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11-09-10KALISPELL CITY PLANNING BOARD & ZONING COMMISSION MINUTES OF REGULAR MEETING NOVEMBER 9, 2010 CALL TO ORDER AND The regular meeting of the Kalispell City Planning Board and ROLL CALL Zoning Commission was tailed to order at 7:00 p.m. Board members present were: John Hinchey, Chad Graham, Bryan Schutt, C.M. (Butch) Clark, Richard Griffin 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 HEALTHCARE PLANNED 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 4th and 5" 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 3rd, 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 1A 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 board 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. Mendius 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 department 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 1" floor. Griffin asked if there were any concerns 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 16th 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 1A 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 nortb/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 pedestrian/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 LA. "(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 10th 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 1"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 H , chey '-President APPROVED as submitted/corrected: L—/ / ( I ,—a -4 jJ& �n ichelle Anderson Recording Secretary Kalispell City Planning Board Minutes of the meeting of November 9, 2010 Page 9 of 9 Sean Conrad MEMNON From: Michelle Anderson Sent: Monday, October 18, 2010 8:37 AM To: Sean Conrad; Tom Jentz; PJ Sorensen Subject: FW: Northwest Healthcare PUD application Attachments: NW Healthcare PUD comments.doc -----Original Message ----- From: Margaret Davis Finailto:msdavis2(@mac.coml Sent: Saturday, October 16, 2010 4:19 PM To: Michelle Anderson Subject: Northwest Healthcare PUD application Dear Planning Dept., I have read the application of Northwest Healthcare for a PUD and have found it to be cursory. I am hoping that the staff report will address some of the concerns and questions that I 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 Health care's/KRMC's website. Thank you for your consideration, Margaret S Davis, property owner 160 Charlotte Ave Mailing address: POB 788, Lakeside 59922, 844-6036 1 NW Healthcare PUD, 31.57 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 ICRMC 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. 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) 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 legible 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: 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. 15. 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 assisted living) 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 link between Sunnyview and Conroy except for Hwy 93. Margaret S Davis, Property owner 160 Charlotte Ave. Mailing address: POB 788, Lakeside 58822, 844-6036 PLANNING FOR THI: FUTURT; November 3, 2010 NO�a�MM c`X Margaret S. Davis Property Owner: 160 Charlotte Ave. P.O. Box 788 Lakeside, MT 59922 Re: Comments on the PUD request from Northwest Healthcare Dear Ms. Davis, Planning Department 201 1" Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 wwm%kalispell.com/planninf; Thank you for your comments on the proposed PUD 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) 758-7940. 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. 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 pm 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-1 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 KRMC 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 detennine 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 determination 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 (vncreasi ng 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 pen -nits. 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.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 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 of 51 parking spaces for the construction of phase 1 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. Relationship of PUD E2 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 uistruments 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 Fast Avenue East, Kalispell beginning at 7:00 pm. Respectfully, Sean Conrad Senior Planner Kalispell Regional Medical Center Kalispell, Montana NORTHWEST HEALTHCARE Surgical Services Area Comparisons - EXHIBIT E r' DDPKIT PARKING CDUNT Requirement Description Quantities Units Ratios ( 1 Parking Stall to Quantity) Total Parking Spaces Required Number of Licensed Beds: KRMC 123 Beds 2 62 Number of Licensed Beds: HCNW Number of Licensed Beds: BH 32 110 Beds Beds 2 2 16 55 Bass Oncology Center Business Occ. 2,774 SF 200 14 Radiation oncology Business 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 Employees at maximum working shift HCNW 130 Ea. 5 26 Employees at maximum working shift BH 79 Ea. 5 16 GGt JJ1 ,.... —,,tram .•r,tInrr ArTGta c1IPMr-Al IRFRVICES FLOOR CONSTRUCTION rmur-u r-v rr�nr�uw vvvt.. r. Requirement Description ---• -- -- -- --- -- - Quantities Eno(additional staff is ed as part of this work) Units Ratios ( 1 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 Occ. 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 BH 79 Ea. 5 16 670 Total Parking Spaces Required - * 90 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. R:\Projects\MasterPlan\Conditional Use Permit\Parking Count 09-30-1 OAS Page 1 of 1 z I a p w c a® � ARE e e a o .01 IN LLJ a Q W CL:® a !z.