Staff Report/KRH PUD Overlay RequestALISPEL
PLANNING FOR THE FUTURE MD1V'I'ANA
REPORT TO: Doug Russell, City Manager !�
FROM: Jarod Nygren, Senior Planner
Planning Department
201 V Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
SUBJECT: Ordinance 1787 — Kalispell Regional Healthcare (KRH) Planned Unit
Development (PUD) Overlay Zone Request
MEETING DATE: March 6, 2017
BACKGROUND: Kalispell Regional Healthcare (KRH) has submitted a request for a Planned Unit
Development (PUD) overlay zoning district on approximately 97 acres of property. The application
request has been evaluated in accordance with 76-2-303-M.C.A., 76-2-304-M.C.A. and Section
27.19.020(4) of the City of Kalispell Zoning Ordinance. The goals of the PUD application are to
create a framework to organize growth and continued healthcare development of unknown timing and
scope. As a regional medical center the property and facilities have grown into a campus, which
creates difficulties when implementing the parking regulations, signage regulations, and existing H-1
Zone and PUD overlays currently on the 97 acres. The PUD application seeks to resolve these issues
by doing the following:
1) Create a PUD overlay zone that better aligns with the KRH adopted master plan. This
includes incorporating a larger approximately 97 acre area that generally follows the property
owned by KRH;
2) Consolidate the existing PUD boundaries. The current campus is divided by two PUD's
with the remainder of the properties being within the H-1 and RA-1 Zones. This creates
confusion as development arises on the campus;
3) Accommodate guided yet flexible growth that addresses community needs with the
necessary infrastructure for the rapidly expanding campus;
4) Adopt zoning and development standards that are more appropriate for the development of
a modern urban campus for both inpatient and outpatient services; and
5) Make reasonable predications and assurances for an unpredictable future.
The PUD overlay zoning district is generally bound by the centerline of U.S. 93 on the west
boundary; the centerline of Heritage Way between U.S. 93 and Windward Way and the southern edge
of Buffalo Commons Phase 1 Subdivision, Ridgeview Subdivision and Grandview Townhouse
Subdivision on the northerly boundary; the centerline of Grandview Drive, Grand View Heights
Subdivision, Buffalo Hill Townhouse Subdivision and City of Kalispell water tank site on the east
boundary; and the Salvation Army and Bountiful Drive on the southern boundary.
The Kalispell Planning Board held a duly noticed public hearing February 14, 2017, to consider the
PUD application request. Staff reported that the proposed PUD was compatible with the zoning and
the growth policy. Staff recommended that the Planning Board adopt staff report KPUD 16-01 as
findings of fact, and recommend to the City Council that the PUD application request be approved,
subject to conditions.
During the public comment portion of the hearing, a representative of KRH spoke in support of the
project. There being no further testimony, the public hearing was closed and a motion was presented
to adopt staff report KPUD-16-01 as findings of fact and recommend to the Kalispell City Council
that the PUD overlay zone for KRH be approved subject to the conditions listed in the staff report.
There was lengthy board discussion regarding the proposed height, R.V. patient parking and
construction staging area near residentially zoned properties. Following the discussion, the board did
not feel there was any additional provisions that should be required for the R.V. patient parking and
construction staging area; however they did feel that the height permitted adjacent to the residential
properties needed amending. As drafted, the PUD standards required a 15' setback for structures
adjacent to residentially zoned properties, which effectively would have permitted 100' tall buildings
as long as they met the 15' setbackibuffer requirement. Accordingly, another motion was made to
amend the development standards for permitted height adjacent to residentially zoned properties.
The motion presented changed the development standards to provide for a building height envelope,
created by a 1:1 slope starting at a height of 60' at the property line of any residentially zoned
property. Using the 60' height as a starting point stems from the fact that it is the current permitted
height in the zone. Effectively, the amendment means that a structure would be permitted at 75' tall
when setback the required 15', and continue at a 1:1 building envelope to a point 40' away, at which
point the structure could be 100' tall. This building envelope only applies when adjacent to a
residentially zoned property. Following discussion, the motion to amend the development standards
was approved unanimously upon roll call vote. There being no further discussion, the original motion
to approve the PUD, with the amendment to the standards, passed unanimously on a roll call vote.
RECOMMENDATION: It is recommended that the Kalispell City Council approve the first reading
of Ordinance 1787, an ordinance to amend section 27.02.010, official zoning map of the city of
Kalispell zoning ordinance 1677, by creating a planned unit development overlay zone over certain
real property described as Kalispell Regional Medical Center, located in the southwest quarter of
Section 6, Township 28 North, Range 21 West, Flathead County, Montana, and further described on
exhibit A in accordance with the Kalispell Growth Policy 2020, and to provide an effective date.
FISCAL EFFECTS: Approval of the request will allow the applicant to implement their master
plan, which in turn will have positive fiscal impact.
ALTERNATIVES: Deny the request.
Report compiled: February 27, 2017
ATTACHMENTS: Ordinance 1787
February 14, 2017, Kalispell Planning Board Minutes
Staff Report
Application Materials & Maps
Aimee Brunckhorst, Kalispell City Clerk
KALISPELL REGIONAL HEALTHCARE
PLANNED UNIT DEVELOPMENT REQUEST
AMENDED STAFF REPORT #KPUD-16-01
KALISPELL PLANNING DEPARTMENT
FEBRUARY 2, 2017
A report to the Kalispell City Planning Board and the Kalispell City Council for a
Planned Unit Development (PUD) overlay district request from Kalispell Regional
Healthcare on approximately 97 acres. The PUD would allow for the implementation
of the hospital's master plan and provide for the growth of the hospital campus for the
next 25-30 years. A public hearing is scheduled before the planning board on February
14, 2017, 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. Amendments to the staff report between the Planning Board meeting and City
Council meeting are shown in red.
BACKGROUND INFORMATION: Kalispell Regional Healthcare (KRH) has submitted a
Planned Unit Development (PUD) application for approximately 97 acres dedicated to
the healthcare needs of the Kalispell region. The campus currently has approximately
2,700 employees between the different facilities. The 97 acre boundary currently
functions as a unified campus and contains primarily healthcare related uses. KRH
was built at its current location on Buffalo Hill in 1976. Since that time the hospital
has seen numerous expansions as it has grown with the community and its changing
needs for healthcare services. The goals of the PUD application are to create a
framework to organize growth within the hospital campus over the next 25-30 years.
KRH has worked with HKS Architects to develop a master site plan which looks at
where and how the KRH campus may grow and is the basis of the PUD request. As a
regional medical center, the KRH campus is growing into an urban campus which
often creates difficulties when administering the existing H-1 Zoning and PUD overlays
currently on the properties. The PUD application seeks to resolve the campus issues
by doing the following:
1) Create a PUD overlay that better aligns with the KRH adopted master plan. This
includes incorporating a larger approximately 97 acre area that generally follows the
property owned by KRH;
2) Consolidate the existing PUD boundaries. The current campus is divided by two
PUD's with the remainder of the properties being within the H-1 Zone. This creates
confusion as development arises on the campus;
3) Accommodate guided yet flexible growth that addresses community needs with the
necessary infrastructure for rapidly expanding campus;
4) Adopt zoning and development standards that are more appropriate for the
development of a modern urban campus for both inpatient and outpatient services;
and
5) Make reasonable predications and assurances for an unpredictable future.
A. Owner/Petitioner:
Technical Assistance:
Kalispell Regional Healthcare
310 Sunnyview Lane
Kalispell, MT 59901
Jackola Engineering
2250 HWY 93 South
Kalispell, MT 59901
B. Location and Legal Description of Property: The PUD overlay is generally
bound by the centerline of U.S. 93 on the west boundary; the centerline of
Heritage Way between U.S. 93 and Windward Way and the southern edge of
Buffalo Commons Phase 1 Subdivision, Ridgeview Subdivision and Grandview
Townhouses Subdivision on the northerly boundary; centerline of Grandview
Drive, Grand View Heights Subdivision, Buffalo Hill Townhouses Subdivision
and City of Kalispell water tank site on the east boundary; and the Salvation
Army and Bountiful Drive on the southern boundary. For complete legal
description see the attached Exhibit "A".
C. Existing Land Use (within PUD boundary): The existing land uses within the
PUD boundary include the hospital, hospital related/private office space, dental,
day care, health club (The Summit), Grace church, multi -family apartments and
surface parking facilities.
OR
E.
