10 acres which can be
described as Kalispell Regional Medical Center 4 lot 2 and a portion of the common area
and lots 4 and 5 of the Resubdivision of Simmons Addition No. 78.
Kalispell Planning Department staff presented staff report KPUD-10-2 and reviewed the
proposed project. Planning staff reviewed the site plan, proposed zoning and building
elevations. Staff added that recent discussions with Northwest Healthcare staff indicated
that the 3rd, 4th and 5th floors of the surgical services tower will be about 5 feet from the
southern property boundary along Conway Drive. Based on these discussions staff
suggested the board modify recommended condition IA to clarify that the surgical services
tower (3rd, 4th & 5th floors only) could be built within 5 feet of the property line.
Planning staff also recommended condition 9, which refers to the payment in lieu of taxes
(PILT), be amended based on the city attorney's review of the condition as follows:
Condition 9.
Pursuant to the terms of City of Kalispell Resolution No. 5374, the property owner shall
negotiate an agreement for a payment in lieu of taxes (PILT) with the City of Kalispell
Planning Department. Upon reaching a tentative PILT agreement with the property owner,
the City of Kalispell Planning Department shall provide such agreement and a cost of
services analysis to the City Manager who shall present it at the next regularly scheduled
City Council meeting for review and approval by the City Council.
During the public hearing portion of the meeting representatives from Northwest
Healthcare spoke in favor of the proposed PUD zoning. Two members from the public
addressed the planning board with their concerns on the proposed expansion plans.
Margaret Davis reviewed her suggestions and concerns in the letters sent to the planning
board. Robert Windauer said he is concerned about the parking garage proposed near his
office and had concerns with the ALERT helicopter corning and going around taller
structures becoming more dangerous. Mr. Windauer suggested using the rooftop of the
parking garage or the hospital as a helipad instead. No one else wished to speak on the
public hearing was closed.
During the planning board discussion the board talked with staff and representatives from
Northwest Healthcare about future bike paths and sidewalks in the area. The issue of
street connectivity and street closures was also discussed as well as if any impacts are
anticipated to the ALERT helicopter with the proposed expansion plans. Following the
board discussion the board acted on a motion to adopt staff report KPUD-10-02 as findings
of fact and recommend to the Kalispell City Council that the planned unit development
(PUD) overlay zoning district for Northwcst Healthcare be approved subject to the 10
conditions listed in the staff report, including the amendments to conditions 1A and 9 as
recommended by staff. This motion passed unanimously on a roll call vote.
RECOMMENDATION: A motion to approve the planned unit development overlay zoning
district with the 10 conditions recommended by the planning board would be in order.
FISCAL EFFECTS: Minor positive impacts once fully developed.
ALTE ATIVES: As suggested by the city council.
Respectfully submitted,
t
Sean Conrad Jane Howington
Senior Planner City Manager
Report compiled: November 29, 2010
c: Theresa White, Kalispell City Clerk
Return to:
Kalispell City Clerk
PO Box 1997
Kalispell, MT 59903
TWI�Kl
ORDINANCE,KALISPELL ZONING (ORDINANCE iCREATING
PLANNED UNIT DEVELOPMENT OVERLAY t OVER CERTAIN►
PROPERTY DESCRIBED AS KALISPELL REGIONAL MEDICAL CENTER 4 LOT 2
AND A PORTION OF THE COMMON ►EA AND LOTS 4 AND OF
CARE,RESUBDIVISION OF SIMMONS ADDITION NO. 78 IN SECTION 6, TOWNSHIP 28
CITY H-1, HEALTH ►DANCE WITH THE KALISPELLGROWTH
F!OLICY 2020, AND TO PROVIDE AN EFFECTIVE DATE.
I;IEREAS, Northwest Healthcare petitioned the City of Kalispell that the zoning classification
attached to the above described tract of land be zoned H-1, Health Care, with a
Planned Unit Development overlay on approximately 10 acres of land, and
WHEREAS, the property is located on the north and south sides of Sunnyview Lane between
Windward Way and Glacier View Drive, and
WHERE AS, the petition of Northwest Healthcare was the subject of a report compiled by the
Kalispell Planning Department, Staff Report #KPUD-10-02, in which the Kalispell
Planning Department evaluated the petition and recommended that the property as
described above be zoned City H-1, Health Care, with a Planned Unit Development
overlay, pursuant to Kalispell City Code 72.21.030(2)(b), and
WHEREAS, the Kalispell City Planning Board held a Public Hearing on the matter on November
9, 2010, and recommended that the zoning be City H-1, Health Care, with a Planned
Unit Development overlay on approximately 10 acres of land, pursuant to Kalispell
City Code 72.21.030(2)(b), and
WHEREAS, after considering all the evidence submitted on the proposal to zone the property as
described H-1, Health Care, with a Planned Unit Development overlay, the City
Council finds such zoning to be consistent with the Kalispell Growth Policy 2020
and adopts, based upon the criterion set forth in Section 76-3-608, M.C.A., and State,
Etc. v. Board of County Commissioners, Etc. 590 P2d 602, the findings of fact of
KPD as set forth in Staff Report No. #KPUD-10-02.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL, AS FOLLOWS:
SECTION I. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance, (Ordinance No. 1677) is hereby amended by designating the
property described above as H-1, Health Care, with a Planned Unit
Development overlay.
SECTION II. The Planned Unit Development proposed by Northwest Healthcare upon
the real property described above is hereby approved, subject to the
following conditions:
The Planned Unit Development for Northwest Healthcare allows the following deviations
from the Kalispell Zoning Ordinance:
A. Kalispell Zoning Ordinance, Section 27.11.040(3) (Setbacks) to allow a reduction in
the front and rear setbacks from 20 feet to 5 feet for the expansion of the surgical
services tower and emergency room along Conway Drive.
B. Kalispell Zoning Ordinance, Section 27.11.040 (4)(Maximum Building Height) to
allow the maximum building height for the hospital to increase from 60 feet to 80
feet to accommodate a surgical services tower.
2. The PUD permits hospital expansion and construction of one or more parking structures,
maximum height of two stories, in locations shown on the approved PUD site master plan.
All other uses listed as a conditional use in the II-1 zone shall require the issuance of a
conditional use permit unless the PUD is further amended to permit such uses.
3. The development of the 10 acre site shall substantially comply with the following site plan
and elevations submitted as part of the Planned Unit Development application:
A. Site Master Plan
Note: The proposed pediatric/neonatal intensive care unit expansion shown on the master
plan will need site review approval and is subject to the applicable conditions of this PUD
prior to the issuance of a building permit.
B. Building footprint site plan
C. Elevations of the completed building
Note: The exterior design of the first floor of the building along Conway Drive shall include
features such as windows, planters and other landscaping to soften the building/pedestrian
interface.
4. Prior to the issuance of a building permit the owner shall provide a parking plan indicating
the number of parking spaces removed and how the minimum number of off-street parking
spaces per the city's zoning ordinance will be met either temporarily or permanently.
5. Prior to the issuance of a building permit for a parking structure the property owner shall
provide a traffic impact study to the city for review and approval. Any mitigation measures
required by the approved traffic impact study shall be completed prior to the issuance of a
certificate of occupancy.
6. Prior to the issuance of a building permit for phase 1 a pedestrian/ bike path plan shall be
provided to the Parks and Recreation Department and Public Works Department for review
and approval. The plan shall show existing and proposed pedestrian facilities along the
following streets and private property:
Conway Drive — From Highway 93 east to the current emergency room entrance
® Sunnyview Lane — From Highway 93 east to Glacier View Drive
® North Meridian Road — From Highway 93 to Windward Way
® Heritage Way — From Highway 93 to Sunnyview Lane
® Windward Way — From its intersection with Heritage Way south to Sunnyview Lane
® The common areas shown on the master site plan along Sunnyview Lane, Conway
Drive and from the proposed recreation vehicle parking to adjacent streets, existing
and future building sites
7. Prior to issuance of a building permit for phase 1 a screening and dust abatement plan shall
be provided to city staff for the lot(s) used as a contractor staging area.
Note: This plan may need to be amended if the contractor staging area changes during the
phases of the expansion plan.
8. Phasing of construction activities shall be in accordance with the following phasing plan:
Phase 1 — Construction of the surgical services tower (2-story addition to existing
hospital building) to begin in December 2010 or January 2011.
Phase 2 — Construction of the emergency department expansion to begin by July
2013.
® Phase 3 — Construction of the parking structure between Alert helicopter pad and
Brendan House to begin in 2015.
® Phase 4 — Construction of the parking structure at the intersection of Sunnyview Lane
and Windward Way to begin by 2018.
® Phase 6 — Construction of the 41h and 51h floors of the surgical services tower —
completed by 2020.
9. Pursuant to the terms of City of Kalispell Resolution No. 5374, the property owner shall
negotiate an agreement for a payment in lieu of taxes (PILT) with the City of Kalispell
Planning Department. Upon reaching a tentative PILT agreement with the property owner,
the City of Kalispell Planning Department shall provide such agreement and a cost of
services analysis to the City Manager who shall present it at the next regularly scheduled City
Council meeting for review and approval by the City Council.
10. That a development agreement be drafted by the Kalispell City Attorney between the City of
Kalispell and the developer outlining and formalizing the terms, conditions and provisions of
approval. The final plan as approved, together with the conditions and restrictions imposed,
shall constitute the Planned Unit Development (PUD) zoning for the site that shall be
completed and signed by the city and Northwest Healthcare prior to the issuance of a
building permit for phase 1 construction.
SECTION III. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION IV. This Ordinance shall take effect from and after 30 days of its passage by the
City Council.
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CITY OF KALISPELL, MONTANA, THIS _ DAY OF , 2010.
Tammi Fisher
Mayor
Iw
Theresa White
City Clerk
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kaHsyell.com/nlannin2
November 29, 2010
Jane Howington, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
Re: Northwest Healthcare Planned Unit Development
Dear Jane:
The Kalispell City Planning Board met on November 9th and held a public hearing to
consider a request from Northwest Healthcare for a Planned Unit Development (PUD)
overlay zoning district on approximately 10 acres. The site includes the Kalispell Regional
Medical Center and associated buildings. The PUD would allow a multi -phase expansion
of the Kalispell Regional Medical Center over the next 10+ years as follows:
• Phase 1: A two story expansion of the surgical services tower
• Phase 2: Expansion of the Emergency Department
• Phase 3: Construction of a two story parking garage between the Alert
helicopter pad and the Brendan House
• Phase 4: Construction of a parking garage between Kalispell Regional Medical
Center and the Summit
• Phase 5: Completion of recreation vehicle parking and green space
• Phase 6: Construction of the 4th and 5+h floors of the surgical services tower
In addition to the construction phasing plan the PUD application is requesting an increase
in the maximum height allowed in the zoning district from 60 feet to 80 feet for Kalispell
Regional Medical Center's surgical services tower and a decrease in the front and rear
setbacks from 20 feet down to 5 feet.
The portion of the hospital campus requesting the PUD overlay zoning includes property
on the north and south sides of Sunnyview Lane between Windward Way and Glacier View
Drive. The PUD overlay zoning request includes approximately 10 acres which can be
described as Kalispell Regional Medical Center 4 lot 2 and a portion of the common area
and lots 4 and 5 of Simmons Addition.
Sean Conrad, with the Kalispell Planning Department, presented staff report KPUD-10-2
and reviewed the proposed project. Mr. Conrad reviewed the site plan, proposed zoning and
building elevations. He added that recent discussions with Northwest Healthcare staff
indicated that the 3rd, 4+h and 5dh floors of the surgical services tower will be about 5 feet
from the southern property boundary along Conway Drive. Based on these discussions Mr.
Conrad suggested the board modify recommended condition lA to clarify that the surgical
services tower (3rd, 4+h 8v 5+h floors only) could be built within 5 feet of the property line.
Mr. Conrad also recommended condition 9, which refers to the payment in lieu of taxes
(PILT), be amended based on the city attorney's review of the condition as follows:
Condition 9.
Pursuant to the terms of City of Kalispell Resolution No. 5374, the property owner shall
negotiate an agreement for a payment in lieu of taxes (PILT) with the City of Kalispell
Planning Department. Upon reaching a tentative PILT agreement with the property owner,
the City of Kalispell Planning Department shall provide such agreement and a cost of
services analysis to the City Manager who shall present it at the next regularly scheduled
City Council meeting for review and approval by the City Council.
During the public hearing portion of the meeting representatives from Northwest
Healthcare spoke in favor of the proposed PUD zoning. Two members from the public
addressed the planning board with their concerns on the proposed expansion plans.
Margaret Davis reviewed her suggestions and concerns in the letters sent to the planning
board. Robert Windauer said he is concerned about the parking garage proposed near his
office and had concerns with the ALERT helicopter coming and going around taller
structures becoming more dangerous. Mr. Windauer suggested using the rooftop of the
parking garage or the hospital as a helipad instead. No one else wished to speak and the
public hearing was closed.
During the planning board discussion the board talked with staff and representatives from
Northwest Healthcare about future bike paths and sidewalks in the area. The issue of
street connectivity and street closures was also discussed as well as if any impacts are
anticipated to the ALERT helicopter with the proposed expansion plans. Following the
board discussion the board acted on a motion to adopt staff report KPUD-10-02 as findings
of fact and recommend to the Kalispell City Council that the planned unit development
(PUD) overlay zoning district for Northwest Healthcare be approved subject to the 10
conditions listed in the staff report, including the amendments to conditions IA and 9 as
recommended by staff. This motion passed tmanimously on a roll call vote.
Please schedule this matter for the December 6, 2010 regular City Council meeting. You
may contact this board or Sean Conrad at the Kalispell Planning Department if you have
any questions regarding this matter.
Sincerely,
Kalispell City Planning Board
�J1"
V/��; C_
John Hinchey
President
Attachments: Letter of transmittal
Report #KPUD 10-2 and supporting documents
Draft minutes from the 11/9/ 10 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
c w/o Att: Northwest Healthcare
Attn: T. Marcello Pierrottet, 310 Sunnyview Lane, Kalispell, MT 59901
NORTHWESTEXHIBIT A
HEALTHCARE
PLANNED UNIT DEVELOPMENT
REPORT #KP;
•, T
NOVEMBER1 10
The Kalispell City Planning Board held a public hearing on this matter at the regularly
scheduled planning board meeting on November 11, 2010. The following conditions are
recommended with approval of the PUD zoning request:
1. The Planned Unit Development for Northwest Healthcare allows the following
deviations from the Kalispell Zoning Ordinance:
A. Kalispell Zoning Ordinance, Section 27.11.040(3) (Setbacks) to allow a
reduction in the front and rear setbacks from 20 feet to 5 feet for the
expansion of the surgical services tower and emergency room along Conway
Drive..
B. Kalispell Zoning Ordinance, Section 27.11.040 (4) (Maximum Building Height)
to allow the maximum building height for the hospital to increase from 60
feet to 80 feet to accommodate a surgical services tower.
2. The PUD permits hospital expansion and construction of one or more parking
structures, maximum height of two stories, in locations shown on the approved
PUD site master plan. All other uses listed as a conditional use in the H-1 zone
shall require the issuance of a conditional use permit unless the PUD is further
amended to permit such uses.
3. The development of the 10 acre site shall substantially comply with the following
site plan and elevations submitted as part of the Planned Unit Development
application:
A. Site Master Plan
Note: The proposed pediatric/neonatal intensive care unit expansion shown
on the master plan will need site review approval and is subject to the
applicable conditions of this PUD prior to the issuance of a building permit.