-2 i0 gx Zi LU © zorcS R O GL Q V�n 3a Sg �S F NCL kl Kalispell Planning Board 8 Nov 2010 NWHC H-1 PUD application, Margaret S Davis, POB 788, Lakeside MT 5992 I own a single-family residence at 160 Charlotte Ave. This home has been i family almost 50 years. The neighborhood pre -dates the hospital by 10 to The growth of the hospital and medical complex is not unexpected, and I of the need for it to continually upgrade and improve its facilities. I have a major concern about the traffic circulation and the lack of sidewalk paths within the H-1 zone. The H-1 zone does not just serve the "sick, elder distraught" 24/7, but also the young and healthy, outpatients, and people r preventative care. It is surrounded on three sides by residential land uses. failure to anticipate and provide for pedestrian safety along Hwy 93 betwel Wyoming and Grandview needs to be remedied by the City of Kalispell on a priority basis. The Kalispell Growth Policy specifies that the medical center an Urban Mixed Use area subject to specific policies. The growth of the reg medical industry and the development of FVCC and big box retail north of I have increased traffic loads throughout the day. The employees, visitors, rE school children and Salvation Army clients cannot safely negotiate many ar H-1 zone because they must walk in the streets or make their way along un poorly graded, unplowed, and un-drained rights -of -way. 1. Street closure. In the short-term, construction activity on both Clai and Conway pose serious access problems to Hwy 93 southbound. Residents south of Conway on Buffalo Hill Dr., Crestline, Charlotte, a Buffalo Hill Terrace (70 of the 100 apartments at BHT are independi units whose occupants own cars and drive) need the light at Conwa turn south on to Hwy 93. BHT and Immanuel Lutheran Home emplc visitors, service providers, and construction workers are also impac There has been one closure of Claremont due to construction. The c notified area residents, but this could cause serious inconvenience o if one had to use the Mission St. intersection to go south. 0 a between Sunnyview and Conway. This compromises the safety and convenience of hospital patients and staff and those transiting the a] Forcing traffic out.onto Hwy 93 is not a desirable alternative. Conw; the Emergency Department, Alert helipad, and Brendan House. It m accommodate service functions such as snow removal and snow sto deliveries of food, paper products, and supplies; removal of garbage medical wastes; and equipment/utility technicians. These activities concentrated on a dead-end private street that may not provide the access for fire protection and additional uses such as a parking strut RECOMMENDATIONS: - a. Secure, through a condition placed on the PUD, a public ROW thrc NWHC, et al, property for a public street that would join the north end of Bc Drive with Sunnyview Lane on the east boundary of the H-1 zone. There is existing private road in this area. b. Secure a public ROW on NWHC, et al, property from Hwy 93 east Claremont St, that would meet the west end of Bountiful Dr. There is an exi 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 sid hospital that would continue until such time as a second public street, in ad Hwy 93, between Conway and Sunnyview was in place. 3. The PUD process. The original application dated Oct 4, 2010 was R times the number of acres contained in the staff report. Since the ap chose the PUD route versus requesting variances for height and sett 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 th] building and not be contiguous with a property line. 75% of the nor building will remain in the H-1 zone. The PUD application is incomp RECOMMENDATIONS: a. In addition to Phase 5, Phases 3 and 4 should be withdrawn from schedule because it is not clear that they are fully within the PUD boundary 0 b. The city should prepare design standards for RV parking that ad buffering from other land uses, other landscaping, paving, gener garbage disposal, and pump out services. S. Storm drainage. The proposed storm drainage for west of the Aler may be near or under the proposed parking structure. The storm di system should accommodate the enlarged hospital tower, emergent department, and new parking structure. 6. Alert helipad. If the helipad is surrounded by the new tower and a story parking structure can it maintain safe operations? Could the r located on a roof top? How will the helipad be linked to the Emerge in the future? 7. Parking. With the expansion and loss of 54 parking spaces, an upd� parking plan is essential. The hospital has two unpaved lots on the i side of Sunnyview. What are the plans for paving and/or dust abate 8. Sprucewood Apartments. If the apartments have been vacant for 1 years must they receive a conditional use permit to be re -opened? The hospital enjoys a special relationship with government for the follo reasons: • It is tax exempt. • It receives a great deal of its revenue from tax funded, governme sources such as Medicare, Medicaid, and the health care benefit a government employees. • It has access to very low cost borrowing through the Montana R Siting Program. These state bonds are sold to private investors 1 not have to pay income taxes on the interest income from the bo It is appropriate that the hospital board and city public policy makers ai the impacts on local taxpayers of neglected H-1 planning and infrastruc 0 F�Al> HE A ly Ix Ix ST. -NOPAH 0 CON. r N\NH )LH