Existing Zoning (within PUD boundary):
North: Buffalo Commons PUD/H-I Zone
East: Northwest Healthcare PUD, RA-1 Zone
South: Northwest Healthcare PUD/H-1 Zone
West: H-1 Zone
Adjacent Land Uses:
North: Common area open space, retail, restaurants and residential housing.
East: Residential housing, golf course, city water storage/tank
South: Residential housing, Salvation Army and Immanuel Lutheran
Communities
West: U.S. 93 highway
F. Adjacent Zoning:
North: Buffalo Commons PUD, H-1 and RA-1 Zones
East: R-3 and P-1 Zones
South: H-1 Zone
West: B-2 and RA-1 Zone beyond U.S. 93
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G. General Land Use Character: The area is generally made up of medical, dental
and other professional offices with some multi -family residential. 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. The west edge of the PUD boundary is
bordered by U.S. 93, which is topographically above the grade of the properties
beyond the highway.
H. Utilities and Public Services:
Sewer:
City of Kalispell
Water:
City of Kalispell
Refuse:
City of Kalispell
Electricity:
Flathead Electric Cooperative
Gas:
NorthWestern Energy
Telephone:
CenturyLink
Schools:
School District #5
Fire:
City of Kalispell Fire Department
Police:
City of Kalispell
I. EVALUATION BASED ON STATUTORY CRITERIA FOR THE PROPOSED PUD
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 27.19.020(4) of the
City of Kalispell Zoning Ordinance.
1. Does the requested zone comply with the Growth policy?
The Kalispell Growth Policy 2020 designates the proposed PUD boundary 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 Kalispell Growth Policy 2020 has several goals that support
the PUD request:
Chapter 4, Business and Industry, states the following:
GOAL #10 - Support the development and expansion of the Kalispell
Regional Medical Center recognizing it as an important and desirable
element in the economy that can be expanded on a regional basis and
provide high-tech, high quality healthcare and services while providing an
important and high paying employment base.
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POLICIES (General Commercial, g.) - The Kalispell Regional Medical
campus and associate Buffalo Commons area is anticipated to develop as
a mixed use area that will accommodate wide range compatible
residential, office, commercial and medical uses.
POLICIES (Urban Mixed -Use Areas, e.) - Avoid encroachment into
established, intact residential areas.
Chapter 6, The Economy states the following:
GOAL #5 - Strengthen Kalispell as a regional health care center that
provides a broad spectrum of healthcare related services with diagnostic,
therapeutic and varied medical services available.
POLICIES #8 - Support the Kalispell area position as a regional commercial
center and a location of major healthcare, government, industrial facilities
and retail services.
The proposed PUD overlay zoning would permit the expansion of the hospital
which in turn meets the above cited goals and policies within the Kalispell
Growth Policy 2020. Healthcare and social assistance jobs are growing at three
times the state rate, creating economic development benefit for Kalispell and the
region. KRH is leading employer within Flathead County with approximately
2,700 employees. Those positions being offered are generally high -paying
positions, which is extremely beneficial in an economically distressed area.
Because of the growing medical specialties, broad service area, unified medical
system, high quality doctor pool, and proximity to Canada, Kalispell has the
potential to further grow on its medical center services. 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 while at the same time excluding the
residential developments to the east. 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.
2. The effect on motorized and nonmotorized transportation systems?
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. The PUD includes construction of a 164,000 square
foot Women's and Children's pavilion and the ultimate full PUD buildout which
will increase traffic volumes by 10-15% on the medical campus according to the
traffic study conducted by Abelin traffic services. With the full build -out of the
KRH PUD it is expected that traffic volumes on the roadways within the
development will increase by an additional 10%. While most of the roads and
intersections within the KRH campus have sufficient reserve capacity to
accommodate additional traffic, the traffic study indicates some road widening
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may be desirable along the west end of Sunnyview Lane. Improvements to
Sunnyview Lane would occur at the time KRH feels it necessary, or when a traffic
study determines the improvements are necessary to move traffic appropriately.
Efforts in the master site plan and the PUD design have been made to discourage
use and connectivity to Grandview Drive which largely provides a divide between
the hospital and the residential properties. KRH will work with their staff to
discourage using Grandview Drive for vehicular access due to potential impacts
on the residential properties to the north and east. Although the hospital will
encourage its staff to use Grandview Drive, the traffic study indicates that
Grandview Drive is currently operating well under carrying capacity, as traffic
volumes are 400 vehicles per day (VPD) and only 3% of traffic from the hospital
uses Grandview Drive. Although traffic increases can be expected along
Grandview Drive, the increases are well within the limits of its carrying capacity.
Concerns over north -south connectivity are addressed within the master site plan
by making a new connection between Windward Way and Conway Drive as shown
in Appendix G. Currently there is a north -south connection between the west wall
of the hospital and the Medical Arts Building. This connection is not adequate, so
many visitors to the hospital either don't know the connection exists or use either
U.S. 93 or the Medical Arts Building parking lot to connect the north side of the
campus from the south and north. This connection is supported by the Kalispell
Growth Policy 2020, Chapter 4, Policies (Urban Mixed -Use Areas, c) which states
the following:
Expand the depth of urban highway commercial areas as mixed -use corridors, in
order to provide an alternative to continued linear commercial development,
concentrate more intensive uses along traffic arterials, improve business district
circulation and transportation efficiency areas, by secondary street access, provide
flexibility for larger development sites, and expand small business opportunities.
The site lacks north -south circulation at this time. As the site develops into a
more dense urban campus, this connection would improve circulation and keep
visitors from entering onto U.S. 93 to traverse the campus. Therefore, staff
recommends the new north -south street connection be constructed at the time
the Medical Arts Building is demolished and a new building is constructed in its
place. New construction in this area would be the appropriate time to make the
connection. The new connection would generally connect at the intersection of
Windward Way and Sunnyview Lane at the north and Conway Drive at the south.
Pedestrian connectivity within the hospital campus has been a priority over the
last decade, as the hospital was previously developed at a suburban scale with
little thought of the pedestrian. As shown by Appendix G in the application, a
majority of the area within the PUD boundary has developed with or installed
pedestrian circulation. In order to ensure that pedestrian circulation gaps are
completed, the proposed standards include a requirement that all development
projects shall install missing right-of-way sidewalks along their property
frontages. The standards also state that if the developed sidewalk falls within
100 feet of an existing right-of-way sidewalk, located on the same side of street,
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and missing segment is located along the frontage of a parcel under common
ownership, the project shall install a sidewalk to connect the new and existing
pedestrian connection. Appendix G shows an east -west connection south of
Brendan House and the ALERT Building. This connection was a requirement of
the pedestrian plan approved by the Hospital PUD in 2010. The completion date
for the connection is tied to the "final phase" of the E.R. addition/remodel. To
date, there has not been a final phase because construction has been ongoing
for a number of years. Staff recommends that completion of this section of
pedestrian connectivity be completed within 1 year of final approval of this PUD
overlay. Completion of this section would finish a major section of the
pedestrian system, as it would connect to the north -south section that will be
completed with the Women's and Children's addition around the east side of the
hospital.
As part of any future development of the site, any project creating more than 300
vehicle trips will require an additional traffic impact study report. The traffic
impact study will analyze the traffic impacts associated with a development and
recommend mitigation measures for the increase in traffic. Those
recommendations will be implemented at the building permit stage of the
development in order to mitigate the potential impacts of the associated
development. Any development or redevelopment is reviewed by the city's Site
Review Committee to ensure any impacts to the transportation system are
adequately addressed. Therefore, although there will be a change in the amount
of traffic in the area, the traffic study has concluded that there are no significant
traffic impacts at this time and that the transportation system will continue to
operate at a satisfactory level. Additional traffic studies required for projects
generating 300 trips or more will determine what improvements, if any, will be
required to the transportation system.
3. That historical uses and established use patterns and recent change in use
trends will be weij4hed equally and consideration not be 14iven 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, with the last few years seeing considerable expansion. The
requested PUD overlay zoning would permit further expansion plans for the
hospital campus over the next 25-30 years, creating a large benefit to the region
both economically and through healthcare services.
4. Will the requested zone secure safety from fire, panic, and other daners?
The requested PUD does not contain any features which would compromise the
safety of the public in regards to safety from fire, panic, and other dangers. All
new construction will be required to be in compliance with the safety codes of the
city which relate to fire and building safety. All municipal services including
police and fire protection, water and sewer service are available to the properties.
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5. Will the requested zone promote public health, public safety and the general
welfare?