B. Building footprint site plan
C. Elevations of the completed building
Note: The exterior design of the first floor of the building along Conway
Drive shall include features such as windows, planters and other
landscaping to soften the building/pedestrian interface.
4. Prior to the issuance of a building permit the owner shall provide a parking plan
indicating the number of parking spaces removed and how the minimum number of
off-street parking spaces per the city's zoning ordinance will be met either
temporarily or permanently.
5. Prior to the issuance of a building permit for a parking structure the property owner
shall provide a traffic impact study to the city for review and approval. Any
mitigation measures required by the approved traffic impact study shall be
completed prior to the issuance of a certificate of occupancy.
6. Prior to the issuance of a building permit for phase 1 a pedestrian/ bike path plan
shall be provided to the Parks and Recreation Department and Public Works
Department for review and approval. The plan shall show existing and proposed
pedestrian facilities along the following streets and private property:
® Conway Drive - From Highway 93 east to the current emergency room
entrance
® Sunnyview Lane - From Highway 93 cast to Glacicr Vicw Drive
® North Meridian Road - From Highway 93 to Windward Way
® Heritage Way - From Highway 93 to Sunnyview Lane
® Windward Way - From its intersection with Heritage Way south to Sunnyview
Lane
® The common areas shown on the master site plan along Sunnyview Lane,
Conway Drive and from the proposed recreation vehicle parking to adjacent
streets, existing and future building sites
7. Prior to issuance of a building permit for phase 1 a screening and dust abatcmcnt
plan shall be provided to city staff for the lot(s) used as a contractor staging area.
Note: This plan may need to be amended if the contractor staging area changes
during the phases of the expansion plan.
8. Phasing of construction activities shall be in accordance with the following phasing
plan:
® Phase 1 - Construction of the surgical services tower (2-story addition to
existing hospital building) to begin in December 2010 or January 2011.
® Phase 2 - Construction of the emergency department expansion to begin by
July 2013.
® Phase 3 - Construction of the parking structure between Alert helicopter pad
and Brendan House to begin in 2015.
® Phase 4 - Construction of the parking structure at the intersection of
Sunnyview Lane and Windward Way to begin by 2018.
® Phase 6 - Construction of the 4th and 5th floors of the surgical services tower
- completed by 2020.
9. Pursuant to the terms of City of Kalispell Resolution No. 5374, the property owner
shall negotiate an agreement for a payment in lieu of taxes (PILT) with the City of
Kalispell Planning Department. Upon reaching a tentative PILT agreement with the
property owner, the City of Kalispell Planning Department shall provide such
agreement and a cost of services analysis to the City Manager who shall present it
at the next regularly scheduled City Council meeting for review and approval by the
City Council.
10. That a development agreement be drafted by the Kalispell City Attorney between the
City of Kalispell and the developer outlining and formalizing the terms, conditions
and provisions of approval. The final plan as approved, together with the conditions
and restrictions imposed, shall constitute the Planned Unit Development (PUD)
zoning for the site that shall be completed and signed by the city and Northwest
Healthcare prior to the issuance of a building permit for phase 1 construction.
I zfor,_44 IV* All 3,WWW"I 'OkIt ft"V:
SAO
KALISPELL PLANNING DEPARTMENT
NOVEMBER 3, 20 10
A report to the Kalispell City Planning Board and the Kalispell City Council for a planned
unit development (PUD) overlay district request on approximately 10 acres. The site
includes the Kalispell Regional Medical Center and associated buildings. The PUD
would allow a multi -phase expansion of the Kalispell Regional Medical Center. A public
hearing is scheduled before the planning board on November 9, 2010, in the Kalispell
City Council Chambers. The planning board will make a recommendation and forward a
set of findings to the Kalispell City Council for final action.
BACKGROUND INFORMATION: The Kalispell Regional Medical Center (the hospital) was
built at its current location in 1975. Since that time the hospital has seen numerous
expansions as it has grown with the community and its changing needs for health care
services. Additions have occurred during each of the last three decades with the latest
expansion completed in 2007. The proposed expansion plans will enable the hospital to
upgrade its existing surgical rooms and provide increased service through an expanded
emergency room department.
To permit the latest expansion plans the hospital owners, Northwest Healthcare, has
requested a planned unit development (PUD) overlay district on approximately 10 acres.
The site includes the Kalispell Regional Medical Center and associated buildings. The
PUD would allow a multi -phase expansion of the Kalispell Regional Medical Center over
the next 10+ years as follows:
• Phase 1: A two story expansion of the surgical services tower
• Phase 2: Expansion of the emergency department
® Phase 3: Construction of a two story parking garage between the Alert
helicopter pad and the Brendan House
® Phase 4: Construction of a parking garage between Kalispell Regional Medical
Center and the Summit
® Phase 5: Completion of recreation vehicle parking and green space
® Phase 6: Construction of the 4th and 5th floors of the surgical services tower
In addition to the expansion plans the PUD application is requesting an increase in the
maximum height allowed in the H- 1 zoning district from 60 feet to 80 feet for Kalispell
Regional Medical Center's surgical services tower and a decrease in the front and rear
setbacks from 20 feet down to 5 feet. The reduced setbacks would allow a small section
of the emergency department expansion to come within 5 feet of the property line along
Conway Drive.
The master site plan submitted with the PUD application also indicates two office
buildings on the north side of Sunnyview Lane and a proposed expansion area for the
pediatric/ neonatal intensive care unit. These buildings have not been included in the
phasing plan above.
The office buildings shown on the north side of Sunnyview Lane are permitted under the
current zoning for the properties. The proposed pediatric/neonatal intensive care unit is
in the H-1 zoning district. Although it is not a part of the proposed phasing plan, staff
would consider this a minor expansion of the hospital. The proposed pediatric/neonatal
intensive care unit would expand the footprint of existing buildings on the east side of
the hospital and place a second floor above them. The conditions will reflect that the
minor expansion in this area of the hospital will be permitted provided the building
meets the applicable conditions of the PUD and Kalispell Zoning Ordinance prior to the
issuance of a building permit.
A. er/petitioner: Northwest Healthcare
Attn: T. Marcello Pierrottet
310 Sunnyview Lane
Kalispell, MT 59901
(406) 751-5766
B. Location and Legal Description of Property: The portion of the hospital
campus requesting the PUD overlay zoning includes property on the north and
south sides of Sunnyview Lane between Windward Way and Glacier View Drive.
The PUD overlay zoning request includes approximately 10 acres which can be
described as Kalispell Regional Medical Center 4 lot 2 and a portion of the
common area and lots 4 and 5 of Simmons Addition.
C. Existing Land Use and. Zoning: The 10 acres of the project site includes the
existing hospital building and associated parking lots, Alert helicopter pad and
the Sprucewood Apartment buildings located northwest of the hospital. The
master site plan submitted with the PUD application includes land owned by
Northwest Healthcare on the north side of Sunnyview Lane. This land,
approximately 6.75 acres, includes a radial oncology building with associated
parking, parking adjacent to the Sprucewood Apartments and several
undeveloped lots.
The 10 acre hospital site, Alert helicopter site and Sprucewood Apartments are
zoned H-1 (Health Care). The H-1 zoning district is intended to provide hospitals
and medical facilities for the sick, elderly and distraught. The district is not
intended to serve the general retail or overnight accommodation needs of the
general public.
The 6.75 acres that makes up the rest of the area shown on the attached master
site plan is within the Buffalo Commons PUD Medical/Professional Facilities pod
of the larger Buffalo Commons PUD. The Medical/Professional Facilities pod
permits uses such as hospitals, offices, specialized clinics, education facilities and
outpatient support facilities.
There are two issues with the proposed master site plan included with the PUD
application that will need to be addressed within the next several years to allow
the proposed master site plan to be fully realized. The first issue is the proposed
parking structure in phase 4.
The proposed parking structure would be located in both the proposed PUD with
2
a portion in the existing Buffalo Commons PUD Medical/ Professional Facilities
pod. The Buffalo Commons PUD does not explicitly permit parking structures as
this proposed PUD would.
The second issue is the proposed recreation vehicle parking shown on the master
site plan on vacant property east of Heritage Way. Here again the property is
located in the Buffalo Commons PUD Medical/ Professional Facilities pod.
Recreation vehicle parking is not clearly defined under the permitted uses within
the Medical/ Professional Facilities pod.
In order to amend the Buffalo Commons PUD 75% of the lot owners within the
PUD must approve of any amendment or changes to the PUD as well as the city
council. As shown in Figure I the Medical/ Professional Facilities pod of the
Buffalo Commons PUD is broken up into a northern and southern half with
Windward Way bisecting the pod. Northwest Healthcare still owns a majority of
the lots in the southern pod but does not own any of the lots in the northern pod.
Pursuant to the Buffalo Commons PUD agreement, to clarify the permitted uses
in the Medical/ Professional Facilities pod Northwest Healthcare would have had
to obtain the approval from 75% of the lot owners and the city.
The planning department did not receive an application to amend the existing
Buffalo Commons PUD to clarify the parking structure and recreation vehicle
parking. Therefore, the recommended approvals regarding the phasing plan have
omitted phase 5, the recreation vehicle parking, at this time because that
proposed use is located solely in the Buffalo Commons PUD Medical/ Professional
Facilities pod.
3
Figure 1: Existing zoning in the immediate area and the proposed PUD zoning
bUTraIo commons unginal PUU & Northwest Healthcare - Proposed H-1 PUD
M
Northwest Healthcare is requesting the current PUD on property it owns and
which is outside of the existing Buffalo Commons PUD to permit the expansion of
the hospital. However, staff recommends that during the next several years
Northwest Healthcare consider one of the following options:
• Begin the amendment process to the existing Buffalo Commons PUD to
permit the parking structure and recreation vehicle parking; or
• Apply to incorporate the southern portion of the Buffalo Commons PUD
Medical/Professional Facilities pod into this PUD plan.
Planning staff would recommend the latter option because it would allow
consistency with permitted and conditional uses in the area and provide
Northwest Healthcare an easier path for future PUD amendments if needed.
Planning staff's recommended option would not only require an amendment to the
boundaries of both this PUD and the Buffalo Commons PUD Medical/Professional
Facilities pod but would also require the properties to be rezoned to H-1 as the
underlying zoning district.
North: Single-family residential; Buffalo Commons PUD Single -Family pod
East: Single-family and townhouse homes; R-3 zoning
South: Medical and other professional offices; H-1 zoning.
West: Medical and other professional offices; H-1 zoning
E. General Land Use Character: The area is generally made up of medical, dental
and other professional offices north, south and west of the hospital. The hospital
is the largest building and medical center in the immediate area. Other uses in
the area support the medical nature of this neighborhood including pharmacies, a
day care center, health club and assisted and independent living facilities for the
elderly. East of the hospital includes a mix of residential homes, the city's water
storage tanks and municipal golf course.
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:
Kalispell Police Department
5
EVALUATION BASED ON STATUTORY CRITERIA FOR THE PROPOSED
OVERLAY
The statutory basis for reviewing a change in zoning is set forth by 76-2-303,
M.C.A. Findings of fact for the PUD overlay request are discussed relative to the
itemized criteria described by 76-2-304, M.C.A. and Section 27.29.020, Kalispell
Zoning Ordinance.
Does the requested zone comply with the growth policy?
On February 18, 2003 the Kalispell City Council adopted the Kalispell Growth Policy
which designates the hospital campus site and the surrounding neighborhood as
urban mixed use. The growth policy encourages development in the urban mixed use
areas to be compact with centrally located services and employment centers that
provide easy connections between existing commercial and residential neighborhoods.
The urban mixed use area is also intended to allow a compatible mix of higher -
intensity uses including office as well as some commercial development.
The proposed PUD is requesting to permit the western third of the exiting hospital
building to eventually be expanded to a five -story surgical tower which would be just
under 80 feet in height. A reduction in the setback from 20 feet down to 5 feet is also
being requested for a portion of the hospital building along Conway Drive. The
proposed deviations requested in the PUD would permit the hospital to expand to
provide better service and meet the needs of the growing community. Also included
with the PUD plan are future areas reserved for a parking structure. This will enable
the hospital to expand and still provide adequate off-street parking to meet the
hospitals needs.
The application cites several goals in the Kalispell Growth Policy that support the
requested deviations in the PUD. One of the goals cited in the application, goal 5
of chapter 6, The Economy, states the following:
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 application states that Northwest Healthcare is constantly seeking ways to
improve the services the hospital provides. The requested deviations in height
and setbacks will permit a new surgical tower wing to be built. This new tower
will provide area surgeons with the space and tools they need to perform needed
services here instead of patients needing to be sent out of the county or the state
to receive such services.
The proposed PUD overlay zoning would permit the expansion of the hospital
which in turn meets the above cited goal in the Kalispell Growth Policy. The
proposed PUD overlay zoning would permit higher -intensity development in a
compact, urban setting to compliment the larger medical neighborhood which has
been established in this part of the city. This compact, higher -intensity style
development is compatible with the city's growth policy goals found within the
urban mixed use land use designation. Therefore, the requested PUD overlay
zoning is consistent with the city's growth policy.
m
2. Is the requested zone designed to lessen congestion in the streets?
It can be anticipated that the proposed PUD overlay zoning district will permit a
higher -intensity use of the property in the immediate area creating more vehicle traffic
on adjacent streets. One or more parking structures may eventually be built around
the hospital campus. Through the development process of the hospital campus a
condition will be recommended as part of the PUD approval that will require a traffic
impact study be completed prior to constructing the parking structure. if mitigation
measures are required in the approved traffic impact study, these mitigation
measures would need to be incorporated into the projects- design and construction.
3. That historical uses and established use patterns and recent change in use trends
will be weighed equally and consideration not be given to one to the exclusion of
the other.
The immediate neighborhood is primarily made up of medical and other
professional offices with the hospital being the largest building in the area. The
last several decades have seen an increase in upgraded and new medical
buildings in the area. The requested PUD overlay zoning would permit further
expansion plans for the hospital campus. The PUD overlay zoning would not
permit uses that are otherwise prohibited in the underlying H-1 zoning district.
4. Will the requested zone secure safety from fire, panic, and other dangers?
At the time this hospital is expanded all new 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. There are no features related to the
property which would compromise the safety of the public.
5. Will the requested zone promote the health and general welfare?
The requested PUD overlay zoning will permit the expansion of the hospital to
serve the increasing medical and surgical needs of the community and its
physicians. This in turn will promote the health and general welfare of the
community with increased medical services which would be offered to the
residents of the area.
6. Will the requested zone prevent the overcrowding of land?
This area has been anticipated for a mix of higher -intensity commercial and office
development based on the city's growth policy future land use map. All public
services and facilities will be available to serve the proposed hospital expansion
the PUD overlay zoning would permit. An overcrowding of land would occur if
infrastructure were inadequate to accommodate the development in the area.
This is unlikely to occur.
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 by
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allowing the PUD overlay zoning. However, the intensity of the uses of the hospital's
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.
8. Will the requested zone provide for adequate light and air?
Setback, height, and coverage standards for development occurring on this site
are established in the Kalispell Zoning Ordinance, The requested PUD overlay
zoning would still permit adequate light and air to be provided to neighboring
properties.
9. Will the requested zone facilitate the adequate provision of transportation water,
sewerage, schools, parks, and other public requirements?
Public service, facilities and infrastructure would be made available to the developer
as the hospital expands. New improvements to the hospital campus such as water,
sewer and drainage would be installed in accordance with city policies and standards
at the developers' expense thereby insuring that there is adequate provision of
services to the site prior to development.
The proposed PUD overlay zoning district would not have any impacts to schools or
parks in the immediate area. The PUD district would permit the expansion of the
exiting hospital to provide an increase in care and services to the residents of the
community.
