3. Ordinance 1375 - Northwest Healthcare Zoning Text Amendment Request - 1st ReadingFlathead egional Development Office
723 5th Avenue Fast - Room 414
Kalispell, Montana 59901
Phone: (406) 758-5980
Fax: (406) 758-5781
PORT TO: Kalispell Mayor and City Council
FROM: Narda A. Wilson, Senior Planner
Chris A. Kukulski, City Manager
SUBJECT: Zoning Text Amendment - Northwest Healthcare
Building Height in the H-1 District.
MEETING DATE: December 4, 2000
BACKGROUND. This is an amendment to the Kalispell Zoning Ordinance proposed
by Northwest Healthcare that would amend Section 27.12.040, Health Care District
Property Development Standards. The amendment would change the maximum
building height limits in the H-1, Health Care, zoning district from 35 feet to 60 feet.
This amendment is intended to recognize contemporary building standards for
hospital construction, which includes the need for 15 foot floor sections. This would
allow the construction of a four story building in this zoning district. As proposed,
this amendment would apply to all of the properties within the H-1, Health Care
District. The H-1 zone is basically one area in the Kalispell zoning jurisdiction on
the east side of Highway 93 and west of Buffalo Hill golf course. This would include
some residential properties to the east and in the southwest corner of the district
Northwest Healthcare is proposing a major renovation of the hospital that includes
the potential for a four story building. As stated in the application, the text
amendment would provide for contemporary construction standards for hospitals,
including the need for a 15 foot floor to floor height. The additional height in the floor
accommodates the electrical, plumbing, mechanical and architectural requirements of
the building. A drawing of a typical floor section has been included in the application
that illustrates the various components in the floor system.
In assessing the need for the increased height limitation, it appears that it would
apply primarily to a hospital use. Other uses in the district which include offices,
residential facilities and even single family homes would generally not have the need
for a 60 foot tall building. The current 35 foot maximum building height would
generally allow for a three story building. The applicants are addressing a potential
four story hospital building. Other building types that do not require a 15 foot floor
height would be allowed to construct a five story building. Another alternative to the
proposed 60 foot height limit would be a limit the number of stories, for example a
four or five story building limit not to exceed a maximum of 60 feet.
In discussions with the Site Development Review Committee several options were
discussed including: (1) a 60 foot building height limit in the H-1 as proposed, (2) a
60 foot building height or four stories, whichever is less in the H-1 zone, (3) and
increased building height based upon additional setbacks, for example an extra foot of
Providing Community Planning Assistance To:
® Flathead County ® City of Columbia Falls ® City of Kalispell ® City of Whitefish •
Zoning Text Amendment — Northwest Healthcare
November 22, 2000
Page 2
height would be allowed for each additional foot the building is setback, and (4) limit
the increase to a 60 foot building height to hospitals only.
The Kalispell City -County Planning Board met on November 14, 2000 and held a
public hearing on the text amendment and unanimously voted to forward a
recommendation to the Kalispell City Council to approve an amendment to limit the
maximum 60 foot height limit to hospitals only.
RECOMMENDATION:
would be in order.
FISCAL EFFECTS:
'AhA4,1, V,-
Narda A. ilson
Senior Planner
A motion to approve the first reading of the ordinance
None.
As suggested by the city council.