The requested zoning classification will promote the health and general welfare
by allowing the orderly expansion of the KRH campus. KRH is the largest
employer and healthcare provider of the region, which are both major
components to a regions public health, safety and general welfare. The requested
PUD overlay zoning will allow KRH to expand their services within their campus,
supporting their growth as a major economic and healthcare provider to the
area, further expanding on the regions general well-being. Therefore, the
requested PUD overlay promotes the health and general welfare of the
community with increased medical services which would be offered to the
residents of the region and high quality employment.
6. Promotion of compatible urban growth?
This area has been anticipated for a mix of higher -intensity residential,
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 within the proposed PUD boundary. Incompatible urban
growth would occur if infrastructure were inadequate to accommodate the
development in the area.
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 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?
The requested PUD standards are consistent with an urban environment and
provide the most efficient use of limited space with existing infrastructure.
There are also additional standards provided for within the zoning ordinance
that will assure development provides for parks, landscaping, parking, etc. that
provide reasonable provisions of adequate light and air. Currently, the existing
lot coverage for the master plan is approximately 16%. Fully developed the
master plan lot coverage would be approximately 25%. Additionally, a 15 foot
setback is being proposed for all development next to residential zones and U.S.
93.
9. Will the requested zone facilitate the adequate provision of transportation water,
sewerage, schools, parks, and other public requirements?
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Public service, facilities and infrastructure would be made available as the
hospital expands within the PUD boundary. New improvements to the hospital
campus such as water, sewer and drainage would be installed in accordance with
city policies and standards at the hospital's expense, thereby insuring that there
is adequate provision of services to the site prior to development. Any
development or redevelopment is reviewed by the city's Site Review Committee
to ensure any impacts to the public infrastructure are adequately addressed.
The proposed PUD overlay zoning district would not have any impacts to schools
or parks in the immediate area, as the development is commercial in nature. The
PUD overlay would permit the expansion of the exiting hospital to provide an
increase in care and services to the residents of the community. The master site
plan also indicated potential multi -family housing at the northeast corner of the
PUD boundary within the Women's, Children, and Family land use area. Multi-
family housing would be required to supply recreational amenities as stipulated
by Section 27.34.060 if the Kalispell Zoning Ordinance. Section 27.34.060 of
the Kalispell Zoning Ordinance requires 500 square feet of land which has
recreational value or recreational amenities equivalent to the fair market value
of 500 square feet of undeveloped land; or combination thereof.
10. Does the requested zone give consideration to the particular suitability of the
property for particular uses?
The 97 acre boundary currently functions as a unified campus and contains
primarily healthcare related uses. KRH was built at its current location on
Buffalo Hill in 1976. Since that time the hospital has seen numerous
expansions as it has grown with the community and its changing needs for
healthcare services.
11. Will the proposed zone conserve the value of property?
Value of the property in the area will be conserved and likely increased because
the proposed PUD overlay zoning will allow for the expansion of the hospital
campus to an urban -scale medical neighborhood. It should be noted that most of
the properties within the boundary are owned by KRH and therefore tax-exempt.
Properties privately owned within the PUD boundary are primarily medical in
nature and will likely see an increase in property values from any of the proposed
hospital expansions. Additionally, 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 most appropriate land uses throughout the jurisdiction are promoted by
encouraging complementary and compatible uses which promote the general
well-being of all citizens of the community. As the site it currently developed
primarily as medical, the most appropriate use of the area would be a medical
campus as provided by with the proposed PUD overlay. The only areas of the
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municipality that will be affected directly by the proposed PUD overlay at this
time are the properties within the PUD boundary. The requested PUD overlay
provides for the most appropriate zoning for the hospital's master plan and
provides the tools necessary to implement the goals and policies of the Kalispell
Growth Policy 2020 as outlined earlier.
II. EVALUATION OF THE PLANNED UNIT DEVELOPMENT PROPOSAL:
Project Narrative: Nature of the Request: This is a request for a planned unit
development (PUD) overlay zoning district on approximately 97 acres of land. The
97 acre boundary currently functions as a unified campus and contains primarily
healthcare related uses; such as, hospital, hospital related/private office space,
dental, day care, health club (The Summit), Grace church, multi -family apartments
and surface parking facilities. The PUD overlay would allow for a multitude of
deviations from the Kalispell Zoning Ordinance in regards to allowable uses and
standards in order for KRH to implement its master site plan. As a regional
medical center, the property and facilities are transitioning into urban campus
which often creates difficulties when implementing the existing H-1 Zoning and
PUD overlays currently on the properties. In order to rectify the difficulties being
encountered by KRH, the application has requested a PUD overlay that uses the
city H-1 Zone as a basis, while deviating from it in the following ways:
Permitted Uses - The H-1 Zone is largely applicable to the uses currently found
on the KRH Campus and provides a good starting point for the PUD overlay zone.
A number of uses only allowed by a conditional use permit (CUP) within the H-1
Zone are common to healthcare uses as well. This includes: athletic clubs,
heliports, and even hospitals. Therefore, the application is requesting that all
"permitted" uses in the H-1 Zone and those uses allowed by "CUP" will be
considered a "permitted" use in the PUD overlay. Accordingly, the application is
requesting that there be no uses that require a CUP and that they all be
permitted uses. The result of this request would mean that ultimate approval of
all the uses within the proposed PUD overlay would not require public review, i.e.
- Planning Board and Council approval. Although, the public hearing process
would not be required, all development projects would still need approval from
the city's Site Review Committee and Architectural Review Committee prior to
construction. Both of these committees are public meetings and open to the
public. In addition to the H-1 "permitted" uses being requested, the following
uses have been included into the list of permitted uses:
1. Patient, Family, and Healthcare Support Housing - This is a new use
specific to the hospital and is defined as follows; Housing related to a
hospital function with a limited term stay. This includes but is not
limited to patients, families, doctors, staff, and students. An example
could be a patient that needs to be close to the hospital for treatment but
is not appropriate for being admitted.
2. Assembly Halls/Stadiums/Convention Hall Facilities - This use is
currently within the Kalispell Zoning Ordinance but is reserved for Zones
B-2 through I-2 and the P-1 Zone. Allowing this use could give KRH the
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ability to construct a fieldhouse at the Summit. It is common for a large
fieldhouse to have an associated indoor arena for spectator seating.
Additionally, the hospital is a frequent location for large meetings within
their conference rooms. Permitting this use would allow for the hospital
to expand on their operations with the ability to hold larger medical
conferences, meeting, etc.
3. Central Construction Staging Area - Construction staging areas are
generally temporary in nature and removed when a construction project
is completed. Whether it's maintaining existing facilities or building new
projects, there has been a steady stream of projects on the KRH campus
for more than the past decade. Accordingly, the temporary construction
staging area has become a permanent component to the hospital. As a
construction yard is not listed as an "allowed" use in the current zone,
the reality is every construction project has a need for staging areas.
Over the years, the main construction yard has largely stayed in the
same location off of Heritage Way. It has fluctuated in size based on the
project and construction needs and isolated staging areas have been
located adjacent to each construction site. Within the PUD, temporary
construction staging will be allowed adjacent to specific project as well as
the central location. This is required based on limited space adjacent to
many projects and the size/magnitude of construction projects exceeding
those typical of the Flathead Valley. Allowance of a permanent
construction staging area would include development standards as
outlined in the management plan below:
Central Construction Staging Area - Management Plan:
Intent: Every construction project requires site specific staging areas to
carry out the work and is typically located adjacent to the project. When the
specific project is complete, these staging areas are removed and the facility
is put into use. These project specific construction sites exist on many
projects at KRH.
The intent of the central construction staging area as an allowed use is to
accommodate the larger scale growth experienced at KRH. This growth has
created the need to provide a non -project specific staging areas which
supports the nearly constant stream of projects ranging from small remodels
of existing improvements to the construction of new facilities. The nature of
healthcare construction often requires temporary storage of large building
elements and equipment. Since a number of the projects are infilling
developed property, there is often not enough space for staging adjacent to
the individual project. The intent of the Central Construction Staging Area
is to allow for non -project specific staging that will remain in place beyond
individual project schedules as the demand for the use exists.
Construction Staging Management:
Fencing - Fencing with visual screening shall be utilized around the yard
perimeter to screen adjacent properties and provide security. Vehicle access
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shall be controlled with gates that do not obstruct the public Right -of -Way
when open or closed. Screening along adjacent properties shall be of
uniform solid color. Along Public ROW, signs may be allowed following the
City of Kalispell Sign Regulations. Fences and screening shall be inspected
regularly with repairs completed as necessary.
Fences can be installed up to the property line when adjacent to the Public
Right of Way and other non-residential properties within the PUD. When
adjacent to a residential zone, fences shall be installed a minimum of 10 feet
from the property line.