The overall expansion plans the PUD overlay zoning would permit include the
construction of one or more parking structures. The development of these structures
will require a traffic impact study to determine any necessary improvements to
existing city streets or intersections to accommodate the increased traffic typically
associated with a parking structure. By requiring a traffic impact study and
subsequent street improvements, if necessary, adequate provisions will be made to
address the potential impacts the PUD overlay zoning district may have on
transportation in the area.
10. Does the requested zone give consideration to the particular suitability of the
Property for particular uses?
The properties requesting the PUD overlay zoning are owned by Northwest
Healthcare and are part of or surround the existing hospital building. The PUD
overlay zoning would permit the expansion of the hospital and provide the
necessary parking both of which are suitable for the properties included in the
PUD overlay zone.
11. Will the proposed zone conserve the value of property?
Value of the property in the area will be conserved because the proposed PUD
overlay zoning will allow for the expansion of the hospital and development of
parking structures, both of which could be anticipated in a highly developed,
D�
urban scale medical neighborhood. Any new construction will be required to meet
the architectural guidelines for the city thus helping to conserve the property
values in the area.
12. Will the requested zone encourage the most appropriate use of the land
throughout the municipality?
The proposed PUD overlay zoning district would permit the expansion of the
hospital and larger hospital campus. The Kalispell Growth Policy recognizes the
need for expanded health care services in the city with goal 5 of chapter 6, The
Economy. The PUD overlay zone would be limited at this time to the certain
properties owned by Northwest Healthcare that are already zoned Fl- 1 in an area
of the city developed primarily for the care of the community.
0
Project Narrative: Nature of the Request: This is a request for a planned unit
development (PUD) overlay zoning district on approximately 10 acres of land which
is currently developed with a hospital, Alert helicopter pad and apartment
buildings. The PUD zoning would allow two deviations from the Kalispell Zoning
Ordinance with respect to height and building setbacks. The PUD request would
also permit the expansion of the hospital and permit the construction of one or
more parking structures in the immediate area of the hospital. Both the hospital
and parking structures are listed as a conditional use in the H- I zoning, With the
approval of the PUD overlay zoning both the hospital expansion plans shown in the
site master plan accompanying the application and parking structures would be
permitted uses subject to building permit approvals.
The PUD application is requesting two deviations from the Kalispell Zoning
Ordinance to accommodate the proposed hospital expansion. The two requested
deviations are as follows:
Kalispell Zoning Ordinance, Section 27.11.040(3) (Setbacks) to allow a
reduction in the front and rear setbacks from 20 feet to 5 feet.
2. Kalispell Zoning Ordinance, Section 27.11,040 (4)(Maximum Building Height)
to allow the maximum building height for the hospital to increase from 60 feet
to 80 feet.
The following information and evaluation criteria are from Sections 27.19.020(3) and
27.19.020(4), of the Kalispell Zoning Ordinance. The intent of the planned unit
development district is to serve as an overlay zoning district. The district shall function
in concert with one or more of the underlying zones to provide a comprehensive,
integrated development plan which will serve to modify the underlying zone and, where
appropriate, subdivision standards with the intent of providing flexibility of architectural
design and density as well as providing the option to mix land uses and densities while
preserving and enhancing the integrity and environmental values of an area.
Review of Application Based Upon PUD Evaluation Criteria: The zoning regulations
provide that the planning board and city council shall review the PUD application and
plan based on the following criteria:
policiesA. The compliance of the proposed PUD with the city growth policy and in
particular the density and use
The proposed PUD would allow the hospital to increase its maximum building
height from 60 feet to 80 feet and allow the south side of the building to encroach
into the building setback area by 15 feet. The setback encroachment and
additional height would permit an expansion of the hospital and provide a new
surgical services tower. The current surgical services department is
approximately 30 years old with small operating rooms. The proposed expansion
IN
plans would provide a state of the art surgical services department capable of
supporting the hospital's needs for the next 30 years.
Figure 2: View from Conway Drive looking north at the location of the future
The Kalispell Growth Policy Future Land Use Map designates the 10 acre area
proposed for the PUD zoning district as urban mixed use. Chapter 4, policy 7 of
the Kalispell Growth Policy lists the following parameters around development in
the urban mixed use land use designation:
a. Encourage the development of compact, centrally located service and
employment areas that provide easy connections between existing
commercial and residential neighborhoods.
b. Within these corridor areas, provide for higher -intensity, mixed -use areas
roughly two blocks on both sides of urban highways. As distance from the
highway increases, create a gradual transition into the residential
neighborhoods by encouraging multi -family, offices and other compatible
uses as a transition tool with sensitivity to compatible design.
c. Avoid encroachment into established, intact residential areas.
d. 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.
As stated in section I of this report the proposed PUD overlay zoning would permit
11
higher -intensity development in a compact, urban setting to compliment the
larger medical neighborhood which has been established in this part of the city.
The proposed increased height for the surgical services tower has been located on
the west side of the hospital to provide additional distance to the established
residential neighborhood to the east.
The application also cites the following goal in the Kalispell Growth Policy that
supports the requested deviations in the PUD. Goal 5 of chapter 6, The Economy,
states the following:
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.
In addition to goal 5, chapter 6, policy 8 of the Kalispell Growth Policy states the
following:
Support the Kalispell area's position as a regional commercial center and a
location of major health care, government, industrial facilities and retail services.
The proposed expansion plans help the hospital achieve the above stated goal and
policy by providing the area's physicians with the needed space and state-of-the-
art facility to serve the growing community.
The extent#:which thePUD departsfrom #: !.zoning and the
reasons why such departures are or are not deemed to be in the public
ithe mitigating conditions PUD provides toaddress
deviations;
As stated above the owners are requesting two deviations in the zoning
regulations. Below are the two deviations from the zoning ordinance requested by
the owners including their reasoning on why such departures are deemed to be in
the public interest. Planning staff has provided its comments in italics.
1. Kalispell Zoning Ordinance, Section 27.11.040(3) (Setbacks) to allow a
reduction in the front and rear setbacks from 20 feet to 5 feet.
This section of the zoning ordinance requires a minimum building setback of 20
feet from the front and rear property lines. The developers are requesting that
this setback be reduced to 5 feet. The application states that due to the limited
space in the proposed building footprint, it is crucial to maintain an
interconnected network within the building to other departments such as imaging,
the emergency rooms and ICU departments. The owners are proposing to extend
a portion of the south side of the proposed hospital addition 5 feet from the
property boundary. The application states that with the reduction in setbacks the
proposed hospital design will avoid a spread out, inefficient patient care design in
the operating room and patient room layouts. This inefficient layout could
potentially cause an unsafe patient care environment. It is the owner's intent to
provide a pedestrian friendly design at the street level with the reduced setbacks.
The street level design of the building will include windows, planters and other
landscaping to soften the building/pedestrian interface.
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The proposed reductions in the setbacks would affect the south side of the proposed
hospital expansion adjacent to Conway Drive. The area where the reduction is
being requested is entirely built up with medical and other professional offices in
the immediate area. The proposed setback reduction will not impact the
functionality of Conway Drive, will not impact pedestrian movement in the area and
will not be detrimental to the overall character of the neighborhood.
The need for the setback reduction arises out of the interest to provide a better
interior layout to serve the patients. With added features to the exterior design of
the building such as windows, planters and other landscaping to soften the
building/pedestrian interface the planning department recommends the reduced
setbacks be approved. The reduced setback is recommended for the south side of
the building only as no perceived impacts are anticipated to the public.
2. Kalispell Zoning Ordinance, Section 27.11.040 (4) (Maximurn Building Height)
to allow the maximum building height for the hospital to increase from 60 feet
to 80 feet.
This section permits hospitals to have a maximum building height of 60 feet. The
application states that the increased building height of the hospital will allow it to
become a focal point in the community. The application goes on to state that by
expanding vertically rather than horizontally, the hospital's infrastructure of
services becomes more efficient allowing the hospital to provide better care to
patients. The logistical relationship between patients, staff, physicians, food
service, laundry and waste retrieval becomes more effective. Permitting the
increase height for vertical expansion of the hospital permits the new surgical
tower to connect with the existing patient tower providing a higher degree of
hospital efficiency.
The typical impacts associated with additional height include a possible shadow
effect on neighboring properties and a scale of development which is
uncharacteristic with the surrounding neighborhood. Fire access is typically not a
concern because of the increased building and fire code requirements when a
structure increases in height.
The hospital building is located on a lot just over seven acres in size. The scale of
the hospital building places it as the largest building in the immediate neighborhood
and the exiting patient tower is approximately 46 feet tall. The two stairway towers
on the east and west sides of the patient tower are approximately 60 feet tall. The
increased height for the new surgical tower would not place it out of scale with the
existing hospital building. Surrounding development is mostly medical or
professional offices, treatment centers or elderly care facilities. The closest building
to the proposed surgical services tower is approximately 100 feet to the south across
Conway Drive. With the increased height the new addition will not be the tallest
structure in the area that will continue to be the city's water tower, located east of
the hospital at 142 feet tall. The increase height is not anticipated to have a
negative effect on adjacent properties. Planning staff would recommend the
additional height be approved for the construction of the surgical services tower.
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C. The extent to which the PUD departs from the subdivision regulations (if
subdivision is anti♦. '.r and the public works standardsfor design and
construction applicable to the subject property, the reasons why such
departures are deemed to be in the public interest, and the mitigating
conditions that the PUD provides to address the deviations;
The requested PUD will not deviate from the subdivision regulations or public
work's standards for design and construction.
D. The overall internal integrity of the PUD including the appropriate use ,
internal design elements, the use of buffers between different land uses, the
use of transitions between uses of greater and lesser intensity, the use of
enhanced designto provideconnectedness! • ivehicle and
pedestrian traffic throughout the PUD and the use of innovative and
traditional design to foster more livable neighborhoods;
The proposed PUD would provide for the expansion of the hospital building and
permit parking structures to serve the expanding hospital building. Adjacent
zoning includes the H- i zone and the Buffalo Commons PUD
Medical/Professional Facilities pod which has created neighboring land uses very
similar to that of the H-1 zone. These uses include other medical offices,
treatment centers and residential care homes for the elderly. Therefore, no
mitigation measures to address impacts to adjacent properties are proposed with
this PUD plan.
Vehicle and pedestrian connectedness was discussed with representatives from
Northwest Healthcare and city staff. The hospital is located between two streets,
Sunnyview Lane on the north and Conway Drive on the south. The only
north/south connection between these two streets is a private road on the
hospital's west property boundary. The proposed expansion plans will keep this
private street in its current location and design, however consideration should be
given to future development in the area to either keep the existing private street
connecting Sunnyview Lane and Conway Drive, adding another north/ south
connection between these two streets or relocating the current private street to
accommodate future development plans of the hospital. The end result being in
any of the scenarios suggested, a north/south street connection should be a
priority as the hospital campus expands.
Pedestrian connectivity is currently provided by sidewalks along Sunnyview Lane
and Conway Drive. Other city streets in the immediate neighborhood also have
sidewalks including Windward Way, Heritage Way and North Meridian Road. The
problem is that there are gaps in the sidewalks along some of the streets listed.
On Conway Drive the gaps occur close to or at their intersection with Highway 93.
In addition, no sidewalks or bike paths are located along Highway 93 in this
immediate area.
The Kalispell Parks and Recreation Department will be working with the Montana
Department of Transportation to install a bike path on the east side of Highway
93 from Wyoming Street north to North Meridian Road. This is planned to take
18 to 24 months and may need to be completed in two or more phases. However,
with the impending bike path along Highway 93 the public works department and
14
parks and recreation department are recommending Northwest Healthcare
provide a detailed pedestrian connectivity plan. This plan would specify the type
of pedestrian facility (sidewalk or bike path) and how they intend to connect with
existing or future sidewalks or bike paths in the area. The plan would also
provide a framework for future pedestrian facilities as other properties develop,
expand or redevelop in the area.
City staff will review the proposed pedestrian facilities located on Northwest
Healthcare properties or the adjacent street right-of-way in conjunction with the
expansion plans of the hospital campus. Sidewalks or bike paths along rights -of -
way not adjacent to property owned by Northwest Healthcare would be provided
at the time a new building or expansion of an existing building is proposed on
those properties in accordance with the Kalispell Zoning Ordinance. The
departments are recommending the plan be reviewed and approved prior to
issuance of a building permit for phase 1.
Included in the master site plan submitted with the PUD application shows
current pedestrian circulation in and around the hospital campus but does not
specify whether sidewalks are in place. The recommended pedestrian connectivity
plan would provide further detail on the plan submitted with the PUD application.
The nature and extent of the public parks and common open space in the
PUD, the reliability of the proposal for maintenance and conservation of
these areas and the adequacy or inadequacy of the amount and function of
the parks and open space in terms of the land use, densities and dwelling
types proposed in the PUD;
The proposed PUD would include the existing hospital campus. No development
of permanent housing is proposed and therefore no increase in resident
population will occur. Without an increase in resident population the need for
park or common open space is not required.
Included with the PUD application the owners have submitted a master site plan
which generally calls out areas to be landscaped. This landscaping would
complement the exterior to the existing and proposed buildings. The application
also states that as part of the campus master plan a future common area and
parking is proposed on the site currently occupied by the Sprucewood
Apartments. All open space and common areas will be maintained by the
hospital's plant operations department.
F. The manner in which the PUD plan makes adequate provision for public
services, provides adequate control over vehicular traffic and furthers the
amenities of recreation and visual enjoyment;
Police and Fire Services
The expansion plans for the hospital will be constructed on property which is tax
exempt from the city's general fund levy. The city currently provides police and
fire services to the hospital property and will continue to do so during and after
is
the expansion plans are completed. The city, through the police and fire services
provided, will continue to experience the cost and impacts of providing these
services to the hospital.
In July of 2009 the city council adopted Resolution No. 5374 establishing the
policy requiring an agreement of payment in lieu of local property taxes (gilt)
between the city and any non-profit entity receiving a tax exempt status. The
purpose of this resolution was to require non-profit entities directly competing
with local for -profit entities, which pay property taxes and therefore pay for
services provided by the city, to make a reasonable payment to the city for the
services provided. Therefore, a recommended condition of approval will require a
payment in lieu of taxes agreement be finalized prior to the issuance of a building
permit for the first phase of construction to cover the cost of police and fire
services.
Water and Sewer
There are existing water main lines within the Conway Drive and Sunnyview Lane
rights -of -way. A six inch water main is located along Conway Drive and a 12 inch
water main is located along Sunnyview Lane. Eight inch sewer mains are also
located in the rights -of -way for both Conway Drive and Sunnyview Lane. The
PUD application states that no expansion for these existing main lines is
proposed at this time for the building expansion plans.
Storm water
Storm water facilities are located around the current hospital directing storm
water to existing detention basins in landscaped medians between the parking
lots and adjacent streets. The application states that with the development of
phase 1, which will include a two story expansion for the surgical services wing of
the hospital, the storm water from the new roof will be directed towards the west
side of the Alert helicopter pad. An enginccrcd retention basin will be installed at
this location. When the hospital building plans are submitted to the city for the
first and subsequent building phases the public works department will review and
approve a storm water plan.
2. Control Over Vehicle Traffic
The PUD plan includes the construction of two parking structures. The first
parking structure is proposed in phase 3 and would be located between the Alert
helicopter pad and Brendan House. The second parking structure would be
constructed in phase 4 and would be located at the intersection of Sunnyview
Lane and Windward Way, the current location of the Sprucewood Apartments.
Both parking structures would be two -stories high.