Report compiled: November 22, 2000
Chris A. Kukulski
City Manager
Attachments: Transmittal letter
FRDO staff report KZTA-00-2 and application materials
Draft minutes 11/ 14/00 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
H:... \TRANSMIT\ KALISPEL\ 2000 \ KZTA-00-2MEM
ORDINANCE NO. 1375
AN ORDINANCE AMENDING SECTION 27.12.040 OF THE KALISPELL ZONING
ORDINANCE, (ORDINANCE NO. 1175), BY AMENDING HEALTH CARE DISTRICT
OPERTY DEVELOPMENT STANDARDS TO ALLOW THE MAXIMUM HEIGHT LIMIT TO
60 FEET, AND DECLARING AN EFFECTIVE DATE.
WHEREAS, Northwest Healthcare has submitted a written request to
amend Section 27.12.040 of the Kalispell Zoning
Ordinance, by amending Health Care District Property
Development Standards to change the maximum height limit
to 60 feet, and
WHEREAS, the request was forwarded to the Kalispell City -County
Planning Board and Zoning Commission by the Flathead
Regional Development Office after having been evaluated
under 27.14.030, Kalispell Zoning Ordinance, and
WHEREAS, the Kalispell City -County Planning Board and Zoning
Commission recommended that the text of the Kalispell
Zoning Ordinance be amended to allow a maximum height of
60 feet for hospital buildings, only, and
WHEREAS, the City Council has reviewed the FRDO Report and the
transmittal from the Kalispell City -County Planning Board
and Zoning Commission and hereby adopts the findings made
in Report #KZTA-00-2 as the Findings of Fact applicable
to this Ordinance.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION I. The City of Kalispell Zoning Ordinance,
Ordinance No. 1175, is hereby amended as
follows:
Section 27.12.040: Property Development Standards
(4). Maximum Building Height (FT):
60 Hospital, only
35 All other permitted and conditional
uses.
1375 hospital height.wpd 1
SECTION II. All parts and portions of Ordinance No. 1175
not amended hereby remain unchanged.
SECTION III. This Ordinance shall take effect thirty (30)
days after its final passage.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL THIS DAY OF 1 2000.
Wm E. Boharski
Mayor
Theresa White
City Clerk
1375 hospital height.wpd
F lathead Regional Development Offid�
723 5th Avenue East - Room 414
Kalispell, Montana 59901
Chris Kukulski, City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
ra - �_r:_
The Kalispell City -County Planning Board met in regular session on November 14,
2000 and held a public hearing on a request by Northwest Healthcare for a text
amendment to change the maximum height limit in the H-1, Health Care, zoning
district from 35 feet to 60 feet.
Narda Wilson presented a staff report on KZTA-00-2 and stated that staff
recommended approval of the proposed text amendment so that the 60-foot height
limit would apply to hospitals only.
At the public hearing David Greer spoke in favor of the proposal. No one spoke in
opposition.
The board discussed the proposal and adopted staff report #KZTA-00-2 as findings of
fact and, based on those fmdings unanimously voted to forward a recommendation to
the Kalispell City Council to approve the amendments to the Kalispell Zoning
Ordinance as recommended by staff.
Please schedule this matter for the December 4, 2000 regular city council meeting.
You may contact this board or Narda Wilson at the Flathead Regional Development
Office if you have any que�§tipns regarding our recommendation.
' cerely,1 8
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Kalispell City- oun P1 ng Board
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Providing Community Planning Assistance To:
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Zoning Text Amendment — Northwest Healthcare
November 22, 2000
Page 2
Attachments: FRDO Report #KZTA-00-2 /Application Materials
Draft planning board minutes of 11 / 14/00
c w/Att: Theresa White, Kalispell City Clerk
c: Jim Ofiverson, Northwest Healthcare, 310 Sunnyview Lane,
Kalispell, MT 59901
Montana Planning Consultants, David Greer, PO Box 7607,
Kalispell, MT 59901
H: ... \TRANSMIT\ KALISPEL\ 2000 \KZTA-00-2
VTbowling alley and the conclusion was that the parking was a
convenience, but not a necessity.
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the proposal.
PROPONENTS Mark Brechel, 141 2nd Street West, spoke to Mann's concerns
saying there wouldn't be any cars displayed outside and no
cars traveling in or out of the building, unless the owner took
the car out on a test drive. He said the parking was not public
it was private and belonging to the building. Brechel said he
had an agreement with the bowling alley to use his parking
because it was more parking than he needed. He said they
would have an inventory, just like any other business, and they
wouldn't be painting, or fixing them up, it would be a
consignment auto sales, there for the public to view or
potential sales.
OPPONENTS No one else wished to speak and the public hearing was closed.
MOTION Stevens moved and Rice seconded to adopt staff report KCU-
00-8 as findings of fact and recommended to the Kalispell City
Council that the conditional use permit be approved subject to
three conditions.
AMENDED MOTION Mann moved and Sipe seconded to amend the motion to add
the following to condition # 1: The proposal will be developed in
substantial conformance with the approved site plan and other
application materials limiting the use to indoor sales.
BOARD DISCUSSION There was no discussion.
ROLL CALL On a roll call vote the motion was unanimously approved as
amended.
NORTHWEST An amendment to the Kalispell Zoning Ordinance proposed by
HEALTHCARE ZONING Northwest Healthcare that would change the maximum
TEXT AMENDMENT building height limits in the H-1, Health Care 1 Zone, from 35
feet to 60 feet.