Construction Storm water - The Contractor shall obtain and maintain
appropriate Kalispell and State construction storm water permits which
implement Storm Water Pollution Prevention Plans. These permits include
measures to control runoff, dust, off -site tracking of mud and gravels,
storage of chemicals, and solid waste management. These plans shall
include provisions to inspect and clean the ROW of off -site tracking as
needed. As a construction use, impervious surfacing is not required. In the
event new pavement surfacing is desired, compliance with the City of
Kalispell Storm Water Regulations will be required.
Driveway Approaches - A City of Kalispell Driveway permit shall be obtained
for any new or relocated driveways from the Staging Area. The driveway
shall be constructed to the City of Kalispell Standard Driveway detail.
Right -of -Way Encroachment - When work is required within the adjacent
right-of-way, an encroachment permit shall be obtained.
4. Patient RV Parking - An RV park is not listed as an allowed use in the
current zone; however, an RV park is allowed by conditional use. As an
allowed use in the PUD it is worth noting that the RV spaces provided at
KRH do not constitute an RV Park in the traditional sense as they are
not open to the public for rent or lease. The RV spaces are provided as
an amenity limited to patients and their families' that are on campus for
healthcare services. These are often out of town patients that are able to
bring a familiar living space with them all while controlling their costs to
be in the area for care. Based on this, the PUD will include patient RV
parking spaces as an allowed use. The current location is in the
northern part of the campus. Growth in the number of spaces may be
required in the future and will largely be driven by the needs of patients.
As the facility is truly not an RV park for camping, this is not perceived
as a large impact to the public. Further, electric, water and sewer
hookups are provided to eliminate the need for noisy generators and
storing and hauling away of gray and black water.
5. Retail - Gift Shops, Coffee Shop, Ancillary Retail use - The uses
mentioned here would be added to the uses already permitted as follows;
Book Stores, Florist, Medical Supplies and Equipment, Opticians,
Pharmacy and similar use. Although Gift Shop, Coffee Shop and
Ancillary Retail use could be considered a "similar use", for clarity KRH
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wishes to include the additional retail uses.
The outline of the proposed PUD overlay zone for KRH has been designed to be
easy to use and formatted similarly to the existing Kalispell Zoning Ordinance.
The proposed PUD overlay for the permitted uses as explained above is outlined
below:
KRH PUD OVERLAY ZONE
Intent: A zoning district intended to provide hospitals and medical
facilities and supportive services for the care of the sick,
elderly and distraught. This zone is not intended to serve the
general retail or overnight accommodation needs of the
general public.
Permitted uses:
1. Aircraft hangers
2. Airports and heliports
3. Athletic club and Wellness Facilities
4. Assembly halls/stadiums/convention hall facilities
5. Automobile parking - surface and structure
6. Barber and beauty services
7. Bed and breakfast
8. Church
9. Community center
10. Central Construction Staging Area
11. Day care
- home (12 or fewer)
- Center (13 or more)
12. Dwelling
- Single family
- Duplex
- Townhouse (2 or more attached units)
- Multi -family
- Patient, Family, and Healthcare Support Housing - See
definition below
13. Fairgrounds (public)
14. Funeral homes and crematoriums
15. Group home
- 8 or fewer persons
- 9 or more persons
16. Home occupations (refer to Section 27.20.060)
17. Homeless shelters
18. Hospital
12
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30
Inpatient Hospital (including treatment centers and 24-
hour care facilities)
Outpatient Ambulatory Care - Less than 24-hour stay
Jail Facilities (public)
Laboratories, tech research, development and testing
Office
Professional /government
Medical with limited overnight stay (less than 24 hours)
Parks
Patient RV Parking
Police and fire stations
Residential care home or facility
Restaurants
Retail, limited:
Book stores
Florist
Medical supplies and equipment
Opticians
Pharmacy
Gift shops
Coffee shops
Ancillary retail uses
Similar uses
Safe houses
Schools
K-12 (public or private)
Post -secondary (public or private)
Commercial
Utilities (primary distribution site)
Development Standards The proposed PUD overlay for the development
standards is outlined below with further explanation following:
Property Development Standards:
1. Minimum Lot Area (sq. ft.): N/A
2. Minimum Lot Width (ft.): N/A
3. Minimum Setbacks (ft.):
- Front Yard - 0*
- Side Yard - 0*
- Rear Yard - 0*
- Side Corner - 0*
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- Attached Garage (Front/Side Corner) - 20
- Accessory Structures - N/A
*Provide 15-foot setback where adjacent to residentially zoned
property and where adjacent to Highway 93 corridor.
4. Maximum Building Height (ft.):100 Feet; over 100 feet subject to
CUP
5. Permitted Lot Coverage (%): N/A
6. Off -Street Parking - Parking Ratios and design standards per
City of Kalispell Zoning Ordinance. For sites located within the
Parking Management Zone, see the Parking Management Plan.
7. Fences (refer to Section 27.20.040) - Maximum Heights (ft.):
Front - 4 (6.5 for construction staging area fence screening)
Side - 6.5
Rear - 6.5
Side Corner - 6.5
8. Signs - See KRH Signage Development Guide
9. Outdoor lighting - Outdoor lighting shall comply with Chapter
27.26 in the City Zoning Ordinance.
10. Pedestrian Connectivity - Development projects should install
missing right-of-way sidewalk along its property frontage as
required by City requirements. If the developed sidewalk falls
within 100 feet of an existing ROW sidewalk, located on the
same side of the street, and the missing segment is located
along the frontage of a parcel under common Ownership, the
project should install sidewalk to connect the new and existing
walkways.
The deviation to the existing design standards largely focuses on setbacks, lot
coverage, building height, parking and signage and is explained further below:
Setbacks/Lot Coverage - The table below outlines the current H-1 setbacks and
the proposed PUD setbacks. It is worth noting that the existing hospital PUD
modified setbacks however this change does not cover a majority of the proposed
PUD boundary. As noted in the table below, the proposed setbacks are zero. The
request would also reduce the required lot coverage from 45% to zero (0).
Reduced setbacks allow for the campus to be developed holistically, as it should
be looked as its own entity rather than a multitude of different uses. Where a site
is adjacent to U.S. 93 or a residentially zoned property, a setback of 15 feet will
be used in order to buffer the area. Since KRH operates as a campus, reducing
the setbacks and lot coverage gives them the ability to be flexible in its design in
order to use its space efficiently. Setbacks and lot coverage are generally required
in order to create neighborhood compatibility and stability within commercial and
residential neighborhoods where there are a multitude of property owners. Since
the campus is primarily owned by KRH and most of the uses within the boundary
are hospital related, compatibility with neighboring properties becomes less of an
issue. The proposed overlay would also allow for a 6.5' high fence within the front
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yard setback for the construction staging area. Currently, the maximum height is
4' which would not be tall enough to adequately screen the area. There are also
additional standards provided for within the zoning ordinance that will mitigate
potential negative impacts of reduced setbacks and lot coverage such as;
landscaping and parking which create open/buffer areas between buildings,
streets, etc.
Setback Summary
Setback
Current H-1
PUD proposed*
Front
15 feet
0 feet
Side
5 feet
0 feet
Rear
10 feet
0 feet
Side Corner
15 feet
0 feet
*Provide 15-foot setback where adjacent to Residentially zoned
property and where adjacent to Highway 93 corridor
Building Height - The current H-1 Zone allows for 60 feet by right with
unlimited height allowed with a CUP. The existing PUD covering the main
hospital building allowed for 80 feet building heights to accommodate for the
Surgical Services project. The proposed PUD would allow for 100 feet building
heights, over 100 feet would be subject to a CUP. Building vertically may be the
best use of available land as KRH grows. Expanding vertically rather than
horizontally, the hospital's infrastructure of services becomes more efficient
allowing the hospital to provide better care to patients. Without the ability to
expand vertically, growth of the hospital will be limited and there will be greater
chance of the campus encroaching into adjacent properties not within the PUD
boundary.
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. Surrounding development
is mostly medical or professional offices, treatment centers or elderly care
facilities which would not be impacted by the proposed height. As mentioned
previously, the main hospital building is already permitted to be 80 feet in height.
The properties that could be affected the most by increased height would be the
residences to the east. A 15' setback is being proposed for any development
within the proposed PUD boundary when it is adjacent a residential development
or U.S. 93. This setback acts as a buffer that would reduce the perceived bulk
and scale of buildings. Maximum height requirements are typically not a concern
because of the increased building and fire code requirements when a structure
increases in height. With the increased height the tallest structure in the area
will continue to be the city's water tower, located east of the hospital at
approximately 150 feet tall. Restrictions due to ALERT helicopter approaches
would need to be considered with each specific building design and approved by
appropriate regulatory agencies.