16
Figure 3: Looking south at the proposed location of the parking structure in
phase 3. The parking structure would be located between the Alert helicopter pad
and the Brendan House.
Figure 4: Looking west across Sunnyview Lane at the proposed location of the
parking structure in phase 4. The proposed parking structure would replace the
existing Sprucewood Apartment buildings and surface parking area.
17
The proposed parking structures would concentrate vehicle traffic to their
respective locations on Conway Drive and Sunnyview Lane. The Kalispell Area
Transportation Plan (2006 Update) provides information on Sunnyview Lane but
not Conway Drive. Sunnyview Lane in 2003 had an annual average daily traffic
count of 3500 vehicles. Since 2003 however additions have been made to the
hospital and other buildings have been constructed in the area. The
transportation plan models show in the year 2030 the vehicle traffic on
Sunnyview Lane more than doubling to 7500 vehicles per day.
Sunnyview Lane and Conway Drive are both city streets and as such are capable
of handling daily vehicle traffic of up to 12,000 vehicles per day. Once vehicle
levels reach or exceed this amount the street cannot adequately handle the
amount of traffic and slow downs and extended waiting times at intersections
occur. The proposed parking structures and expansion of the hospital will add
vehicle trips to both Sunnyview Lane and Conway Drive. It is not known just how
many trips would be added and whether this increase in traffic would or would
not necessitate additional street or intersection improvements in the immediate
area. Therefore, the public works department is recommending a traffic impact
study be completed prior to final location and construction plans are approved for
the parking structures. The study would help the owners and city determine if
any impacts to the adjacent streets would occur if the parking structure is built.
The traffic impact study may also suggest alternative locations to the parking
structures that provide a greater benefit to the areas transportation system and
hospital campus.
With the first phase of construction 54 parking spaces off of Conway Drive will be
permanently removed. Subsequent building plans for the parking structures
shown on the master site plan will also remove existing parking spaces. As a
recommended condition of approval, prior to the issuance of a building permit the
owner will need to provide the city with a vehicle parking plan for each of the
development phases. The parking plan will need to include the number of
parking spaces removed and how the minimum number of off-street parking
spaces per the city's zoning ordinance will be met either temporarily or
permanently.
3. Recreational Amenities
No recreational amenities are required as part of the proposed expansion plans
for the hospital. Recreational amenities are needed in residential developments or
mixed commercial/residential developments where the project includes a new
resident population. This is not the case with the proposed PUD plan.
4. Visual Enjoyment
Elevations of the proposed building expansion plans are attached to the
application. The expansion plans reflect the existing architecture of the current
hospital building and have included windows, vertical braces and an exterior
color scheme that leave large blank sections of building walls. Along the first floor
adjacent to the street where the building is proposed to encroach within the
setbacks the application states the building will include windows, planters and
other landscaping to soften the building/pedestrian interface. These features will
help to add to the visual interest of the hospital building.
18
G. The relationship, beneficial - or • - of the • R' plan upon
neighborhood proposed tr he established in concertwith r
underlyingr ::
The proposed surgical tower expansion is located on the west side of the hospital,
placing the tallest portion of the expansion plan the furthest away from the
existing residential homes east of the hospital. The setback reductions would
permit a portion of the new construction to come within 5 feet of the property line
in an area developed with medical offices and parking lots. No impacts are
anticipated with respect to vehicle or pedestrian travel in the area or diminished
green space since the area proposed for hospital expansion is currently a parking
lot.
The application notes that surrounding businesses are expected to benefit from
the finished building project due to way -finding purposes and potential economic
benefits through the expanded services the hospital will be able to offer. Based
on discussions with the hospital administrative staff, the expansion plans are
needed to serve the increasing needs of the community and local physicians.
The intent of the H-1 zone is to provide medical facilities and support services for
the sick, elderly and distraught in the community. The H-1 zone is not found
throughout the city, it is concentrated in and around the existing hospital
campus. Providing options to increase the development density with regards to
height increases, setback reductions and parking structures will enable the
hospital and future support services to increase the number of services offered
and not require these services to be spread throughout the city.
During the construction phase of the hospital the adjacent parking lots will still
be open to the public since the hospital will still be operating. Large construction
equipment, contractor parking and storage will most likely be located north of the
hospital on property owned by Northwest Healthcare at the intersection of
Heritage Way and Windward Way. Immediately north of these vacant lots are
residential homes. To mitigate impacts to the residential homes staff is
recommending a fence to screen the vehicles and equipment from the residential
homes. Staff is also recommending a plan for dust abatement on the property be
provided to the city with implementation of the plan as needed during the use of
the lots as a contractor staging area.
H. In the case of a plan which proposes development over a period of years, the
sufficiency of the terms and conditions proposed to protect and maintain
the integrity of the PUD;
The owners have provided a phasing schedule for the completion of the
improvements included in the PUD plan. The phasing and construction schedule
is as follows:
® Phase 1 - Construction of the surgical services tower (2-story addition to
existing hospital building) to begin in December 2010 or January 2011.
Phase 2 - Construction of the emergency department expansion to begin by
July 2013.
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® Phase 3 - Construction of the parking garage between Alert helicopter pad
and Brendan House to begin in 20 IS.
Phase 4 - Construction of the parking garage at the intersection of
Sunnyview Lane and Windward Way to begin by 20 IS.
Phase 6 - Construction of the 4th and 5th floors of the surgical services
tower - indefinite; as the need arises
The phasing and construction schedule listed above places a time frame on all of
the phases except phase 6. The planning department is recommending placing a
time frame on phase 6 with this PUD approval. The purpose for placing time
frames on the PUD is to insure that there continues to be a viable project on the
site and prohibit developers or property owners from sitting on land or a
development proposal for several years to decades before starting their approved
project. The time frame also provides the adjacent public assurance of what is
anticipated on the site. Planning staff is recommending phase 6 be completed by
the year 2020. However, if by 2020 phase 6 is still not completed, the owners will
be required to hold off on phase 6 until a time frame for completion is presented
and approved by the city council.
Part of the requirements of a PUD is that the developer enter into an agreement
with the City of Kalispell to adequately insure that the overall integrity of the
development, the installation of required infrastructure, architectural integrity
and proposed amenities are accomplished as proposed. A recommended
condition of approval for the PUD would require this agreement be in place prior
to the issuance of a building permit for the first phase of the project.
. W a . 1 I i i l . 1
No other specific deviations from the Kalispell Zoning Ordinance can be identified
based upon the information submitted with the application other than those
addressed in Section II of this report.
20
Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt
staff report KPUD-10-2 as findings of fact and recommend to the Kalispell City Council
the PUD overlay zoning district for Northwest Healthcare be approved subject to the
conditions listed below:
The Planned Unit Development for Northwest Healthcare allows the following
deviations from the Kalispell Zoning Ordinance:
A. Kalispell Zoning Ordinance, Section 27.11.040(3) (Setbacks) to allow a
reduction in the front and rear setbacks from 20 feet to 5 feet for the
expansion of the emergency room along Conway Drive.
B. Kalispell Zoning Ordinance, Section 27.11.040 (4)(Maximum Building
Height) to allow the maximum building height for the hospital to increase
from 60 feet to 80 feet to accommodate a surgical services tower.
2. The PUD permits hospital expansion and construction of one or more parking
structures, maximum height of two stories, in locations shown on the approved
PUD site master plan. All other uses listed as a conditional use in the H-1 zone
shall require the issuance of a conditional use permit unless the PUD is further
amended to permit such uses.
3. The development of the 10 acre site shall substantially comply with the following
site plan and elevations submitted as part of the Planned Unit Development
application:
A. Site Master Plan
Note: The proposed pediatric/neonatal intensive care unit expansion
shown on the master plan will need site review approval and is subject to
the applicable conditions of this PUD prior to the issuance of a building
permit.
B. Building footprint site plan
C. Elevations of the completed building
Note: The exterior design of the first floor of the building along Conway
Drive shall include features such as windows, planters and other
landscaping to soften the building/pedestrian interface.
4. Prior to the issuance of a building permit the owner shall provide a parking plan
indicating the number of parking spaces removed and how the minimum number
of off-street parking spaces per the city's zoning ordinance will be met either
temporarily or permanently.
21
5_ Prior to the issuance of a building permit for a parking structure the property
owner shall provide a traffic impact study to the city for review and approval. Any
mitigation measures required by the approved traffic impact study shall be
completed prior to the issuance of a certificate of occupancy.
6. Prior to the issuance of a building permit for phase 1 a pedestrian/ bike path
plan shall be provided to the Parks and Recreation Department and Public Works
Department for review and approval. The plan shall show existing and proposed
pedestrian facilities along the following streets and private property:
• Conway Drive - From Highway 93 east to the current emergency room
entrance
® Sunnyview Lane - From Highway 93 east to Glacier View Drive
® North Meridian Road - From Highway 93 to Windward Way
® Heritage Way - From Highway 93 to Sunnyview Lane
• Windward Way - From its intersection with Heritage Way south to
Sunnyview Lane
• The common areas shown on the master site plan along Sunnyview Lane,
Conway Drive and from the proposed recreation vehicle parking to adjacent
streets, existing and future building sites
7. Prior to issuance of a building permit for phase 1 a screening and dust abatement
plan shall be provided to city staff for the lot(s) used as a contractor staging area.
Dote: This plan may need to be amended if the contractor staging area changes
during the phases of the expansion plan.
8. Phasing of construction activities shall be in accordance with the following
phasing plan:
® Phase 1 - Construction of the surgical services tower (2-story addition to
existing hospital building) to being in December 2010 or January 2011.
Phase 2 - Construction of the emergency department expansion to begin by
July 2013.
p Phase 3 - Construction of the parking structure between Alert helicopter
pad and Brendan House to begin in 2015.
® Phase 4 - Construction of the parking structure at the intersection of
Sunnyview Lane and Windward Way to begin by 2018.
® Phase 6 - Construction of the 4th and 5th floors of the surgical services
tower - completed by 2020.
9. The property owner shall enter into an agreement with the city for a "payment in
lieu of local property taxes" (pilt) to address the shortfall in the payment of
municipal services provided by the city. This agreement shall be in place prior to
the issuance of a building permit for phase 1 construction.
22
10. That a development agreement be drafted by the Kalispell City Attorney between
the City of Kalispell and the developer outlining and formalizing the terms,
conditions and provisions of approval. The final plan as approved, together with
the conditions and restrictions imposed, shall constitute the Planned Unit
Development (PUD) zoning for the site that shall be completed and signed by the
city and Northwest Healthcare prior to the issuance of a building permit for phase
1 construction.
23
Planning Department
201 1st Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
APPLICATION FOR PLANNED UNIT DEVELOPMENT (PUD)
PROJECT NAME N O H G W VIA / T341J
1. NAME OF APPLICANT: Norarwt'ST A rrpi.: T, MICR w" PERmn-
2. MAIL ADDRESS: 310 - JY tjt1 Ytvw LA A
3. CITY/STATE/ZIP: KP ,15M"/ M7-51101 PHONE: (404 - ! �7GG
NAME AND ADDRESS OF OWNER IF DIFFERENT THAN APPLICANT:
4. NAME:
5. MAIL ADDRESS:
6. CITY/STATE/ZIP: PHONE:
7. TECHNICAL ASSISTANCE:
8. MAIL ADDRESS:
9. CITY/STATE/ZIP: PHONE:
If there are others who should be notified during the review process, please list those.
Check One:
Initial PUD proposal
Amendment to an existing PUD
A. Property Address: 310 50A1N Y VI F-W 1- #NE
B. Total Area of Property: 31 • $% A c. ES
' C. Legal description including section, township & range: "rhiL Arl f,wfay R'4T of KI4LI S u-
f Gcon�kc, t�ft�afi�C�,v 3, 4ove-sm ewr kfGAT. ors (3114 , SF� dA Ze
R R Z I W
D. The present zoning of the above property is: - 1
E. Please provide the following information in a narrative format with suppor#ng
drawings or other format as needed:
1
a_ An overall description of the goals and objectives for the development of
the project.
b. In cases where the development will be executed in increments, a
schedule showing the time within phase will be completed.
C. The extent to which the plan departs from zoning and subdivision
regulations including but not limited to density, setbacks and use, and
the xeasons why such departures are or are not deemed to be in the
public interest;
d. The nature and extent of i e common open space in the project and'tlie
provisions for maintenance and conservation of the common open space;
and the adequacy of the amount and.4.anction of the open space in. terms
of the land use, densities and dwelling types proposed -in the plan;
e. The manner in which services will be provided such as water, sewer,
storm water management, schools, roads, traffic management,
pedestrian access, recreational facilities and other applicable services
and utilities.
f. The relationship, beneficial or adverse, of the planned development
project upon the neighborhood in which it is proposed to be established
g. How the plan provides reasonable consideration to the character of the
neighborhood and the peculiar suitability of the property for the
proposed use.
h. Where there are more intensive uses or incompatible uses planned within
the project or on the project boundaries, how with the impacts of those
uses be mitigated.
i. How the development plan will further the goals, policies and objectives
of the Kalispell Growth Policy.
j. Include site plans, drawings and schematics with supporting narratives
where needed that includes the following information:
(1). Total acreage and present zoning classifications;
(2). Zoning classification of all adjoinirng'properties;
(3). Density in dwelling units per gross acre;
(4). Location, size height and number of stories for buildings
and uses proposed for buildings; .
(5). Layout and dimensions of streets, parking. areas, pedestrian
walkways anti 'surfacing;
(6). Vehicle, emergency and pedestrian access, traffic
circulation and control;
(7). Location, size, height, color and materials of signs;
(8). Location and height of fencing and/or screening;
2
(9). Location and type of landscaping;
(10). Location and type of open space and common areas;
(11). Proposed maintenance of common areas and open space;
(12). Property boundary locations and setback lines
(13). Special design standards, materials and / or colors;
(14). Proposed schedule of completions and phasing of the
development, if applicable;
(15). Covenants, conditions and restrictions;
(16). Any other information that may be deemed relevant and
appropriate to allow for adequate review.
If the PUD involves the division of land for the purpose of conveyance, a preliminary
plat shall be prepared in accordance with the requirements of the subdivision
regulations.
Please note that the approved final plan, together with the conditions and restrictions
imposed, shall constitute the zoning for the district. No building permit shall be issued
for any structure within the district unless such structure conforms to the provisions
of the approved plan.
The signing of this application signifies that the aforementioned information is true
and correct and grants approval for Kalispell Planning staff to be present on the
property for routine monitoring and inspection during review process.
(Applicant Signature)
9
OCT f U l 0
(Date)
Northwest Healthcare October 4, 2010
Surgical Services Tower
Kalispell Regional Medical Center
Kalispell, Montana
Project No.: 0 1. 1280.70200
Application for Planned Unit Development Narrative (PUD)
Informational Narrative as per Article E of Application for Planned Unit Development:
a. An overall description of the goals and objectives for the development of the project.-
(1). The primary goal of this project is to better serve the needs of the residents and visitors of Flathead County
and Northwest Montana as per Northwest Healthcare's Mission Statement: "To Improve Health, Comfort
and Life".
(2). The priority of this work is to replace our, 30 year old, Surgical Services Department with a state of [lie art
facility capable of supporting our needs for the neat 30 years. This will be accomplished by building and
finishing eight new 800+ square foot OR suites to replace our existing six 400-700 square foot suites and
providing shelled space for the construction of four additional 800-1,000 square foot OR suites for future
build out and completion.
b. In cases where the development will be executed in increments, a schedule showing the time within phase will be
completed.