STAFF REPORT Narda Wilson, representing the Flathead Regional Planning
Department, gave a presentation on staff report KZTA-00-2,
stating that the application states the current 35 foot height
Emits do not accommodate contemporary construction
methods for hospitals. She said the change was intended to
allow the construction of a four-story patient tower for the
hospital. Wilson stated the Site Development Review
Committee recommended limiting the 60 foot building height to
hospitals only. The proposal was evaluated in accordance with
the criteria required under the statutes.
Stevens asked and Wilson answered that there were no
Kalispell City -County Planning Board
November 14, 2000 Meeting Minutes
z>
Page 3 of 10
concerns from a fire safety standpoint because the building
codes took care of that issue. Heinecke asked and Wilson
answered that both the fire chief and the fire marshal were
involved in the staff' review.
Johnson asked for clarification of the intent for hospital use
only, which was a dual standard within the zone and Wilson
said, if it was a hospital type use, with overnight patients, they
could go to a 60-foot height limit, but if it were a doctor's office,
pharmacy, or anything else it would be limited to 35 feet. She
said the intent of the recommendation was to restrict it to
hospitals, but the proposal was for everything in the district.
There was a brief discussion on the future of taller buildings
and the efficiency of land use.
PUBLIC The public hearing was opened to those who wished to speak
on the proposal.
PROPONENTS David Greer, consultant for the project, said the unique thing
about the application was that Kalispell has an H-1, Health
Care district. He said they went through a master planning
process and identified a 5 to 7 year strategy to expand the
facilities, including redirecting Sunnyview to the north. He
said the hospital had hundreds of feet where height would not
be a big impact to the adjoining neighborhood because of
where it was centered in the master plan. He said the hospital
needs approval for a minimum 45-foot height limit because the
architects needed to work with 15 feet to make sure the
equipment could go into the ceilings. He added that they
wanted to plan ahead and thought they may need 4 stories
down the road. The 60 feet would translate to 4 stories, not
six, because of the 15 foot floor heights. He said the reason fire
safety was not a big issue was because the hospital was built
out of non-combustible materials, not wood, and all the new
construction would be out of metal. He said when you have
noncombustible materials you can go to higher stories because
they don't take people out of windows anymore when there's a
fire, they compartmentalize people into one room and close the
doors. They can seal the fire into one segment of the hospital
that way and send the people out a different way. In addition
they require indoor standpipes to hook up the fare hoses inside
the building and run them down stairways. In addition, they
have a sprinkler system.
OPPONENTS No one else wished to speak and the public hearing was closed.
MOTION Mann moved and
00-2 as findings
recommend to the
be made to the H-
would allow the h
Pierce seconded to adopt staff report KZTA-
of fact and, based on those findings,
Kalispell City Council that the amendment
1, Health Care, development standards that
eight limit of hospitals to be increased to a
Kalispell City -County Planning Board
November 14, 2000 Meeting Minutes
Page 4 of 10
BOARD DISCUSSIONThere was no discussion.
ROLL CALL On a roll call vote the motion passed unanimously.
NORTHWEST IMAGING A conditional use permit request by Northwest Imaging to allow
CONDITIONAL USE the placement of a temporary modular medical building to
PERMIT house a new Magnetic Resonance Imaging (MRI) facility
building in an H-1, Health Care, district.
STAFF REPORT Narda Wilson, of the Flathead Regional Development Office
gave a presentation on staff report KCU-00-9, a conditional use
permit to allow the placement of two 60 foot by 13.5 foot
modular buildings that would be placed side by side in a
staggered fashion creating a 60 by 27 foot building on a
temporary basis. Wilson reviewed the report in accordance
with the conditional use review criteria. She stated the issue of
parking looked as if they had enough but the Kalispell Zoning
Administrator would need verification that required parking
was available. Staff recommended approval based on 5
conditions, the main issues being compliance with the fire
codes and parking.
Stevens asked if compliance with the building standards
included the foundation. This question was directed to Mr.
Greer to answer.
PUBLIC HEARING The public hearing was opened to those who wished to speak
on the proposal.
PROPONENTS David Greer stated the need was almost an emergency because
they didn't have enough capacity to accommodate the current
patient load. He said the unit was not a typical modular unit
and cost more than a new home. He said it was currently in
place in a hospital in Oregon and was originally built to meet
federal specifications, so, when it is brought here it would have
to comply with all uniform building codes including roof load
for snow. The reason for a conditional use permit was because
they were proposing two units on the same tract of land. He
referred to the pictures included in the report and said it did
not detract from the general area. He said it was built for the
MRI unit with lots of shielding and would be placed on a
foundation. He explained that they would like to put it in this
year, yet hadn't started digging yet. He explained that access
would be off of Conway through the parking lot. He said they
would only do eight patients a day, one patient at a time, so
they would not contribute to any more parking.