Off -Street Parking - Parking demand at KRH varies significantly from day to day
and even hour to hour. It is highly dynamic and the perception of sufficiency of
existing facilities is dependent on these fluctuations. Development at KRH has
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met the current ordinance in terms of the H-1 parking ratios; however, the
parking counts rely on using offsite parking. This can become an issue in the
fact that as parking has expanded to the north, the distance to the facilities
served exceeds 300 feet and overlaps existing H-1 and PUD zones.
The proposed PUD overlay deviates from the current ordinance with respect to
off -site parking and a maximum 300-foot distance from the use to the parking
facility. With a campus setting, the PUD overlay will allow parking to be located
onsite or anywhere within the Parking Management Zone (shown below). The
departure from the zoning ordinance to allow for parking to exceed 300 feet from
the facilities they serve may be perceived as not being in the public's best
interest. In reality, it's in KRH's best interest to provide adequate parking for
patients, visitors, employees, and vendors. This means that as parking needs
require being spread over a large area, a circulator shuttle and valet parking will
be provided to effectively move people around campus within the Parking
Management Zone.
Staff has had discussion with KRH about the difficulty of implementing the
hospital required parking ratio. Because the ratio is dependent upon number of
physicians, beds, employment, etc. the parking requirement can change
regularly. In order to implement the parking ratio appropriately, KRH will create a
model/template that will be ongoing and submitted with every building permit
application. This template will address the number of beds, employees and
physicians. The template will also use a square footage comparison, as in the
long-term it may be the easier method of calculating the parking requirement if it
is determined to be adequate. Additionally, KRH will submit on an annual basis a
maximum working shift that will be the baseline for the parking counts for that
year. If at the time the annual study determines that additional parking is
required, the hospital would install those parking spaces within a nine (9) month
timeframe. The annual parking count should be submitted to the Planning
Director by February 1st of each year, so that if it is determined that additional
parking is required the hospital would have the construction season to do so.
The Parking Management Plan is outlined below:
Parking Management Plan
Intent: Uses within the PUD boundary consist of the main Hospital and
numerous stand-alone buildings and properties. As the hospital requires a large
amount of parking for patients, visitors, and employees alike, the parking
facilities can stretch across several properties within the PUD boundary. The
following Parking Management Plan is being implemented for the "KRH Parking
Management Zone" as shown in purple below.
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Parking within the PUD shall comply with the Off -Street Parking Design
Standards except as modified by this Parking Management Plan.
Location: The required parking for the Core Hospital Area (blue hatching in map
above), can be located anywhere within the KRH Parking Management Zone
(purple) as long as the total parking requirement is satisfied.
Minimum Standards by Use:
The Minimum Standards by Use shall be determined by the City of Kalispell
Zoning Ordinance and this Management Plan. The ratios listed in the table below
shall govern over the City Zoning Ordinance for uses within the KRH Parking
Management Zone.
2. The applicant shall provide with each building permit:
a. Parking calculations in a standard format based on the uses listed below
and those relevant from the City Zoning Ordinance. These ratios shall
determine the required parking for the project and/or the KRH Parking
Management Zone. For the Hospital use, the maximum staff per working
shift shall be established on an annual basis during the parking review with
the City Staff presented below.
b. If the project involves the core hospital area as shown in the Parking
Management Zone Map, the applicant shall provide for reference the square
foot of building per parking space calculation. After two years of monitoring
the square footage per space ratio for the Hospital use, the City and KRH
agree to discuss a possible PUD amendment to the Hospital parking
standard listed below.
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3. The parking for existing stand-alone uses within the management area are not
required to be presented unless impacted by the application. If a portion of the
parking at an existing use is utilized by the application, then the parking for that
existing use shall also be presented in the parking count requirements.
4. An annual review of parking in the KRH Parking Management Zone shall be
conducted between the city staff and KRH. This meeting will provide an
opportunity to review base compliance with parking in the Management Zone as
well as establish the maximum working shift to be utilized for the following year.
If it is determined that additional parking spaces are needed, KRH will have nine
(9) months to install the required parking spaces. Extension of this timeframe
can be given by the Planning Director if meeting the parking requirement is not
feasible within a nine (9) month timeframe. This meeting should be conducted by
February lst of each year to allow for appropriate time to construct additional
parking, if needed, during through construction season. This requirement would
not delay building permits that are submitted during the same timeframe and
meet their required parking requirements.
Minimum Parking Standards by Use
Athletic Clubs
1 space per 200 gross square feet of
floor area
Business and Professional Offices
1 space per 300 square feet of gross
floor area
Hospitals
1 per 2 beds, excluding bassinets,
plus 1 per 5 employees on
maximum working shift, plus 1 per
each staff doctor
Parking Management Strategies:
Valet - A free Valet service will be implemented at intervals deemed appropriate
by KRH. Efforts shall be taken to notify the public through the KRMC website
and news outlets when the Valet service has been implemented.
Shuttle Service - A free shuttle service will be implemented at intervals deemed
appropriate by KRH to move people from the more distant parking areas to the
major facility entrances. When provided for patients and visitors, efforts shall be
taken to notify the public through the KRMC website and news outlets.
Parking Garage - KRH may use parking structures to increase parking counts
and improve parking proximity to existing and/or proposed facilities. Potential
locations are provided for in Appendix H.
Parking Signs - Signage to improve wayfinding to parking facilities shall be
considered in the completion of the campus signage plan.
ff:]
As a practical matter the PUD overlay would allow for the main hospital (hatched
in blue in diagram above) to use any of the parking spaces within the parking
management zone (purple area in diagram above). All other uses within the
parking management zone would still maintain parking onsite. Staff would review
the parking requirements herein when a building permit is submitted. In this
case, staff would also review the baseline parking at the beginning of each year in
order to assure compliance with this plan.
Signage - The signage development guide included in appendices discusses the
need to create a uniform look for a medical campus signage, provide the visitor
with the correct visible signage at the correct time and location. As the primary
concern for medical campus signing is life safety, it is imperative to provide
simple and clear direction for the first time visitor and patients needing care. For
these reasons, the proposed changes are a benefit, not a detriment, to the
community. The proposed guide is included in Appendix K (Signage Development
Guide) and falls in line with accepted medical industry signage standards. The
development guide addresses the types and quantities of signs allowed for the
PUD and will allow for the development of a campus signage plan prior to
implementing. Generally, the proposed guide modifies the number and size of
signs allowed, but it also differentiates from the current City Ordinance in that it
provides greater area for wayfmding signage.
The following is a list of sign types as outlined in the Signage Development Guide
for the campus with the design intent behind each sign type:
1.1 Primary Campus Monument Sign: 128 sq. ft. 16'-0" Max. Height
Intent: To identify the main public entry points into the medical
center campus.
1.2 Secondary Monument Sign: 60 Sq. ft. 12'-0" Max. Height Intent: To
identify secondary entry points into the medical center campus.
2.1 Vehicular Directional Pole Sign: 23 sq. ft. 13'- 0" Max. Height
Intent: To direct traffic to main destination points on campus.
2.2 Secondary Directional Pole Sign: 23 sq. ft. 6'- 0" Max. Height
Intent: To direct pedestrian, bicycle, and shuttle traffic.
3.1 Building Identification Letters and or Logo: Allow 2 sq. ft. of sign for every
1 lineal foot of building. Intent: To identify main buildings on the
campus.
3.2 Tenant Identification Sign: (Similar to sign type 2.2) Intent:
To identify occupants of the buildings on the campus.
3.3 Building Identification Monument Sign: 48 sq. ft. 8'-0" Max.
Height Intent: To identify individual building entrances on
campus at street level.
The proposed signs as outlined in 1.1-2.2 would be unique to the PUD overlay and are
therefore a deviation. Signs 1.1-2.2 are intended to serve as wayfinding signage.
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Currently, the H-1 Zone does permit not more than two off -premise signs on primary
entrance roads. The signs are allowed to be a maximum of 54 square feet and 12 feet
in height, which is considerably smaller than the signs being proposed. Although the
heights and size of the signs being proposed are larger than currently permitted, they
would be subject to the setback requirements and height requirements of Section
27.22.90(d) of the Kalispell Zoning Ordinance which would mitigate any potential
impacts to the proposed signs size. As these signs are directional in nature, they
would not count towards the allowable signage of the property they are being placed
on (host property). At this time the location of these signs has not been determined;
accordingly, when developed, the signage plan for these signs would be subject to
review and approval of the Planning Director and the Architectural Review Committee.