(1). Construction of the Surgical Services Tower Phase 1:
i. Begin Construction: December 2010
ii. End Construction: February 2012
(2). Construction of the Emergency Department Expansion Phase 2:
i. Begin Construction: January -July 2013
ii. End Construction: September 2014
(3). Construction of Parking Garage between Alert/Brendan House Phase 3: 2015
(4). Construction of Parking Garage between KRMC/Summit Phase 4: 2018
(5). Completion of the Recreational Vehicle parking and surrounding green spaces, Phase 5: 2020
(6). Construction of 4`h and 5 h floor of the Surgical Services Tower, Phase 6: Indefinite — as need arises.
c. The extent to which the plan departs from zoning and subdivision regulations including but not limited to density,
setbacks and use, and the reasons why such departures are or are not deemed to be n the public interest.
(1). Setback:
i. Existing Ordinance: 20 feet front and rear; 10 feet side yard.
ii. Proposed: 5 feet at front and rear.
iii. Due to our limited space of the proposed building footprint designed to maintain crucial adjacencies
with Imaging, Emergency, and ICU Departments, we propose to extend portions of the south
elevation to five feet of the building property; this design will avoid a spread out, inefficient patient
care design in the Operating Room and Patient Room layouts which could potentially cause an
unsafe patient care environment.
iv. See attached site plan and elevations for the exterior design concept: Site 001, Elevation 01, and
Elevation 02. Our intent is to provide a pedestrian friendly design with windows, planters and other
landscaping to soften the building / pedestrian interface.
(2). Building Height:
i. Existing Ordinance: 60 feet.
ii. Proposed: 80 feet.
Northwest Healthcare
Surgical Services Tower
Kalispell Regional Medical Center
Kalispell, Montana
Project No.: 0 1. 1280.70200
October 4, 2010
iii. The increased building height of Kalispell Regional Medical Center will allow residents and visitors
of the Flathead to be able to navigate directly to the Medical Center with substantial ease. The
completed height is intended to become a landmark and focal point to the community.
iv. By expanding vertically rather than horizontally, our infrastructure of services becomes more
efficient, allowing us to provide better care to patients. The relationship between patients, staff,
physicians, food service, laundry, waste retrieval, and the logistics of materials management become
more effective. The vertical expansion also allows us to connect to the existing Patient Tower at the
northeast corner of the Surgical Services Tower on the second and third floors providing a higher
degree of hospital efficiency.
d. The nature and extent of the common open space in the project and the provisions for maintenance and
conservation of the common open space and the adequacy of the amount and function of the open space in terms
of the land use, densities and dwelling types proposed in the plan.
(1). We currently have 9.9 acres of designated Common Areas. As part of the Phase 1 construction, we will
eliminate 0.54 acres of the Common Area south of the Cath Lab and west of the Emergency Admitting
Entrance currently occupied by 54 parking stalls.
(2). As part of the Master Plan of the Campus, we propose to add a future common area to be used for parking
and relaxation at 215 Sunnyview, this space is currently occupied by the Sprucewood Apartments, see
attached site plan, Exhibit A, and north of Radiation Oncology, noted as Phase 5 above.
(3). This open space will continue to be maintained and serviced by our Plant Operations', Ground
Department. No change in maintenance is proposed.
e. The manner in which services will be provided such as water, sewer storm water management, schools, roads,
traffic management, pedestrian access, recreational facilities and other applicable services and utilities.
(1). Currently the sewer storm water percolates beneath our existing Emergency parking area. Once Phase 1 is
completed, the storm water from the roof of the new construction will be redirected towards the west side
of the Alert helipad area and be buried seven feet below the surface in an engineered retention basin which
will percolate in the same manner as the existing conditions.
(2). Other services to the new expansion will not change.
f. The relationship, beneficial or adverse, of the planned development project upon the neighborhood in which it is
proposed to be established.
(1). As part of our continuing effort to provide better service to the community and the people of North West
Montana, the construction of this project is expected to be a welcome addition to Kalispell.
(2). The location of the structure was designed to be as distant as possible from R-3 zones which are located to
the east of the Medical Center, thereby minimizing the impact to those homes. Adjoining business to the
south, west, and north are expected to benefit from the finished project due to way -finding purposes in
relation to the hospital and the potential economic results benefiting from the adjacency to the Medical
Center.
(3). The addition further defines the H-1 Zone as a medical district which complements the medical concept of
said zone.
g. How the plan provides reasonable consideration to the character of the neighborhood and the peculiar suitability
of the property for the proposed use.
(1). The character of the neighborhood as a medical area will be maintained and enhanced with the proposed
construction.
(2). Over time, with the development of the Campus, the addition of green spaces and pedestrian trails, in
particularly to the north east corner of the property, will enhance the Medical Center experience.
(Planned Unit Development Application Narrative, Page 2 of 5)
Northwest Healthcare
Surgical Services Tower
Kalispell Regional Medical Center
Kalispell, Montana
Project No.: 0 1. 1280.70200
October 4, 2010
h. Where there are more intensive uses or incompatible uses planned within the projector on the project boundaries,
how will the impacts of those uses be mitigated.
(1). There are no more intensive or incompatible uses planned as part of this proposal.
i. How the development plan will further the goals, policies and objectives of the Kalispell Growth Policy.
(1). As the community and county grow, the need to be able to coordinate forces in disaster situations is
critical. The addition of surgical rooms, Emergency Department rooms and decontamination bays, surgical
offices and physicians, and additional patient rooms is directly proportional to the Growth Policy as
established by the City of Kalispell.
(2). The following Goals apply to Kalispell Growth Policy, Chapter 6, Economy, page 23-25:
Goal 1 states the following:
"Provide for and encourage an adequate supply ofjobs, higher median income for those jobs, and
a stable diversified economy. "
In an economy of high un-employment and slow construction projects, the implementation of this
project will help jump start economic growth within the County. Northwest Healthcare is driving
the need to hire local craftspeople, workers, and contractors from the local area to help achieve this
goal. This is also stated on page 25, Article "Recommendations", paragraph 2.
ii. Goal 4 states the following:
"Strengthen Kalispell as a regional retail center that strives to capture more local and out of
County dollars. "
With the availability of a state-of-the-art facility that can cover a large radius of the geographical
area by Alert, tourism by older visitors and the second home purchases in the area has the potential
to increase, knowing that an individual(s) will receive better care than can be available in
metropolitan areas. Kalispell has the potential of becoming a destination target for medical
services; this concept can also be part of Goal 7.
iii. Goal 5 states the following:
"Strengthen Kalispell as a regional health care center that provides a bread spectrum of health
care related services with diagnostic, therapeutic and varied medical services available. "
Northwest Healthcare is constantly seeking ways to improve the services we provide by hiring staff
capable of providing procedures that would otherwise be sent out of the County or out of the State.
To be able to accomplish this goal, KRMC needs to be able to provide the desired physicians with
the tools required to perform these tasks. The Surgical Services Tower is a key factor to achieving
these goals.
iv. Goal 6 states the following:
"New business and industry should be encouraged to locate in areas where sound infrastructure
can be provided. "
With the design, construction, and implementation of the Master Plan continuing with the Surgical
Tower Project, the infrastructure of Kalispell becomes solidified; the potential to attract businesses
due to the proximity to a state-of-the-art medical facility is apparent. This concept can also be part
of Goals 2 and 3.
j. Include site plans, drawings and schematics with supporting narratives where needed that includes the following
information:
(1). Total acreage and present zoning classifications: 31.57 acres; Zone H-1
(2). Zoning classification of all adjoining properties, see Exhibit B:
i. South of Campus: H-1
(Planned Unit Development Application Narrative, Page 3 of 5)
Northwest Healthcare
Surgical Services Tower
Kalispell Regional Medical Center
Kalispell, Montana
Project No.: 0 1. 1280.70200
October 4, 2010
ii. East of Campus: P-1 and R-3
iii. North of Campus: PUD Medical and RA-1
iv. West of Campus: Across form US Hwy 93, a variety of zones including R04, B-2, RA-1, and I-1.
(3). Density in dwelling units per gross acre: n/a.
(4). Location, size height and number of stories for buildings and uses proposed for buildings: See attached site
plan, Exhibit A and Exterior Building Elevations, 01 and 02.
(5). Layout and dimensions of streets, parking areas, pedestrian walkways and surfacing: No new streets are
proposed, see attached plans for existing streets, proposed parking area designations, and vehicular and
pedestrian traffic patterns.
(6). Vehicle, emergency and pedestrian access, traffic circulation and control: See attached site plan Exhibit A
for vehicular and pedestrian traffic patterns.
(7). Location size, height, color and materials of signs: No additional signage is proposed at this time other
than Way -Finding signage.
(8). Location and height of fencing and/or screening: See attached site plan Exhibit A for required landscaping
buffer between R-3 and H-1 Zones.
(9). Location and type of landscaping: See attached site plan Exhibit A for proposed green space locations. The
second floor of the Surgical Services will be designed to support a "green" roof concept.
(10). Location and type of open space and common areas: See attached site plan Exhibit A.
(11). Proposed maintenance of common areas and open space: This open space will continue to be maintained
and serviced by our Plant Operations', Ground Department. No change is proposed.
(12). Property boundary location and setback lines: See attached site plan Exhibit A.
(13). Special design standards, materials and/or colors: See attached Exterior Building Elevations, 01 and 02.
(14). Proposed schedule of completions and phasing of the development, if applicable: see article above.
(15). Covenants, conditions and restrictions: n/a
(16). Any other information that may be deemed relevant and appropriate to allow for adequate review: See
below.
Surgical Services Tower Project:
As part of the Surgical Services Tower Project, the Medial Center plans to construct a four level (including basement)
addition to the existing facilities designed to support two future 4`t' and 5a' levels. The work is divided as follows:
1. Basement Level
a. Existing Building: Excavation, preparation, and installation of footings and structural steel designed to
support three to five levels of new construction. Approximate 800 square feet of work to include the
elimination and decommissioning of existing mechanical systems and the rebuilding of walls and floors as
required after steel installation.
b. New Construction: Approximate 10,200 square feet of work to include the excavation and construction of
a mechanical, electrical, and plumbing infrastructure level designed to support this project and a relocated
Data Center.
2. First Level
a. Existing Building: Excavation, preparation, and installation of footings and structural steel designed to
support three to five levels of new construction. Approximate 12,900 square feet of work to include the
relocation and remodel of Imaging and Emergency Department Offices and Waiting Room, the remodel of
one Nuclear Medicine Room and support spaces, the relocation of the Respiratory Therapy Department,
the temporary decommissioning of an X-Ray room, and the tie-in of the existing mechanical systems to
decommissioned areas as part of Basement Level work.
(Planned Unit Development Application Narrative, Page 4 of 5)
Northwest Healthcare
Surgical Services Tower
Kalispell Regional Medical Center
Kalispell, Montana
Project No.: 01.1280.70200
October 4, 2010
b. New Construction: Approximate 26,900 square feet of work to include a new 3,300 square foot enclosed
conditioned Ambulance Entrance, 4,600 square feet Central Sterile Department, 8,650 square feet
Surgical Offices, and 8,500 combined shell space part of which is to be used for a future Emergency
Department expansion.
3. Second Level
a. New Construction: Approximate 57,700 square feet of work to include 8 built out and completed
Operating Rooms, 4 shelled Operating Rooms, 18 Same Day Services beds, 18 Post Anesthesia Care Unit
beds, 2 Endoscopy procedure rooms, 2 Fluoroscopy procedure rooms, Nurses and Physician Lounge,
Offices, and Storage areas. This construction will connect to the 2nd level of the existing Patient Tower
and will have a visitor/patient entrance at the existing north west Admitting Lobby. The roof of this floor
will support additional mechanical equipment for the surgery floor and will be designed to support an
exterior terrace and green space accessible to patient, visitors, and staff.
4. Third Level
a. New Construction: Approximate 32,900 square feet of work to include shell construction to house 30
future Intermediate Care Patient Rooms and ancillary spaces.
5. Fourth and Fifth Levels
a. Future Construction: Approximate 32,900 square feet at each level. Although no construction will occur
at this time, the scope of this work includes the structural design to support the additional levels and space
for future infrastructure mechanical and electrical installation.
In addition, after construction 3rd floor shell space of the Surgical Services Tower is completed, the Medical Center plans to
expand its current Emergency Department into the vacated Surgical Services space growing to an approximate 27,000
square foot department.
(Planned Unit Development Application Narrative, Page 5 of 5)
Pdyt'�
NorthwestHealthcare ',..1. Development
r
FILE O i 0.
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 adjoinin the
property lines of the property where a planned unit development is
c-equested.
Tract/Lot:The mRegional •'Center
Northwest Healthcare
Attn:Pierrottet
1 SunnyviewLane
Kalispell, •; •
f
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 at the meeting noted below. You may contact this office at (406) 758-7940 for additional information or
visit our website at www.kalispell.com/plannina under "Planning Board Projects". Written comments may be
submitted to the Kalispell Planning Department at the above address prior to the date of the hearing, or email us at
planningna,kalispell.com.
NOTICE OF PUBLIC HEARING
KALISPELL CTI'Y PLANNING BOARD AND ZONING COMMISSION
November 9, 2010
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for
Tuesday, November 9, 2010, beginning at 7:00 PM 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 a recommendation to the
Kalispell City Council who will take final action.
The Planning Department has received a request by Northwest Healthcare for a planned unit
development (PUD) overlay district on approximately 25.85 acres. The site includes the Kalispell
Regional Medical Center and associated buildings. The PUD would allow a multi -phase expansion of
the Kalispell Regional Medical Center over the next 10+ years as follows:
• Phase 1: A two story expansion of the surgical services tower
• Phase 2: Expansion of the Emergency Department
• Phase 3: Construction of a two story parking garage between the Alert helicopter pad and the
Brendan House
• Phase 4: Construction of a parking garage between Kalispell Regional Medical Center and
the Summit
• Phase 5: Completion of recreation vehicle parking and green space
• Phase 6: Construction of the 41h and 5`' floors of the surgical services tower
In addition to the construction phasing plan the PUD application is requesting an increase in the
maximum height allowed in the zoning district from 60 feet to 80 feet for Kalispell Regional Medical
Center's surgical services tower and a decrease in the front and rear setbacks from 20 feet down to 5
feet.
Approximately 19.1 acres of the 25.85 acre project site is zoned H-1 (Health Care) with the remaining
6.75 acres zoned under the Buffalo Commons PUD Medical pod.
The 25.85 acre project site can be described as Kalispell Regional Medical Center 4 lots 1, 2 and the
common area, lots 4 and 5 of Simmons Addition, Buffalo Commons Phase 5 lot 1 of amended lots 8-
11 and Buffalo Commons Phase 5 lots 4, 5, 6 and 7. The project site includes the hospital site and
land north and south of Sunnyview Lane.