Paul Weil, Administrator of Northwest Imaging, stated this was
an emergency because the hospital was seeing patients for MRI
imaging starting at 7:30 in the morning and ending at 11:30 at
Kalispell City -County Planning Board
November 14, 2000 Meeting Minutes
Page 5 of 10
Me
STAFF REPORT t
2000
A report to the Kalispell City -County Planning Board and the Kalispell City Council
regarding a request for an amendment to the Kalispell Zoning Ordinance. A public
hearing has been scheduled before the Kalispell City -County Planning Board for
November 14, 2000 beginning at 7:00 PM in the Kalispell City Council Chambers.
The planning board will forward a recommendation to the Kalispell City Council for
final action.
Northwest Healthcare is requesting an amendment to the Kalispell Zoning
Ordinance to change the maximum height limit in the H-1, Health Care, zoning
district from 35 feet to 60 feet.
A. Petitioner: Jim Oliverson
Northwest Healthcare
310 Sunnyview Lane
Kalispell, MT 59901
(406)752-1724
Technical Assistance: Montana Planning Consultants
David Greer
P.O. Box 7607
Kalispell, MT 59904
(406)756-1236
B. Area Effected by the Proposed Changes: The H-1 zone is basically one area
in the Kalispell zoning jurisdiction on the east side of Highway 93 and west of
Buffalo Hill golf course. This would include some residential properties to the
east and in the southwest corner of the district. The district boundaries are
indicated on the attached vicinity map.
C. Proposed Amendments: This is an amendment to the Kalispell Zoning
Ordinance proposed by Northwest Healthcare that would amend Section
27.12.040, Health Care District Property Development Standards. The
amendment would change the maximum building height limits in the H-1,
Health Care, zoning district from 35 feet to 60 feet. This amendment is
intended to recognize contemporary building standards for hospital
construction, which includes the need for 15 foot floor sections. This would
allow the construction of a four story building in this zoning district. As
proposed, this amendment would apply to all of the properties within the H-1,
Health Care District.
1
D. Staff Discussion: Northwest Healthcare is proposing a major renovation of the
hospital that includes the potential for a four story building. As stated in the
application, the text amendment would provide for contemporary construction
standards for hospitals, including the need for a 15 foot floor to floor height.
The additional height in the floor accommodates the electrical, plumbing,
mechanical and architectural requirements of the building. A drawing of a
typical floor section has been included in the application that illustrates the
various components in the floor system.
In assessing the need for the increased height limitation, it appears that it
would apply primarily to a hospital use. Other uses in the district which
include offices, residential facilities and even single family homes would
generally not have the need for a 60 foot tall building. The current 35 foot
maximum building height would generally allow for a three story building. The
applicants are addressing a potential four story hospital building. Other
building types that do not require a 15 foot floor height would be allowed to
construct a five story building. Another alternative to the proposed 60 foot
height limit would be a limit the number of stories, for example a four or five
story building limit not to exceed a maximum of 60 feet.
In discussions with the Site Development Review Committee several options
were discussed including: (1) a 60 foot building height limit in the H-1 as
proposed, (2) a 60 foot building height or four stories, whichever is less in the
H-1 zone, (3) and increased building height based upon additional setbacks, for
example an extra foot of height would be allowed for each additional foot the
building is setback, and (4) limit the increase to a 60 foot building height to
hospitals only.
The statutory basis for reviewing a change in zoning is set forth by 76-2-205, M.C.A.
Findings of Fact for the zone change request are discussed relative to the itemized
criteria described by 76-2-203, M.C.A.
momsl •- -� - -� ••- •��• �- Ut
The Kalispell City -County Master Plan has one Medical / Professional land
use designation in the planning jurisdiction. This is the area around the
hospital that is zoned H-1, Health Care. The plan states that this area is
intended for a wide variety of medical needs that would function as a
community wide complex. Anticipated uses would include hospitals, clinics,
extended care facilities, physical therapy center and supporting uses such as
offices, churches and higher density residential uses such as nursing homes
and apartments. These would serve as a buffer to adjoining residential or
commercial areas. The proposed amendment would facilitate higher density
development in the H-1 zoning district, which is anticipated under the master
plan.