The proposed signs as outlined in 3.1-3.3 are onsite signage and provided for within
the Kalispell Zoning Ordinance. Although, the sign type 3.3 does deviate from the
allowable size of 24 s.f. and 6 feet in height to a size of 48 s.f. and 8 feet in height. For
the PUD overlay, the ratio to be used for calculating the allowable sign area would be 2
s.f. for every 1 lineal foot of building frontage. This is the same ratio being used for
zones R-5, RA-1, RA-2, 13-1 and P-1 and is the most appropriate ratio for this use. One
(1) onsite freestanding sign would be permitted, if more than one onsite freestanding
sign is proposed section 27.22.090(1)(b) would apply. Section 27.22.090(1)(b) permits
a single freestanding sign on a lot having at least 30 feet of frontage along a public
road except two signs may be permitted when the frontage of the lot along a single
road exceeds 500 feet. The provision allows lots with multiple frontages to have signs
along each frontage. Multiple frontage lots would still be subject to 2 s.f. per 1 lineal
foot of building frontage.
The permitted uses, development standards and management plans, are not perceived
as a negative impact to the community. By allowing for growth and expansion of the
KRH campus from a medical and operations standpoint, it improves the medical
services provided to the community. Further, this growth helps strengthen and
support the Flathead Economy. By providing a single PUD that closely resembles the
existing H-1 Zone in regards to uses, a consistent planning document can be used by
KRH and the city for determining compliance of future projects. Regarding the signage,
life safety is the primary issue when designing a signage program for a medical facility.
It is imperative to give the first time visitor to the campus simple and clear directions
throughout the campus, especially to the emergency room. As a visitor approaches the
new sign program will help them determine the best entry point into the campus to
help them get to the emergency entrance, then to other building entrances.
III. Criteria for the Creation of a Planned Unit Development (PUD) District
The intent of the PUD district is to serve as an overlay zoning district. The Kalispell
Zoning Ordinance describes the intent of a PUD district as follows: "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."
ME
Sections 27.19.020(4) of the zoning regulations provide that the Kalispell City Planning
Board and Kalispell City Council shall review the PUD application based on the
following criteria:
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:
A. The compliance of the proposed PUD with the city growth policy and in
particular the density and use policies of the plan;
The Kalispell Growth Policy Future Land Use Map designates the 97 acre area
proposed for the PUD overlay 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 multifamily, 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 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 overlay includes 15 feet setback when adjacent residential
neighborhoods, which provides a buffer avoiding encroachment into established
residential areas.
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 healthcare center that provides a broad
spectrum of health care related services with diagnostic, therapeutic and
varied medical services available.
In addition chapter 6, policy 8 of the Kalispell Growth Policy states the
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following:
Support the Kalispell area's position as a regional commercial center and a
location of major healthcare, 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.
B. The extent to which the PUD departs from the underlying zoning and the
reasons why such departures are or are not deemed to be in the public
interest, and the mitigating conditions that the PUD provides to address
the deviations;
As stated above the owners are requesting deviations in regards to the
"permitted" uses within the H-1 Zone, adding five (5) additional permitted uses
not currently within the H-1 Zone and modifying the development standards in
regards to setbacks, lot coverage, height and parking requirements. Further
clarification of these deviations area described in Section 2 of this report.
C. The extent to which the PUD departs from the subdivision regulations (if
subdivision is anticipated) and the public works standards for 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 of
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 design features to provide connectedness for both vehicle and
pedestrian traffic throughout the PUD and the use of innovative and
traditional design to foster more livable neighborhoods;
Currently, the existing zoning is creating barriers for the long-term development
of KRH campus. As a regional medical center, the KRH campus is growing into
an urban campus which often creates difficulties when administering the
existing H-1 Zoning and PUD overlays currently on the properties. If permitted,
the PUD application request will allow for a holistic view of the entire 97 acre
site, creating a campus environment that allows the site to functions as one.
Current zoning segregates the properties into different zones/standards
creating barriers to a unified development approach.
Vehicle and pedestrian connectedness was discussed with representatives from
KRH and city staff. The main hospital within the PUD boundary is located
between two streets, Sunnyview Lane on the north and Conway Drive on the
south. Currently, there is a north -south connection between the west wall of the
22
hospital and the Medical Arts Building. This connection is not adequate, so many
visitors to the hospital either don't know the connection exists or use either U.S.
93 or the Medical Arts Building parking lot to connect the north side of the
campus from the south. The new connection would generally connect at the
intersection of Windward Way and Sunnyview Lane on the north and Conway
Drive on the south (see Appendix G). The new north -south street connection
would be constructed at the time the Medical Arts Building is demolished and a
new building is constructed in its place.
Pedestrian connectivity within the hospital campus has been a priority over the
last decade, as the hospital was previously developed at a suburban -scale with
little thought of the pedestrian. As shown by Appendix G, a majority of the area
within the PUD boundary has developed with or installed pedestrian
circulation. In order to ensure that pedestrian circulation gaps are completed,
the proposed standards include a requirement that all development projects
shall install missing right-of-way sidewalks along their property frontages. The
standards also state that if the developed sidewalk falls within 100 feet of an
existing right-of-way sidewalk, located on the same side of street, and missing
segment is located along the frontage of a parcel under common ownership, the
project shall install a sidewalk to connect the new and existing pedestrian
connection.
The master plan includes the construction of one or more possible parking
structures (Appendix H). If developed, 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.
As with any commercial development, any new development within the PUD
boundary would require both Site Review Committee and Architectural Review
Committee approval. The Site Review Committee will review the public
infrastructure components of the proposed project for appropriateness. The
Architectural Review Committee will review the designs/materials of new
development for general aesthetics.
E. 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;
A majority of the PUD boundary is going to be hospital/hospital related uses
and there is no subdivision; accordingly, there is not a public parks and open
space requirement. However, the KRH master plan indicates an effort by the
hospital to increase the amount of open/green space and increase the visibility
of the main hospital building's key entries along U.S. 93. At the intersection of
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U.S. 93 and Sunnyview Lane the master plan shows a new "Health Lawn"
which provides that key entry feature as well as open space area. The master
plan also shows additional consolidation of buildings and parking to allow for
the addition of open/green space. Per the application, KRH and the healthcare
industry acknowledge that an open, welcome, and aesthetically appealing
environment can play a role in patient healing. The master site plan works to
incorporate this approach throughout the campus. KRH has indicated that as
development occurs, areas of the campus will continue to be improved from a
landscape perspective. There are no proposed deviations from the city
landscaped ordinance requirements. A landscaped plan for all required
landscaped areas will be reviewed by the Parks and Recreation Director.
The master site plan also indicated potential multi -family housing at the
northeast corner of the PUD boundary within the Women's, Children, and
Family land use area. Multi -family housing would be required to supply
recreational amenities as stipulated by Section 27.34.060 if the Kalispell Zoning
Ordinance. Section 27.34.060 of the Kalispell Zoning Ordinance requires 500
square feet of land which has recreational value or recreational amenities
equivalent to the fair market value of 500 square feet of undeveloped land; or
combination thereof.
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;
1. Public Services:
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 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. The hospital does have security personnel in place that likely
reduces the number of services calls for the police and fire department.
Water and Sewer
There are existing water and sewer mains located all throughout the
proposed PUD boundary and the city has the ability to serve the property
and any future expansions. Any new water and sewer mains/service
lines will be required to be installed per the City of Kalispell Construction
and Design Standards
Storm water
Storm water runoff from the site shall be managed and constructed per the
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City of Kalispell Construction and Design Guidelines. Final design will be
approved by Kalispell Public Works Department prior to building permit
issuance. Prior to receiving a building permit the developer will need to
submit a construction storm water management plan to the Public Works
Department. This plan will need to show how storm water will be treated
and where it will be directed during construction activities.
2. Control Over Vehicle Traffic:
As part of any future development of the site, any project creating more than 300
vehicle trips will require an additional traffic impact study report. The traffic
impact study will analyze the traffic impacts associated with a development and
recommend mitigation measures for the increase in traffic. Those
recommendations will be implemented at the building permit stage of the
development in order to mitigate the potential impacts of the associated
development. Any development or redevelopment is reviewed by the city's site
review committee to ensure any impacts to the transportation system are
adequately addressed.