Northwest Healthcare
Attn: T. Marcello Pierrottet
310 Sunnyview Lane
Kalispell, MT 59901
Kalispell Regional Medical Center
310 Sunnyview Lane
Kalispell, MT 59901
Vivian Cunningham
18 Glacier View Drive
Kalispell, MT 59901
Raymon & Ladeine Thompson
P.O. Box 5352
Kalispell, MT 59903
Dale Haarr
80 Buffalo Hill Drive
Kalispell, MT 59901
Lorence Flynn
414 Holltop Avenue
Kalispell, MT 59901
Wallace & Marsha Jacobson
270 Buffalo Hill Drive
Kalispell, MT 59901
Harriet Paris Family Trust
266 Buffalo Hill Drive
Kalispell, MT 59901
Richard & Marianne Lowitz
James Marshall
118 Ridgeview Drive
Kalispell, MT 59901
Carol Roth
85 Buffalo Hill Drive
Kalispell, MT 59901
Salvation Army Glacier Tennis Club At Summit,
P.O. Box 9219 LLC
Seattle, WA 98109 325 Claremont Street
Kalispell, MT 59901
Flathead Hospital Dev. Company Rocky Mtn Sub Specialty Asso, LLC
310 Sunnyview Lane 350 Heritage Way, Ste 2100
Kalispell, MT 59901 Kalispell, MT 59901
Ronnie & Margaret Swindall J. Jay & Vicki Billmayer
74 Buffalo Hill Drive 2191 3=d Avenue East
Kalispell, MT 59901 Kalispell, MT 59901
Richard & Josephine Dopp Verna Erickson
P.O. Box 241 AD /o Claire Kasala
Kalispell, MT 59903 P.O. Box 1171
Kalispell, MT 59903
Margaret Brown Great Northern Medical Facilities,
215 Somerset Drive LLC
Kalispell, MT 59901 1287 Burns Way
Kalispell, MT 59901
Flathead Health Center, Inc. Manse K. Johnson, MD
310 Sunnyview Lane Survivors Trust
Kalispell, MT 59901 539 34d Street East
Kalispell, MT 59901
Hope Pregnancy Ministries of Buffalo Hill Townhouse Owners
Kalispell Asso.
1281 Burns Way AD /o Beverly Dittman
Kalispell, MT 59901 262 Buffalo Hill Drive
Kalispell, MT 59901
Heloshi & Margaret Kusumoto Jerry & Claire Kasala
254 Buffalo Hill Drive P.O. Box 1171
Kalispell, MT 59901 Kalispell, MT 59903
Eileen Maycumbcr M. Susan Cahill
2217 Hwy 2 East Steve M. Martinez
Kalispell, MT 59901 425 Sunnyview Lane
Kalispell, MT 59901
Rosalie Heinecke Living Trust Winkel Family Trust
294 Buffalo Hill Drive 1150 Whitefish Stage Road
Kalispell, MT 59901 Kalispell, MT 59901
Gabriel & Terry Perjessy Helen Simpson John & Beverly Dittman
1250 Burns Way, Ste 2 250 Buffalo Hill Drive 262 Buffalo Hill Drive
Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901
Montana Sky Networks Peter & Mary Fusaro Van Family Trust
100 Moose Country Road 88 Grand View Drive 258 Buffalo Hill Drive
Rexford, MT 59930 Kalispell, MT 59901 Kalispell, MT 59901
Ted & Trudy Waggener Fred Hagel 'Thomas G. Stahlberg
11 Glacier View Drive P.O. Box 305 P.O. Box 21209
Kalispell, MT 59901 Lakeside, MT 59922 El Cajon, CA 92021
Kristi & Robert Stotts Jeremy 8v Brenda Markham Donald Holman
P.O. Box 8916 23 Glacier View Drive 278 Buffalo Hill Drive
Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901
Colette Enterprises, LLC Kalispell Medical Arts, LLC Burlin Properties, LLC
AD /o Legacy Mgmt Group, LLC
11627 Airport Road, #B 210 Sunnyview Lane 200 Commons Way
Everett, WA 98204 Kalispell, MT 59901 Kalispell, MT 59901
GPS, LLP Virginia Ludden Mark J. Sorensen, MD
1297 Burns Way, #3 350 Lake Hills Drive 75 Claremont Street
Kalispell, MT 59901 Kalispell, MT 59901 Kalispell, MT 59901
Robert Windauer Ronald Family Revocable Trust KG Prop., LLC
P.O. Box 219 153 Riverview Greens 75 Claremont Street, Ste EF
Kila, MT 59920 Kalispell, MT 59901 Kalispell, MT 59901
Leslie B. Anthony Sandra Anne Kasala City of Kalispell
75 Claremont Street, Unit G 203 Silverado Trail City Clerk
Kalispell, MT 59901 Victoria, TX 77901 201 lst Avenue EastKalispell, MT 59901
Northwest Horizons, Inc.
AD% Kalispell Regional Med. Ctr
Attn: Jim Oliverson
310 Sunnyview Lane
Kalispell, MT 59901
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MINUTES OF REGULAR
MEETINJ
NOVEMBER i
CALL TO ORDER AND
The regular meeting of the Kalispell City Planning Board and
ROLL CALL
Zoning Commission was called to order at 7:00 p.m. Board
members present were: John Hinchey, Chad Graham, Bryan
Schutt, C.M. (Butch) Clark, Richard Griffm and Troy Mendius.
Sean Conrad, P.J. Sorensen and Tom Jentz represented the
Kalispell Planning Department and Chad Fincher represented the
Parks and Recreation Department. There were 5 people in the
audience.
APPROVAL OF MINUTES
Schutt moved and Clark seconded a motion to approve the minutes
of the October 12, 2010 meeting of the Kalispell City Planning
Board and Zoning Commission.
ROLL CALL
The motion passed unanimously on a vote by acclamation.
PUBLIC COMMENT
No one wished to speak.
NORTHWEST
The Planning Department has received a request by Northwest
HEALTHCAREPLANNED
Healthcare for a planned unit development (PUD) overlay district
UNIT DEVELOPMENT
on approximately 10 acres. The site includes the Kalispell
Regional Medical Center and associated buildings. The PUD
would allow a multi -phase expansion of the Kalispell Regional
Medical Center over the next 10+ years as follows:
• Phase 1: A two-story expansion of the surgical services
tower
• Phase 2: Expansion of the Emergency Department
® Phase 3: Construction of a two-story parking garage
between the Alert helicopter pad and the Brendan
House
® Phase 4: Construction of a parking garage between
Kalispell Regional Medical Center and the Summit
® Phase 5: Completion of recreation vehicle parking and
green space
® Phase 6: Construction of the 41h and 5`i' floors of the
surgical services tower
STAFF REPORTS
Sean Conrad representing the Kalispell Planning Department
KPUD-10-02
reviewed staff report KPUD-10-02.
Conrad said this is a planned unit development (PUD) overlay
zoning request on approximately 10 acres which includes the
Kalispell Regional Medical Center. Conrad reviewed the vicinity
map; surrounding zoning and land uses; and an aerial photo of the
site. Conrad noted to the north of the hospital campus is the Buffalo
Commons PUD zoning district which was put in place in the late
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 1 of 9
90's which is complimentary to the H-1 zoning and the proposed
PUD overlay because it also allows professional/medical type
offices.
Conrad said the PUD would allow a reduction of setbacks from 20
feet to 5 feet; allow an increase of the maximum height from 60 feet
up to 80 feet; would permit the expansion of the hospital; and would
permit parking structures. The hospital's plan includes six phases
however; phase five which includes completion of RV parking and
green space was left out of the recommended conditions of approval
because it is located on the Buffalo Commons PUD. Conrad said in
order to allow phase five it would require an amendment to the
Buffalo Commons PUD which staff recommended the hospital
consider.
Conrad reviewed the phases of the expansion. He added although the
hospital has shown several locations of parking structures condition
4 of the PUD requires an off-street parking calculation prior to
issuance of a building permit which would show how with the
expansion they meet the city's minimum off-street parking
standards. They have the option of meeting those standards either
with parking structures or with surface parking.
Conrad reviewed the site plan and building elevations. He added
with the 3"d, 4th and 5th floors only the building setback will be about
5 feet. At ground elevation there will be landscaping, windows, and
architectural features instead of one long blank wall. Conrad
suggested the board modify recommended condition 1A to
clarify that the surgical services tower (3rd, 41h & 5th floors only)
could be built within 5 feet of the property line.
Conrad said regarding condition 9 which refers to the payment
in lieu of taxes (PILT) a recommendation from the city attorney
was to amend condition 9 to make it closer in keeping with the
resolution that the city council adopted regarding PILT.
Staff recommends that the Kalispell City Planning Board and
Zoning Commission adopt staff report KPUD-10-02 as findings of
fact and recommend to the Kalispell City Council that the planned
unit development (PUD) overlay zoning district for Northwest
Healthcare be approved subject to the 10 conditions listed in the staff
report, including the recommended amendments to conditions IA
and 9 as noted above.
Conrad reviewed the letter received from Ms. Margaret Davis and
his response to her concerns.
In addition, another letter was received from Ms. Davis dated
November 8th which was provided to the bard before the meeting
and her additional concerns include street closures and maintaining
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 2 of 9
road connections in this area. Conrad indicated there may be
closures or partial closures of Conway Drive during this expansion
project however, the public works department has standards
addressing when roads are closed and the developer has to make
sure there is still access. Any closures would also be reviewed by
the city police and fire departments to ensure public safety is always
kept at the forefront.
Conrad continued another issue was street connectivity in the area.
Staff is not recommending with this PUD expansion that there be
any dedication of streets since this is a requirement of subdivision
review and if further subdivision does occur in this area that is
definitely something that the city would look at.
BOARD QUESTIONS Schutt asked if it is a difficult process to amend the Buffalo
Commons PUD and Conrad said it would require approval from
75% of the landowners within the PUD to amend it. The hospital
who owns a number of those lots would have to work with the other
property owners to reach an agreement to amend the PUD or to
incorporate the southern PUD pod into this proposed PUD. Conrad
added this process would take time and since the hospital wanted to
get started on their first 2 phases of expansion staff recommended
they focus on this PUD to get the expansion moving forward then
initiate the process of amending the Buffalo Commons PUD.
Griffin asked is the north elevation that was provided in the packets
an existing building and Conrad said yes. Conrad added looking at
the hospital from the north at Sunnyview Drive the parapet wall is
about 45 feet tall and the stairway towers are approximately 60 feet
tall. The proposed building would be about 20 feet taller than
existing buildings. Conrad noted given the size and scale of the
current campus the additional 20 feet will not look out of place.
Griffin said he also drove around on the west side and tried to look
back toward the mountains and currently the mountains cannot be
seen. Conrad said the campus area is becoming urbanized with
multiple medical offices and other businesses and there is nothing in
the city's growth policy that discusses protecting view corridors or
view sheds in particular developments. Conrad added if certain
property owners want to work with other owners to try and maintain
some sort of view corridor or view shed they can do that but it is not
something the city would enforce.
Mcndius asked what the setback would be for the surgical expansion
at ground level and Conrad said there is a ground level stairway
elevator tower that is approximately 30 — 40 feet long that will have
a 5 foot setback but the remainder of the ground level expansion's
setback is approximately 15 feet.
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 3 of 9
Graham said Ms. Davis mentioned in her letter that the PUD
boundary goes through the hospital building itself and normally the
zoning designation includes an entire parcel. Conrad said Sunnyview
Lane was rerouted when the hospital expanded several years ago and
the zoning boundary for the Buffalo Commons PUD was never
changed. This is another reason staff recommended the hospital
approach some of their neighbors and over time clean up the zoning
boundaries.
APPLICANT/TECHNICAL Ted Hirsch stated he represents the administration of Kalispell
SUPPORT Regional Medical Center which is part of Northwest Healthcare and
he introduced T. Marcello Pierrottet, Director of Design and
Construction for their organization.
Hirsch provided the board with an overview of the expansion plans
and exhibits. Hirsch noted there has been a lot of growth in the
valley in the last 10 years and the demand for surgical care has
increased for people in the valley and people choosing to come to
KRMC from out of the region. They have added new surgical
specialties and over the last 2 years added 30 additional doctors.
Now they need to expand the surgical services departinent to meet
the demand. Hirsch said they chose to build up instead of out to
save space and make the facilities more efficient and productive.
Hirsch added due to the economy it is a good time to get financing
for this project so they are going to be able to afford to put a 3rd floor
shell onto the structure earlier than they had anticipated. Hirsch said
they are prepared to begin preliminary work as soon as they receive
approval from the city council with construction beginning in
January of 2011.
Hinchey asked if the 3rd floor shell would look finished from the
outside and Hirsch said yes and he explained if they were to wait to
build the shell there could be adverse impacts from construction to
operating rooms already in use.
Clark noted at the work session it was stated that all of the facilities
as far as mechanical, electrical, etc., are included in this construction
go -around and then when the last 2 floors are added all those
facilities will be in. Hirsch said that is correct and he said the
mechanical equipment will be in underground space below the
surgery services on the 1st floor.
Griffin asked if there were any conccrns expressed internally by staff
or others regarding the increase in height and reduced setbacks for
this project. Hirsch said no, everyone is excited about getting the
project going and they worked hard at trying to minimize the
impacts of height and width and looked at several other alternatives.
asked if there would be any visibility issues with the
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 4 of 9
pedestrians on the sidewalk and ambulances exiting and entering the
bay areas. Hirsch said the area between is open space and would not
obstruct the pedestrian's view. Mr. Pierrottet added sidewalks or
other means to enhance safety will be added in this area. Graham
suggested an ambulance exit alarm be installed and Pierrottet said
that certainly could be discussed.
Clark said with ALERT right across the street how will the patients
be transported to and from the hospital and Hirsch said the current
ambulance drop-off will be designed to accommodate drive up
emergencies and ALERT will also use that entrance.
PUBLIC HEARING Margaret Davis, owner of 160 Charlotte Avenue thanked the staff
for addressing the concerns outlined in her letter of October 16t'.
She reviewed her suggestions and concerns in the attached letters.
Davis said she hopes the board doesn't miss an opportunity to
provide some guidance for future development of the H-1 zone. She
is pleased the hospital is up-to-date and offers such miraculous life-
saving services but the folks on the ground all have a consideration
in the adoption of this PUD.
Robert Windauer, D.D.S., resident of Kila and owner of property
located at 75 Claremont Street said he is concerned about the
parking garage proposed near his office and asked if the 5 foot
setback would apply in that area. He said walking from any parking
area around the hospital is uncomfortable, especially in the winter
and can be dangerous. He suggested locating the parking garage
closer to the hospital and providing covered access. The parking
garage would block all views to the north and impact their property
values so if a garage must be placed there he suggested underground
levels be considered.
Windauer said with the ALERT helicopter coming and going taller
structures become dangerous and he suggested using the rooftop of
the parking garage or the hospital as a helipad instead.
MOTION Clark moved and Graham seconded a motion to adopt staff report
KPUD-10-02 as findings of fact and recommend to the Kalispell
City Council that the planned unit development (PUD) overlay
zoning district for Northwest Healthcare be approved subject to the
10 conditions listed in the staff report, including the amendments to
conditions IA and 9 as recommended by staff.
BOARD DISCUSSION Schutt said street connectivity and vehicle/pedestrian connections
are important and circulation in a north/south direction is
compromised on the hospital campus. He asked if the conditions
address this concern and what does the city have in place to make
that a priority. Conrad said the PUD site plan shows the north/south
connection between Sunnyview and Conway will remain open. As
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 5 of 9
the hospital develops they would have to adhere to the PUD site
plan and if they wanted to deviate from the approved plan it would
require an amendment to the PUD. Conrad added from the
discussions at the work session he didn't see that the hospital was
proposing any plans to close that connection. Conrad noted it was
also brought up that the parking garages will increase traffic and
where the parking garages are located staff has recommended a
traffic impact study be completed prior to issuing any building
permits for parking garages. That would include discussions of
overall connectivity in this neighborhood. Jentz said if that
connection was proposed for closure they would have to show how
they would replace, duplicate or supplement the traffic circulation
in that area.
Schutt asked if the city anticipates a need for a 2nd north/south
connection and Jentz said it is difficult to request another
connection from someone who doesn't own all of the land. Jentz
added you lay out the issues that need to be addressed in the greater
neighborhood so as other development occurs those issues are
eventually addressed.