2
Goa[.=�/" "• _' "• •■' ." `II-• • -� •1'' ♦• ■ •' —_
The proposed amendments would not generally impact the types of uses
allowed in a district and would therefore have no impact to increase or lessen
congestion. Traffic associated with the various uses would not generally be
affected.
.- -..- -• ••- - ••. - •.• .•• • .- ...•-
These amendments would not compromise the security and safety of the
community since any building would have to be constructed in accordance
with the applicable building and fire codes.
The proposed change in the zoning would have no direct relationship to the
promotion of the general health and welfare of the public. Health and safety
codes would be primary means of securing the health and welfare of the
community.
Adequate light and air may be affected by this change because the potential
height of buildings could block light and air of the surrounding properties.
Residential zoning and residentially developed properties are adjacent to the
H-1 zone which would potentially be most effected. The increase to a 60 foot
height limit could potentially block light and air, thereby negatively impacting
adjoining properties.
Development standards would provide additional flexibility and potential
additional density in the H-1 zone by increasing the height limit. However,
this may not translate into an overcrowding of land, which would only occur
if there were inadequate infrastructure to serve the density in the area.
-.- R•-XMI••._ ..•• .- •_• -.. -••-�
Full public services and facilities would generally be anticipated to be
available to areas in the H-1 zone and the adequate provision of services
could be provided. The proposed changes would not generally impact the
facilitation of public services.
3
As proposed, the increase in the maximum height standard from 35 to 60 feet
would affect the entire H-1 district, which is generally a mixed use zone that
includes residential, offices, pharmacies, clinics and support services such as
churches. No all of these uses would be utilizing a hospital construction
standard that would necessitate a 60 foot tall building to establish four
stories. Most of the uses would utilize a more traditional construction
method, typically requiring ten foot walls. The need the 60 foot tall building
appears to be unique to the hospital use and it may be appropriate to limit
the amendment to apply only to hospitals rather than all uses in the district.
There is a mix of uses allowed in the H-1 zone that create a unique character
that includes single family and long-term care residential uses, offices,
churches, clinics and the hospital as the pivotal use. The need for a 60 foot
tall building appears to be specific to the hospital and not generally
applicable to the other uses in the district.
•- • •.• -UWAUSUAKOJORCOT- •- M.• • . • ••
The value of buildings in the district would generally be preserved by allowing
the hospital to construct upgrades and new construction to modern
standards that are safe and efficient.
• •_•.•. .-[Trawilral ••
If the change were approved as proposed, which is to allow the 60 foot height
limit for all buildings in the H-1 zone, the most appropriate use of land would
not be promoted. Most uses in the H-1 zone do not require contemporary
hospital construction standards. This need is unique to the hospital and the
amendment should apply just to that use.
Staff recommends that the Kalispell City -County Planning Board adopt FRDO staff
report #KZTA-00-2 as findings of fact and, based on these findings, recommend to
the Kalispell City Council that the an amendment be made to the H-1, Health Care,
development standards that would allow the height limit of hospitals to be increased
to a maximum of 60 feet.
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BOUNDARY OF H-1, HEALTH CARE USE DISTRICT
FRDO file No 10
Date Accepted 1'7 6 C)
Receipt No. (o'J(a0
PETITION FOR ZONING AMENDMENT
CITY OF KALISPELL
1. NAME OF APPLICANT: Northwest Healthcare
2. MAIL ADDRESS: 310 Sunnyview Lane
3. CITY/STATE/ZIP: Kalispell, MT 59901 PHONE: 752-1724
4. INTEREST IN PROPERTY: N/A
5. ZONING MAP AMENDMENT: ZONING TEXT AMENDMENT:
UIUXX
IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE TEXT OF TIT-0
EONING REGULATIONS, PLEASE COMPLETE THE FOLLOWING:
A. What is the proposed zoning text amendment?
To change the maximum building height in an H-1 district from 35
feet to 60 feet. Refer to the attached narrative. section
27.12.040 (4)
IF THE REQUEST PERTAINS TO AN AMENDMENT TO THE ZONING MAP,
PLEASE COMPLETE THE FOLLOWING:
A. Address of the subject property: N/A
B. Legal description: N/A
C. The present zoning of the property is: N/A
D. The proposed zoning of the above property is: N/A
E. State the changed or changing conditions that make the proposed
amendment necessary:
The text amendment would recognize the contemporary building
standards for hospital construction, including the need for 15 foot
floor to floor height. Structural height must be increased to
consider higher floor load requirements, increased size and need
of in -roof mechanical, electrical, and plumbing systems, and
architectural requirements. The Uniform Building Codes and NFPA
Code will establish acceptable height based upon construction typ_p_,:,,,`
and ability to "zone" and compartmentalize for smoke 'A
60 foot height allowance would allow constructi6n" of a 4 story,
structure, which is reasonable for an H-1 zoning dis , trict.:-
c
C) 0
1
HOW WILL THE PROPOSED ZONING TEXT CHANGE ACCOMPLISH THE INTENT AND PURPOSE
OF:
A. Promoting the Master Plan: The proposed text amendment will not have a direct
relationship to the master plan except it will further recognize the
distinction of a hospital district and the special needs associated
therewith.
B. Lessening congestion in the streets and providing safe access: The zoning
text amendment will have no direct relationship to congestion. Allowance for
additional height may be offset by less outward development of lower
structures and allow greater flexibility in site design. However, the
increased height may not have any relationship to increased use if the floor
height is the only difference, i.e. no additional rooms, etc, just higher
ceilings.
C. Promoting safety from fire, panic and other dangers: The zoning text
amendment will have no direct relationship to issues of public safety. Height
allowances will be determined based upon the UBC and NFPA Code.
D. Promoting the public interest, health, comfort, convenience, safety and
general welfare: The zoning text amendment will have no direct relationship
to issues of general welfare. Safety will be considered via other established
processes.
E. Preventing the overcrowding of land: The zoning text amendment may promote
more efficient utilization of land and permit greater flexibility in site
design or, as previously stated, higher buildings do not necessarily
translate to more rooms, people, etc.
F. Avoiding undue concentration of population: The zoning text amendment will
have no direct relationship to issues of population. Greater height does not
necessarily translate to more rooms or people, just increased floor height.
For example, there are no additional people or rooms associated with a 3
story building built to a 35 foot height versus a 45 foot height.
G. Facilitating the adequate provision of transportation, water, sewage,
schools, parks, and other public requirements: The zoning text amendment will
have no direct relationship to issues of public services. However, as
mentioned previously, a higher structure could provide for improved site
design, including greater considerations for parking, extension of services,
and open space.
X. Giving reasonable consideration to the character of the district: A hospital
district is unique to itself and should not share bulk and dimensional
standards common to residential or multifamily districts.
I. Giving consideration to the peculiar suitability of the property for
particular uses: The text amendment will not affect the permitted uses of the
district.
J. Protecting and conserving the value of buildings: The text amendment will
recognize contemporary building standards associated with hospital
structures, in particular, so should help to promote efficient and safe use
of property.
K. Encouraging the most appropriate use of land by assuring orderly growth: The
proposed text amendment will allow consideration of current building and fire
codes to determine appropriate heights for buildings in the district.
Orderly growth will continue to be considered via other review processes.
---------- -----------------------------------------------------------------------------
The signing of this application signifies approval for F.R.D.O. to be present on the
property for routine monitoring and inspection during the approval process.
r
(Applicant)
(date)
H-1 Height Amendment 2
Supplemental Text Information
Kalispell has a Hospital Zoning district. This is relatively unique to the state.
Most other jurisdictions permit hospitals in a variety of zones, including "Public",
"Apartment", "Commercial", and "Industrial" districts. As stated in the
application, building codes and fire codes can determine the appropriate heights of
buildings. Because of this and due to changing needs within hospital architecture
and construction, most jurisdictions do not limit hospital heights to 35 feet or
less. This height requirement is a carry-over from when hospitals were permitted
in residential (multifamily) districts. The relationship of hospital heights in
other jurisdictions is summarized below:
® Great Falls No specific building height - just UBC compliance
® Billings Based on a point system but no specific height restriction
® Helena Provides a CUP process to seek additional height
® Missoula Ranges from no restrictions to 1501, depending on district
® Bozeman 40 feet
The requested 60 foot height allowance in the H-1 zoning district would permit a 4
story building. This would promote a compact development pattern and is appropriate
to a special purpose district.
On the next page is a typical floor section for a contemporary hospital room.
Increased needs for duct, electrical, and plumbing fixtures requires a higher floor
(15')height.
H-1 Height Amendment
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