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. The master site plan also indicated potential multi-
family housing at the northeast corner of the PUD boundary within the
Women's, Children, and Family land use area. Multi -family housing would be
required to supply recreational amenities as stipulated by Section 27.34.060 if
the Kalispell Zoning Ordinance. Section 27.34.060 of the Kalispell Zoning
Ordinance requires 500 square feet of land which has recreational value or
recreational amenities equivalent to the fair market value of 500 square feet of
undeveloped land; or combination thereof.
4. Visual Enjoyment
The application indicated that KRH has made and is continuing to make an
aesthetically appealing environment. The KRH master plan indicates an effort
by the hospital to increase the amount of open/green space and increase the
visibility of the main hospital building's key entries along U.S. 93. At the
intersection of U.S. 93 and Sunnyview Lane the master plan shows a new
"Health Lawn" which provides that key entry feature as well as open space area.
The master plan also shows additional consolidation of buildings and parking to
allow for the addition of open/green space. In addition to the increased green
space, all development within the PUD boundary will be reviewed by the city's
Architectural Review Committee for aesthetics.
The application also includes standards as outlined within Appendix M of the
application for the construction staging area. Historically, staff has received
25
complaints regarding the construction staging area in regards to the visual
impacts. Appendix M includes fencing for visual screening to be utilized around
the yard perimeter. The fencing will be of uniform color and inspected regularly
with repairs completed as necessary.
G. The relationship, beneficial or adverse, of the PUD plan upon the
neighborhood in which it is proposed to be established in concert with the
underlying zone;
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. The requested PUD overlay provides additional options to
increase the development density with regards to permitted uses, height
increases, setback reductions and parking requirements. This will enable the
hospital and future support services to increase the number of services offered
within the campus and not require these services to be spread throughout the
city.
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 continued growth of the KRH campus will not be phased like a typical land
development PUD, which would typically include large undeveloped properties,
subdivisions, etc. that are constructed over a number of years. As outlined in
the application, the growth and sequencing of projects is driven by community
needs, changes in healthcare practices, and maintaining and updating the
facilities within the PUD boundary. That being said, the PUD overlay itself
includes standards, triggers, etc. that assure the integrity of the PUD is
maintained.
I. Conformity with all applicable provisions of this chapter.
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 this report.
26
Staff recommends that the Kalispell City Planning Board and Zoning Commission adopt
staff report KPUD-16-01 as findings of fact and recommend to the Kalispell City Council
the PUD overlay zoning district for Kalispell Regional Healthcare be approved subject to
the conditions listed below:
CONDITIONS OF APPROVAL
1. The Planned Unit Development overlay for Kalispell Regional Healthcare shall be
provided as follows:
KRH PUD OVERLAY ZONE
Intent: A zoning district intended to provide hospitals and medical
facilities and supportive services for the care of the sick, elderly
and distraught. This zone is not intended to serve the general
retail or overnight accommodation needs of the general public.
Permitted uses:
1. Aircraft hangers
2. Airports and heliports
3. Athletic club and Wellness Facilities
4. Assembly halls/stadiums/convention hall facilities
5. Automobile parking - surface and structure
6. Barber and beauty services
7. Bed and breakfast
8. Church
9. Community center
10. Central Construction Staging Area
11. Day care
- home (12 or fewer)
- Center (13 or more)
12. Dwelling
- Single family
- Duplex
- Townhouse (2 or more attached units)
- Multi -family
- Patient, Family, and Healthcare Support Housing - See
definition below
13. Fairgrounds (public)
14. Funeral homes and crematoriums
15. Group home
27
- 8 or fewer persons
9 or more persons
16. Home occupations (refer to Section 27.20.060)
17. Homeless shelters
18. Hospital
- Inpatient Hospital (including treatment centers and 24-
hour care facilities)
- Outpatient Ambulatory Care - Less than 24-hour stay
19. Jail Facilities (public)
20. Laboratories, tech research, development and testing
21. Office
- Professional/government
- Medical with limited overnight stay (less than 24 hours)
22. Parks
23. Patient RV Parking
24. Police and fire stations
25. Residential care home or facility
26. Restaurants
27. Retail, limited:
- Book stores
- Florist
- Medical supplies and equipment
- Opticians
- Pharmacy
- Gift shops
- Coffee shops
- Ancillary retail uses
- Similar uses
28. Safe houses
29. Schools
- K-12 (public or private)
- Post -secondary (public or private)
- Commercial
30. Utilities (primary distribution site)
Property Development Standards:
1. Minimum Lot Area (sq. ft.): N/A
2. Minimum Lot Width (ft.): N/A
3. Minimum Setbacks (ft.):
- Front Yard - 0*
- Side Yard - 0*
- Rear Yard - 0*
- Side Corner - 0*
- Attached Garage (Front/Side Corner) - 20
m
- Accessory Structures - N/A
*Provide 15-foot setback where adjacent to residentially zoned
property and where adjacent to Highway 93 corridor.
4. Maximum Building Height (ft.):100 Feet; over 100 feet subject to
CUP. Provide for a building height envelope, created by a 1: 1
slope starting at a heii4ht of 60' at the property line of any
residentially zoned property.
5. Permitted Lot Coverage (%): N/A
6. Off -Street Parking - Parking Ratios and design standards per
City of Kalispell Zoning Ordinance. For sites located within the
Parking Management Zone, see the Parking Management Plan.
7. Fences (refer to Section 27.20.040) - Maximum Heights (ft.):
- Front - 4 (6.5 for construction staging area fence screening)
- Side - 6.5
- Rear - 6.5
- Side Corner - 6.5
8. Signs - Signs 1.1-3.3 of Signage Development Guide
9. Outdoor lighting - Outdoor lighting shall comply with Chapter
27.26 in the City Zoning Ordinance.
10. Pedestrian Connectivity - Development projects should
install missing right-of-way sidewalk along its property frontage
as required by City requirements. If the developed sidewalk
falls within 100 feet of an existing ROW sidewalk, located on
the same side of the street, and the missing segment is located
along the frontage of a parcel under common Ownership, the
project should install sidewalk to connect the new and existing
walkways.
Definitions:
Patient, Family, and Healthcare Support Housing - Housing related to a
hospital function with a limited term stay. This includes but is not limited to
patients, families, doctors, staff, and students. An example could be a patient
that needs to be close to the hospital for treatment but is not appropriate for
being admitted.
2. Parking shall be in compliance with the Parking Management Plan and Parking
Management Zone as outlined in this report.
3. Signage types 1.1-2.2 as outlined in the Signage Development Guide of the
application and their location shall be approved by the Kalispell Planning Director
and Architectural Review Committee prior to installation. As these signs are
directional in nature, they would not count towards the allowable signage of the
property they are being placed on (host property).
4. Signage types 3.1-3.3 as outlined in the Signage Development Guide of the
application shall be reviewed at a ratio of 2 square feet per lineal foot of building
29
frontage. One (1) onsite freestanding sign is permitted, if more than one onsite
freestanding sign is proposed, Section 27.22.090(1)(b) of the Kalispell Zoning
Ordinance would apply.
5. The central construction staging area shall be in compliance with the Central
Construction Staging Area Management Plan as outlined in this report.
6. A north -south road connection between Windward Way and Conway Drive, as
generally shown on Appendix G, shall be constructed at the time the existing
Medical Arts Building is demolished and a new building is constructed in its place.
The connection shall be open to the public for vehicular access and pedestrians.
7. The proposed east -west pedestrian connection south of Brandan House and Alert
Building, as generally shown on Appendix G, shall be completed within one (1)
year of final approval of this PUD overlay.
8. 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.
9. For multi -family residential projects, a minimum of 500 square feet of land per unit
which has recreational value as determined by the Kalispell Parks and Recreation
Director, or recreational amenities equivalent to the fair market value of 500 square
feet of land shall be provided.
30
KALISPELL CITY PLANNING BOARD & ZONING COMMISSION
MINUTES OF REGULAR MEETING
February 14, 2017
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and
CALL
Zoning Commission was called to order at 6:00 p.m. Board
members present were: Chad Graham, Ronalee Skees, Steve Lorch
and Doug Kauffman. Christopher Yerkes, Rory Young & Charles
Pesola were absent. Jarod Nygren and PJ Sorensen represented the
Kalispell Planning Department, Tom Jentz was absent.
APPROVAL OF MINUTES
Lorch moved and Skees seconded a motion to approve the minutes
of the January 10, 2017 meeting of the Kalispell City Planning
Board and Zoning Commission.
VOTE BY ACCLAMATION
The motion passed unanimously on a vote of acclamation.
PUBLIC COMMENT
None.