Conrad noted that was the point of recommended condition #6
where the hospital comes in with a more comprehensive
pcdcstrian/bike plan for the entire area. They will not have to carry
the entire burden for the plan but a plan will be in place when new
development comes in. Jentz said the city council has made a
pedestrian/bike path all the way from West Wyoming to Meridian
Road a priority.
Griffin said he agrees with Schutt because these same
neighborhood concerns were voiced when the Immanuel Lutheran
Home came through with their conditional use permit. There is a
problem there already that will just get worse with further
expansion.
Hinchey asked if Conway Drive is interrupted during this process
would it be closed completely and is Ms. Davis' concern valid.
Jentz said when you look at the scope of work both at the
Immanuel Lutheran Home and the hospital there will be some
temporary road disruptions and closures. However, the hospital
doesn't have the ability to say today we are going to close the road.
They will have to file for a temporary road closure; have detour
routes worked out and flag men out there to take care of the safety
issues. This includes notifying the city's fire, police, and public
works departments and perhaps other agencies to determine how
that all comes together.
Griffin noted the ambulance entrance is on Conway and they will
still have to provide a route for ambulances to come and go from
the hospital.
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 6 of 9
Hinchey asked Mr. Hirsch if the hospital has considered providing
covered access to the parking structures and Hirsch said they have
spent some time talking with Dr. Ronald and department staff
about having some flexibility in relation to where parking
structures would be located and the possibility of constructing part
of the structure underground. Hirsch added there may be changes
proposed which they will submit to the city for review and
approval.
Dr. Windauer said he has had to park quite a distance to the north
because there were no place to park and he is sure the hospital will
continue to get busier. Windauer added this is a critical issue that
will have to be addressed.
Graham said in regards to traffic flow in the event of a road
closure, who would make the determination of where the traffic
gets routed around the road closure and would the detour be on to
Mission Street. Jentz said fire, police & public works would have
to sign off on any closure and traffic could be routed in any number
of directions. Graham said everything should be done to try to
avoid using the Mission Street access because of the potential for
accidents especially in adverse weather conditions.
Mendius said the one deal breaker for him would have been safety
issues surrounding raising the height of these structures around the
ALERT helipad. Mendius talked to the ALERT pilots and they
admitted the increased height will make their ingress and egress a
percentage more difficult but they didn't seem overly concerned
since they have experienced much more dangerous conditions than
this approach. Mendius is now reassured and will be voting in
favor of the planned unit development.
Hinchey also spoke to the pilots and agrees with Mendius.
ROLL CALL
The motion passed unanimously by a roll call vote.
OLD BUSINESS:
Tabled at the October 12, 2010 planning board meeting:
LANDSCAPE ORDINANCE
The Kalispell Parks & Recreation Department is requesting an
amendment to the city codes to include a landscape ordinance. The
landscape ordinance will address landscape activities both in the
public right-of-ways and on private property. The purpose of the
ordinance is to address deficiencies in our current regulations and
at the same time consolidate regulations already existing in other
parts of the city code.
STAFF REPORT
Jentz said the Landscape Ordinance was developed to provide the
public with unified guidelines for landscaping within the public
right-of-ways, and other developments on private property that are
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 7 of 9
reviewed by the city's Site Review Committee. This ordinance
would apply to street boulevards & sidewalk maintenance on
residential lots and parking lot landscaping, screening and buffering
on commercial and multi -family developments.
Jentz said at the October 12, 2010 public hearing the board
recommended several amendments to the ordinance and added those
amendments have been incorporated into the draft which he
reviewed for the board.
BOARD QUESTIONS
Hinchey said after reviewing the ordinance his concerns have been
addressed.
Graham stated he doesn't think it is clear that the ordinance does not
apply to single-family and duplex lots other than the boulevards
along the right-of-ways. It was agreed to add the following to
section I.A. "(this section does not apply to single family and
duplex uses)"
MOTION
Schutt moved and Mendius seconded a motion to forward a
recommendation to the Kalispell City Council that based on public
comment and planning board review they consider adoption of the
Landscape Ordinance into the city code, including the amendment
recommended by Graham.
ROLL CALL
The motion passed unanimously on a roll call vote.
NEW BUSINESS:
Jentz reported the board received a copy of a draft letter to the
Flathead County Commissioners; the cities of Kalispell and
Whitefish mayors and city councils Re: The recent joint work
session with Flathead County, Kalispell & Whitefish Planning
Boards and their agreement to work together on a shared vision for
the Highway 93 North corridor.
Jentz said if the board agrees the letter will be presented to the
Flathead County Planning Board on November 1 oth and then
forwarded to the commissioners, mayors & council members.
Lengthy discussion was held and the board agreed the letter should
be forwarded.
MOTION — CANCEL
Schutt moved and Graham seconded a motion to cancel the
DECEMBER MEETING
December 14, 2010 Kalispell Planning Board and Zoning
Commission due to a lack of applications.
ROLL CALL
The motion passed unanimously on a vote by acclamation.
ADJOURNMENT
The meeting adjourned at approximately 8:50 p.m.
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 8 of 9
NEXT MEETING The next regular meeting of the Kalispell City Planning Board
and Zoning Commission is scheduled for January 11, 2011
beginning at 7:00 p.m. in the Kalispell City Council Chambers at
201 1st Avenue East, Kalispell.
The next work session of the Kalispell City Planning Board and
Zoning Commission is scheduled for January 11, 2011
immediately following the board's regular meeting.
John Hinchey
President
APPROVED as subnmitted/corrected: / /10
Michelle Anderson
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of November 9, 2010
Page 9 of 9
Sean Conrad
From:
Michelle Anderson
Sent:
October 18.2O1OO-37AM
To:
Sean Conrad; Tom Jmntz;FUSorensen
Subject:
FVV�Northwest Healthcare PUD application
Attachments:
NW Healthcare PUD comments.doc
—~- aI'Message---
From: Margaret Davis
Sent; Saturday, October 16, 2810 4:19 PM
To: Michelle Anderson
Subject: Northwest Healthcare PUD application
Dear Planning Dept.,
Z have read the application of Northwest Healthcare for a PUD and have found it to be
cursory. I am hoping that the staff reportwiIl address some of the concerns and questions
that Z have provided in the attached document. Ideally, action on this application should be
postponed until the proposed project has had more time for public scrutiny.
While we all wish our hospitals to be up to date and adequate to meet anticipated demands for
service, it should not come at the price of sketchy planning or unnecessary impacts to other
property owners and the city taxpayers. The hurry -up schedule (December 2010 start date) is
not cast in stone, particularly when so little information has been available until it was
mentioned on page 10 of the Inter Lake on Oct 14/ 2010, There is no mention of the project
on Northwest Healthcare's/KRM['S webSite.
Thank you for your consideration,
Margaret S Davis, property owner 160 Charlotte Ave Mailing address: PO8 788, Lakeside 59922,
Q44-6036
1
NW Healthcare PUD, 3 1.5 7 acres October 2010
1. Impact of construction on neighborhood is not addressed: traffic
constrictions, access to Conroy Dr. is critical for those south of Sunnyview
accessing Hwy 93 to go southbound.
2. Funding for expansion: Government bonds? Public funding, federal?
3. How much of the land in H-1 zone is owned by NW Healthcare?
4. Identify other parcels subject to development in the H-1 zone.
5. Provide an analysis of existing public and private streets and their rights of
way and the sidewalks in the H-1 zone.
6. How many employees does KRMC have and how many are anticipated with
an expanded facility? Patient rooms?
7. Provide consideration of alternative bike/pedestrian access on east side of
Brendan House using city owned property at water tower site that does not
require transiting parking lots.
8. Step up plans, priorities, funding for pedestrian/bike links between FVCC and
downtown Kalispell along the Hwy 93 corridor through developer waivers
and/or agreements that they will participate.
9. Why not consider each proposed use/structure in the PUD separately as a
conditional use under the H-1 zoning?
10. Schedule b.1-5: Phases of PUD - can they be altered by city or NW
Healthcare or are they established in this application? What is the process
for changing the order of the phases? Could the city stipulate that the phases
be done differently?
11. Schedule b.6: Eliminate Phase 6 with its "indefinite - as need arises" time
frame OR set a time limit after which it must be considered anew by city
planning and council.
12. Setback c.1.ii: 5' set back off Conroy is too shallow for height of structure at
final build out. S' variance from setback requirements needs clarification:
what is the front and what is the rear of the expansion? There is a potential
need to widen Conroy Dr. for emergency purposes. (Emergency room,
Brendan House, Alert, future Phase 3 parking garage)
13. Building height c.2.iii: "The completed height is intended to become a
landmark and focal point to the community." This is not a good reason for
exceeding 60'. A square hospital building is not particularly distinguished
and will block mountain views. A better alternative would be Iegible street
signs and readable street numbers, adequate signage, street lighting, and
streets that safely and clearly route traffic accessing KRMC.
14. Common open space d.1, 2: S4 parking stalls (O.S4 ac.) eliminated. How are
these being replaced? Sprucewood Apts. will provide future replacement
parking and common area but at a loss of affordable housing.
19. Relationship of PUD f.2 to neighborhood: There are single-family homes and
multi -family residences on the north, east, southwest, and south sides of the
proposed addition. The expansion will be in the middle of these residential
areas, but the greatest impact will be from the traffic generated by additional
staff, visitors, and patients of which there is no discussion in this application.
The relationship between the soon to be expanded Immanuel Lutheran
Home and Buffalo Hills Terrace (both regular apartments and assistedliving)
is ignored in the application.
16. Character of the neighborhood g.2: It is hard for me envisage what a
"Medical Center experience" might be. Not my idea of recreational
destination. Additional pedestrian trails in the NE corner of the property
may facilitate RV guests taking their pets for "walkies".
17. Incompatible uses h.1: an RV park in this area is an incompatible use in the
H-1 zone and as such has not been mitigated. It should be removed from the
PUD.
18. Growth Policy goals go beyond those in Chapter 6, Economy Liv. In particular
this development should not impact the taxpayers and adjacent residents
and businesses because of poorly conceived parking and traffic plans. The
growth of staff, employees, patients, and visitors need carefully thought out
solutions before square footage is added to the hospital. The Phase 4 parking
garage should be re -scheduled to be a Phase 1 or 2 project. In fact this
application is contrary to Goal 6 because sound infrastructure does NOT exist
regarding traffic and access and the applicant does not propose to make any
improvements. The Phase 1 expansion will encroach over the sidewalk on.
the west side of the existing surgical wing (see Site 001). This narrow service
road (private) is the only vehicular fink between Sunnyview and Conroy
except for Hwy 93.
Margaret S Davis, Property owner 160 Charlotte Ave.
Mailing address: POB 788, Lakeside 58822, 844-6036
PLA14NING FOR THI, FU7URT,
November 3, 2010
I iJr-'W&--X4 "TA! A,
Margaret S. Davis
Property Owner: 160 Charlotte Ave.
P.O. Box 788
Lakeside, MT 59922
Re: Comments or. the PUD request from Northwest Healthcare
Dear Ms. Davis,
Planning Department
2011" Avenue East
Kalispell, MT 59901
rhone: (406) 758-7940
Fax: (406) 758-7739
www.halispell.co mhplanning
Thank you for your comments on the proposed PTJD requested by Northwest Healthcare for the
expansion of the hospital campus. Below you will find each of your questions with a response
provided by me with input from Northwest Healthcare. If you have any questions or would like
additional information please contact me at (406) 75 8-7940.
Impact of construction on neighborhood is not addressed: traffic constrictions, access to
Conroy Dr. is critical for those south of Sunnyview accessing Hwy 93 to go southbound.
The hospital intends to maintain access through Conway Drive during construction activities because
it accesses both the emergency room entrance and Brendan House. The hospital has stated that if
closures are needed on Conway Drive they will provide alternative -routes and schedule any closures
after 6:00 pin and on weekends. Any street closures would have to be approved first by the city's
public works department.
2. .Funding for expansion: Government bonds? Public funding, federal?
Bond financing for the expansion will be issued through the Montana Facility Financing Authority.
3. How much of the land in H-1 zone is owned by NW Healthcare?
Approximately 50% of the land zoned H- I is owned by Northwest Healthcare. Please see the
attached ownership map.
4. Identify other parcels subject to development in the H-1 zone.
At this time Northwest Healthcare does not have any development plans for other parcels it owns in
the H-1 zone.
5. Provide an analysis of existing public and private streets and their rights -of -way and the
sidewalks in the H-1 zone.
Both Sunnyview Lane and Conway Drive are city streets within a 60-foot right-of-way. Both of the
streets have sidewalks in the area of the hospital however Conway Drive is lacking sidewalks at the
intersection of Highway 93 and several hundred feet to the east. A recommended condition of
approval will require Northwest Healthcare to provide the city with a pedestrian facility plan. This
plan would specify the type of pedestrian facility (sidewalk or bike path) and how they intend to
connect with existing or future sidewalks or bike paths in the area. The plan would also provide a
framework for future pedestrian facilities as other properties develop, expand or redevelop in the
area.
6. How many employees does leRMC have and how many are anticipated with an expanded
facility? Patient rooms?
Currently, Northwest Healthcare employs 2,191 employees. Northwest Healthcare expects to add
approximately 20 staff members per floor with the completion of the third, fourth and fifth floors.
The third floor is expected to hold 28-30 patient rooms. The fourth and fifth floors may also house
patients but due to the type and size of the patient rooms that may be required in the next 10 to 15
years, it is difficult to determine the exact number. Northwest Healthcare expects a range of 16 to 30
patient rooms per floor, depending on room type.
7. Provide consideration of alternative bike/pedestrian access on east side of Brendan House
using city owned property at water tower site that does not require transiting parking lots.
This could be discussed during the completion of the pedestrian facilities plan recommended as a
condition of approval for the PUD. However, for a path to make sense in this area a detennination of
need and cost would need to be researched first.
8. Step up plans, priorities, funding for pedestrian/bike links between FVCC and downtown
Kalispell along the Hwy 93 corridor through developer waivers and/or agreements that they will
participate.
This infrastructure is beyond the scope of this PUD. The city is working with the Montana
Department of Transportation to complete a bike trail from Wyoming Street north to North Meridian
Road in the next 18 to 24 months on the east side of Highway 93. Future connections to this path
would be implemented per the pedestrian facility plan mentioned in the answer to question #5.
9. Why not consider each proposed use/structure in the PUD separately as a conditional use
under the H-1 zoning?
The PUD process provides the public, planning board and city council the entire scope of
development at one time. The PUD process also provides the applicant to request the deviations
sought in the PUD (increasing the maximum height limit and reducing the setbacks) and consolidates
the process into one review period instead of several reviews done under separate conditional use
permits.
10. Schedule b.1-5: Phases of PUD — can they be altered by city or NW Healthcare or are they
established in this application? What is the process for changing the order of the phases? Could
the city stipulate that the phases be done differently?
Northwest Healthcare has established the proposed phasing based on current need and available
funding. The PUD would establish the order of the individual phases but Northwest Healthcare could
request to amend the phasing order should they need to.
The process to change the order would be to send a request to the city planning department. This
request is then forwarded to a site review committee made up of city staff from the public works
department, building and planning department, parks and recreation department, police and fire
departments. If this committee deems the requested change a minor change, the change can be made
at the staff level. If the committee determines the change is major, the change request would go
before the city council for approval.
Phasing is typically proposed by the owner because it is their project and they are familiar with their
needs and funding availability. The city council, on a larger project, could require additional public
infrastructure be completed prior to a certain phase but generally phasing is left to the applicant or
owner.
11. Schedule b.6: Eliminate Phase 6 with its "indefinite— as need arises" time frame OR set a
time limit after which it must be considered anew by city planning and council.
A recommended condition of approval in the PUD report requires phase 6 to be completed by the
year 2020 or Northwest Healthcare can request an amendment to the PUD to extend this deadline.
12. Setback c.1.ii: 5' set back off Conroy is too shallow for height of structure at final build out.
5' variance from setback requirements needs clarification: what is the front and what is the rear
of the expansion? There is a potential need to widen Conroy Dr. for emergency purposes.
(Emergency room, Brendan House, Alert, future Phase 3 parking garage)
The area along Conway Drive where the five foot setback requirement would apply is considered the
rear of the property. Conway Drive is within a 60-foot street right-of-way. Additional traffic
generated by the expansion of the hospital or other buildings in the area can be. handled by the current
street. There is no need or plans for future street expansion of Conway Drive.
13. Building height c.2dii: "The completed height is intended to become a landznark and focal
point to the community." This is not a good reason for exceeding 60'. A square hospital building
is not particularly distinguished and will block mountain views. A better alternative would be
legible street signs and readable street numbers, adequate signage, street lighting, and streets that
safely and clearly route traffic accessing KRMC.
The application states that the increased building height of the hospital will allow it to become a focal
point in the community. The application goes on to state that by expanding vertically rather than
horizontally, the hospital's infrastructure of services becomes more efficient allowing the hospital to
provide better care to patients. The logistical relationship between patients, staff, physicians, food
service, laundry and waste retrieval becomes more effective. Permitting the increase height for
vertical expansion of the hospital permits the new surgical tower to connect with the existing patient
tower providing a higher degree of hospital efficiency.
The building elevations submitted with the PUD application have reduced the notion of a square
hospital or "salt box" look. The plans have accomplished this by the proportioned use of brick, slate,
glass fenestration, day lighting concepts, planters and other details necessary to scale the design and
create interest.
14. Common open space d.1, 2: 54 parking stalls (0.54 ac.) eliminated. How are these being
replaced? Sprucewood Apts. will provide future replacement parking and common area but at a
loss of affordable housing.
The hospital campus currently has 800 parking spaces available (please see attached exhibit D).
Based on the hospital's review of the city's parking standards they need to provide a total of 551
parking spaces. The hospital anticipates the project's off-street parking requirement for the third,
fourth and fifth floors to bring the parking total to 670 required off-street parking spaces. Even with
the elimination of51 parking spaces for the construction of phase I the current amount of parking
exceeds the minimum required under the zoning ordinance. Please see attached exhibit E for the
breakdown in parking spaces. The hospital also intends on constructing parking garages to meet the
demands of the hospital staff, patients and visitors.
One of the recommended conditions of approval in the PUD will require the owner to submit a
parking plan. The plan will need to show the number of parking spaces removed and how the
minimum number of off-street parking spaces per the city's zoning ordinance will be met either
temporarily or permanently for each phase of construction.
In regards to the Sprucewood Apartments, the hospital has informed planning staff that the
apartments have been closed for the past three years. The apartments will be used for patient and
patient family stays and potentially for student housing.
15. ReIationship of PUD f.2 to neighborhood: There are single-family homes and multi -family
residences on the north, east, southwest, and south sides of the proposed addition. The expansion
will be in the middle of these residential areas, but the greatest impact will be from the traffic
generated by additional staff, visitors, and patients of which there is no discussion in this
application. The relationship between the soon to be expanded Immanuel Lutheran Home and
Buffalo Hills Terrace (both regular apartments and assisted living) is ignored in the application.
The phase 1 expansion will not generate additional traffic because it includes replacing the existing
surgical rooms with newer, larger rooms to accommodate the increase in surgical instruments used
today. A recommended condition of approval for the PUD will require a traffic impact study prior to
constructing a parking garage. This study will determine if any impacts would occur on surrounding
streets.
The expansion plans for the Immanuel Lutheran Home and Buffalo Hill Terrace are meant to
accommodate the existing residents of these facilities. There may be additional staff hired on
however both uses do not produce the traffic volumes to warrant additional studies or mitigation to
the surrounding street system.
16. Character of the neighborhood g.2: It is hard for me envisage what a "Medical Center
experience" might be. Not my idea of recreational destination. Additional pedestrian trails in the
NE corner of the property may facilitate RV guests taking their pets for "walkies".
The purpose of the hospital expansion is to accommodate the needs of the physicians through
increased surgical rooms and provide larger, private rooms for patient care. The hospitals aim is to
provide increased comfort to patients for quicker recoveries.
17. Incompatible uses h.1: an RV park in this area is an incompatible use in the H-1 zone and as
such has not been mitigated. It should be removed from the PUD.
The proposed recreation vehicle parking is shown on property within the Buffalo Commons PUD and
is outside the scope of this PUD approval. The H-1 zoning does conditionally permit RV parks. The
hospital has responded to this question that they do have patients undergoing cancer or other
extended stay treatments and they and their families may stay in RV's on the hospital property. The
RV parking is not intended for general public use.
18. Growth Policy goals go beyond those in Chapter 6, Economy i.iv. In particular this
development should not impact the taxpayers and adjacent residents and businesses because of
poorly conceived parking and traffic plans. The growth of staff, employees, patients, and visitors
need carefully thought out solutions before square footage is added to the hospital. The Phase 4
parking garage should be re -scheduled to be a Phase 1 or 2 project. In fact this application is
contrary to Goal 6 because sound infrastructure does NOT exist regarding traffic and access and
the applicant does not propose to make any improvements. The Phase 1 expansion will encroach
over the sidewalk on the west side of the existing surgical wing (see Site 001). This narrow
service road (private) is the only vehicular link between Sunnyview and Conroy except for Hwy
93,
Northwest Healthcare does not expect an increase in staff for the first two phases of expansion. The
initial expansion phases include department relocation. As discussed in question 414 there is
adequate off-street parking to serve the hospital campus. The infrastructure referred to in goal 6 is
public infrastructure such as city streets, water, sewer and storm water mains and city parks. The
existing public infrastructure around the hospital campus is adequate to serve the needs for the
proposed expansion.
The phase 1 expansion plans will not encroach over the sidewalk along the private street on the west
side of the property. The plans indicate where the area of the second floor will be. The second floor
was designed to overlap the sidewalk to provide a covered entrance to the building at the first floor.
The second floor overhang does not limit pedestrians from using the sidewalk. The hospital intends
to maintain the private drive after construction is completed with phases 1 and 2.
Again, I would like to thank you for your comments and invite you to the public hearing on this
project scheduled for Tuesday, November 9, 2010. The meeting will be held in the city council
chambers, 201 First Avenue East, Kalispell beginning at 7:00 pm.
Respectfully, }
-Y--1
Sean Conrad
Senior Planner
Kalispell Regional Medical Center
Kalispell, Montana
CURRENT PARKING COUNT
N O�HXE
STMA
Requirement Description
Quantities
Units
Ratios (I
Parking Stall
to Quantity)
Total Parking
Spaces
Required
Number of Licensed Beds: KRMC
123
Beds
2
62
Number of Licensed Beds: HCNW
32
Beds
2
16
Number of Licensed Beds: BH
110
Beds
2
55
Bass Oncology Center (Business Occ.)
2,774
SF
200
14
Radiation oncology JBusiness Occ.)
10,176
SF
200
51
Physicians on Staff (KRMC, HCNW, BH)
188
Ea.
1
188
Employees at maximum working shift KRMC
619
Ea.
5
124
1 Employees at maximum working shift HCNW
130
Ea.
5
26
k,mployees at maximum working shift BH
79
Ea. _[==
5
16
Total Parking Spaces Required 551
PROPOSED PARKING COUNT AFTER SURGICAL SERVICES FLOOR CONSTRUCTION
Requirement Description
Quantities
(no additional staff is
added as part of this
work)
Units
Ratios ( I
Parking Stall
to Quantity)
Total Parking
Spaces
Required
Number of Licensed Beds: KRMC
213
Beds
2
107
Number of Licensed Beds: HCNW
32
Beds
2
16
Number of Licensed Beds: BH
110
Beds
2
55
Bass Oncology Center (Business Occ.)
2,774
SF
200
14
Radiation Oncology (Business oc6.)
10,176
SF
200
51
Surgical Medical Offices (Business Occ.)
8,642
SF
200
43
Physicians on Staff (KRMC, HCNW, BH)
207
Ea.
1
207
Employees at maximum working shift KRMC
681
Ea.
5
136
Employees at maximum working shift HCNW
130
Ea.
5
26
Employees at maximum working shift 13H
79
Ea.
5
16
Total Parking Spaces Required 670
go beds added to include built out of 3rd, 4th, and 5th floors.
10% increase in projected physician staff added Within 10 years.
10% increase in projected staff added within 10 years to support future built out,
RProjects\MasterPlan\ConditbnaI Use Permit\Parl4ng Count 09-30A O.xls
Page 1 of 1
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EXHIBIT C
Kalispell Planning Board 8 Nov 2010
NWHC H-1 PUD application, Margaret S Davis, POB 788, Lakeside MT 59922
I own a single-family residence at 160 Charlotte Ave. This home has been in our
family almost 50 years. The neighborhood pre -dates the hospital by 10 to 15 years.
The growth of the hospital and medical complex is not unexpected, and I appreciate
the need for it to continually upgrade and improve its facilities.
I have a major concern about the traffic circulation and the lack of sidewalks or
paths within the H-1 zone. The H-1 zone does not just serve the "sick, elderly, and
distraught" 24/7, but also the young and healthy, outpatients, and people receiving
preventative care. It is surrounded on three sides by residential land uses. The
failure to anticipate and provide for pedestrian safety along Hwy 93 between
Wyoming and Grandview needs to be remedied by the City of Kalispell on a high
priority basis. The Kalispell Growth Policy specifies that the medical center will be
an Urban Mixed Use area subject to specific policies. The growth of the regional
medical industry and the development of FVCC and big box retail north of FVCC
have increased traffic loads throughout the day. The employees, visitors, residents,
school children and Salvation Army clients cannot safely negotiate many areas of the
H-1 zone because they must walk in the streets or make their way along uneven,
poorly graded, unplowed, and un-drained rights -of -way.
1. Street closure. In the short-term, construction activity on both Claremont
and Conway pose serious access problems to Hwy 93 sorthbound.
Residents south of Conway on Buffalo Hill Dr., Crestline, Charlotte, and at
Buffalo Hill Terrace (70 of the 100 apartments at BHT are independent living
units 'whose occupants own cars and drive) need the light at Conway to safely
turn south on to Hwy 93. BHT and Immanuel Lutheran Home employees,
visitors, service providers, and construction workers are also impacted.
There has been one closure of Claremont due to construction. The contractor
notified area residents, but this could cause serious inconvenience or danger
if one had to use the Mission St intersection to go south.
Mission St is closed to trucks, but it is used often for vehicles travelling
northbound on Hwy 93 to access the medical complex. It is an inadequate
street for providing a safe alternative to Conway.during construction.
RECOMMENDATION:
Prohibit the closure of Claremont and Conway Streets from 6 AM to 9 PM on
Monday through Friday and from 9 AM to 6 PM on Saturday and Sunday unless the
45 mph speed limit is reduced and flaggers and/or a temporary signal light are
provided at the Hwy 93/Mission St intersection.
2. Streets, Roads in the H-1 zone have not kept pace with growth of the area
particularly south of Sunnyview Lane. There is no public connector street
between Sunnyview and Conway. This compromises the safety and
convenience of hospital patients and staff and those transiting the area.
Forcing traffic out onto Hwy 93 is not a desirable alternative. Conway serves
the Emergency Department, Alert helipad, and Brendan House. It must also
accommodate service functions such as snow removal and snow storage;
deliveries of food, paper products, and supplies; removal of garbage and
medical wastes; and equipment/utility technicians. These activities are
concentrated on a dead-end private street that may not provide the best
access for fire protection and additional uses such as a parking structure.
RECOMMENDATIONS:
- a. Secure, through a condition placed on the PUD, a public ROW through
NWHC, et al, property for a public street that would join the north end of Bountiful
Drive with Sunnyview Lane on the east boundary of the H-1 zone. There is an
existing private road in this area.
b. Secure a public ROW on NWHC, et al, property from Hwy 93 east to
Claremont St, that would meet the west end of Bountiful Dr. There is an existing
curb cut and left turn lane off of Hwy 93 southbound at this intersection.
c. Secure a public easement on the private driveway on the west side of the
hospital that would continue until such time as a second public street, in addition to
Hwy 93, between Conway and Sunnyview was in place.
3. The PUD process. The original application dated Oct 4, 2010 was for three
times the number of acres contained in the staff report. Since the applicant
chose the PUD route versus requesting variances for height and setbacks for
the new surgical wing, it seems logical to apply some larger planning
attention to the project. It seems odd to have a PUD boundary go through a
building and not be contiguous with a property line. 75% of the northerly
building will remain in the H-1 zone. The PUD application is incomplete.
RECOMMENDATIONS:
a. In addition to Phase 5, Phases 3 and 4 should be withdrawn from the
schedule because it is not clear that they are fully within the PUD boundaries.
b. PUD should be resubmitted with the required supporting documents.
4. RV parking or RV park? The hospital currently has a RV lot in the Buffalo
Commons Ph5 PUD. RV parking is a conditional use in the H-1 zone but it is
not mentioned in the PUD. Electrical power is being provided and
reservations are required. Potential users of this kind of facility could be
regional and Canadian patients and their families, medical equipment
technicians and servicers, construction workers, physicians jhospitalists who
work at two or more hospitals, and temporary medical staff among others.
While the clientele might be limited, this could be a busy place.
RECOMMENDATIONS:
a. The land use status of the current RV parking facility should be clarified.
b. The city should prepare design standards for RV parking that address
buffering from other land uses, other landscaping, paving, generator use,
garbage disposal, and pump out services.
5. Storm drainage. The proposed storm drainage for west of the Alert facility
may be near or under the proposed parking structure. The storm drainage
system should accommodate the enlarged hospital tower, emergency
department, and new parking structure.
6. Alert helipad. If the helipad is surrounded by the new tower and a multi-
story parking structure can it maintain safe operations? Could the helipad be
located on a roof top? How will the helipad be linked to the Emergency room
in the future?
7. Parking. With the expansion and loss of 54 parking spaces, an updated
parking plan is essential. The hospital has two unpaved lots on the north
side of Sunnyview. What are the plans for paving and/or dust abatement?
8. Sprucewood Apartments. If the apartments have been vacant for three
years must they receive a conditional use permit to be re -opened?
The hospital enjoys a special relationship with government for the following
reasons:
• It is tax exempt.
• It receives a great deal of its revenue from tax funded, government
sources such as Medicare, Medicaid, and the health care benefit plans of
government employees.
• It has access to very low cost borrowing through the Montana Facility
Siting Program. These state bonds are sold to private investors who do
not have to pay income taxes on the interest income from the bonds.
It is appropriate that the hospital board and city public policy makers address
the impacts on local taxpayers of neglected H-1 planning and infrastructure.
A thoughtful PUD process is a good way to examine and manage larger, long-
term issues. The health care facilities in the H-1 zone will continue to expand
and generate an increasing number of trips. The time has come for the hospital
and its ancillary enterprises to join with Immanuel Lutheran Home, Inc. and the
City to resolve problems that affect the Buffalo Hill neighborhoods and the
citizens of the region. Early resolution of street and sidewalk deficiencies will
save all the parties money, expedite patient visits, provide needed options for
people wishing to walk or bike to work, and assure adequate alternatives for
emergency vehicles and fire protection.
Margaret S Davis
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