KALISPELL REGIONAL
A report to the Kalispell City Planning Board and the Kalispell City
HEALTHCARE PUD
Council for a Planned Unit Development (PUD) overlay district
request from Kalispell Regional Healthcare on approximately 97
acres. The PUD would allow for the implementation of the
hospital's master plan and provide for the growth of the hospital
campus for the next 25-30 years.
STAFF REPORT
Jarod Nygren, representing the Kalispell Planning Department
reviewed Staff report #KPUD- 16-01 for the board.
Nygren noted a correction to the staff report on page 2 that the
RA-1 zoned portion of the property on the east should also be
included in the staff report in sub -section D.
Nygren reviewed the work sessions and meetings with the hospital
that have been held thus far and described the boundaries and
existing zoning of the PUD.
Nygren went on to say that the hospital has worked with an
architect to develop a master site plan which looks at where and
how the KRH campus may grow and is the basis for this PUD
request. Since the hospital has been continuing to grow, the
request helps push the hospital into the next generation, as it was
originally constructed as more of a suburban campus and this
would allow it to develop into an urban campus setting. With this
PUD we are looking at the uses that would be allowed within the
PUD overlay, the standards that would be allowed within the PUD
overlay, parking, circulation and signage.
Nygren went into further detail regarding the allowable uses and
Kalispell City Planning Board
Minutes of the meeting of January 10, 2017
Pagel
the standards in regards to height, setbacks and lot coverage. As
well as the Parking Management Plan and the proposed way
finding signage.
Following the presentation, staff recommended that the Kalispell
City Planning Board and Zoning Commission adopt staff report
KPUD-16-01 as findings of fact and recommend to the Kalispell
City Council that the PUD overlay zoning district for Kalispell
Regional Healthcare be approved subject to the conditions listed in
the staff report.
BOARD DISCUSSION Graham expressed his concern in regards to the visual screening
fabric that is to be used on the construction site and whether or not
it will be secure and aesthetically pleasing. Nygren pointed out
that in the staff report under construction staging management that
the fences and screening be inspected regularly with repairs
completed as necessary.
Graham also inquired into how Grandview Dr. ties into the PUD
as far as upgrades to the road are concerned and any traffic
impacts. Nygren stated that as of now with the traffic impact
studies that have been completed so far there are no foreseen
impacts to Grandview Dr., however with the recent opening of the
bypass it's difficult to predict exactly what will happen. This PUD
sets the framework for the hospital to develop in the future and if
at that time the traffic impacts require mitigation then the hospital
will be required to do so at that time.
Lorch asked if the landowners affected by the PUD around the
RA-4 parcel have been notified. Nygren responded that yes they
have been notified by both the city planning department as well as
the hospital and at this time we have received positive feedback
from the majority of them.
PUBLIC HEARING Mo Stein — principal architect at HKS and representative for the
applicant — noted that the visual screening Graham asked about in
the board discussion will be more like a wind or fence screen
similar to that used on sports fields. It will be tied down, very rigid
and secure and can often times be decorated if you wanted it to be.
He also addressed the Grandview Dr. impacts in the future and
reiterated what Nygren had mentioned earlier about the traffic
impact study and assured the board that changes will be made in
the future if necessary.
MOTION - ORIGINAL Kauffman moved and Lorch seconded a motion that the Kalispell
City Planning Board and Zoning Commission adopt Staff Report
#KPUD-16-01 as findings of fact and recommend to the Kalispell
City Council that the PUD overlay zoning district for Kalispell
Regional Healthcare be approved subject to the conditions listed in
Kalispell City Planning Board
Minutes of the meeting of January 10, 2017
Page12
the staff report.
BOARD DISCUSSION
Lorch inquired about the building heights and setbacks adjacent to
the residential neighborhoods and proposed that the setbacks be
increased since the height is increasing from what is currently
allowed. He also noted his concern of the RV Parking sites and the
central construction site staging area. He wants to make sure that
the hospital will be closely managing both of these areas.
MOTION - AMENDMENT
Lorch moved and Kauffman seconded a motion to amend Staff
Report #KPUD-16-01 to state that RV parking sites, central
construction staging areas and buildings in excess of 60 feet
adjacent to residentially zoned lands require a conditional use
permit.
BOARD DISCUSSION
Graham asked for some clarity on this amendment from Lorch by
viewing the areas on the vicinity maps. Lorch went on to say that
on the north end of the property, specifically the RA-1 zoning, as
well as the R-3 zoning on the east side of the property, he is
concerned about the distance of the buildings to the property line.
He went on to express his concern that the construction site
staging area is temporary and may or may not be moved around.
Graham noted that this site already existed and he feels confident
that it will not be moved and that it will be the last place to
develop out as the project gets closer to completion. Lorch
finished by saying his overall concern is that these 3 items could
potentially negatively impact the adjacent residential
neighborhoods and he wants to make sure it's being managed
properly. Sorenson explained that a conditional use permit would
not apply here because the construction site is essentially
grandfathered in since it was already there. He also noted that as
far as the building heights are concerned the staff would
recommend amending the specific condition in the staff report
rather than requiring a conditional use permit. Lorch then decided
to retract his previously amended motion and start over. Graham
asked if Kauffman, who seconded, if he was ok with that and he
said yes.
MOTION — AMEND
Lorch moved and Kauffman seconded a motion to amend Staff
CONDITION #1.4 WITHIN
Report #KPUD-16-01 to amend condition #1.4 within the Property
THE PROPERTY
Development Standards to provide for a building height envelope
DEVELOPMENT
created by a 1 to 1 slope starting at a height of 60 feet at the
STANDARDS - BUILDING
property line of any adjacent residentially zoned property.
HEIGHT
BOARD DISCUSSION
A brief board discussion concluded that the amendment is
appropriate to buffer adjacent residential areas.
Kalispell City Planning Board
Minutes of the meeting of January 10, 2017
Page 13
ROLL CALL - AMEND
The motion passed unanimously on a roll call vote.
CONDITION #1.4 WITHIN
THE PROPERTY
DEVELOPMENT
STANDARDS - BUILDING
HEIGHT
ROLL CALL — ORIGINAL
The motion, as amended, passed unanimously on a roll call vote.
MOTION
OLD BUSINESS
Discussion has been ongoing regarding the Courthouse Couplet.
RPA recently did a study and are recommending the 4 lane option.
Nygren noted from a city standpoint they would like additional
alternatives considered, such as downtown esthetics and pedestrian
environment, not just traffic congestion.
NEW BUSINESS
Nygren mentioned the new application for Stillwater Bend for a
growth policy amendment, annexation and PUD place holder for a
57 acre tracts of land located on the west side of US Hwy 93 at
Rose Crossing.
ADJOURNMENT
The meeting was adjourned at approximately 7:26 p.m.
NEXT MEETING
The next meeting of the Kalispell Planning Board will be held on
Tuesday, March 14, 2017 at 6:00 p.m. and located in the Kalispell
City Council Chambers, 201 1st Ave East.
Chad Graham
President
APPROVED as submitted/amended:
Kari Hernandez
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of January 10, 2017
Page14
Michelle Anderson
From:
blems@aol.com
Sent:
Friday, January 27, 2017 3:10 PM
To:
Jarod Nygren; Michelle Anderson
Cc:
bleecm@earthlink.com
Subject:
Fwd: Proposed KRH PUD
Attachments:
KRH PUD 2017 application.doc
Oops. Here's the attachment. Finally! Maggie
-----Original Message -----
From: blems <blemsP-aol.com>
To: jnygren <jnyoren()-kalispell.com>; planning <planning{�kalispell.com>
Sent: Fri, Jan 27, 2017 12:03 pm
Subject: Proposed KRH PUD
Comments on the KRH PUD are attached. Re -read the application available on-line and
note some changes from the first iteration. I still believe the information available from
KRH is not sufficient or specific enough to be considered appropriate for a complete PUD
application. It is good that the Planning Board is being made aware of KRH's master
planning efforts. The changes KRH wants can almost all be addressed by changes to H-1
zoning regs.
If nothing else, KRH's first step is undoing or modifying its two existing PUDs. The
application refers to this process.
If this PUD does proceed, it will need some sophisticated conditions to accompany it.
Monitoring and enforcement of PUD conditions is more difficult than administering zoning
regs. The later are more readily understood and available to the public than PUD
ordinances.
Thank you, Maggie Davis, homeowner 160 Charlotte Ave, Kalispell 59901
cc: Mo Stein, HKS, KRH consultant
Dear Editor 27 Jan 2017
A heart-y way to observe Valentine's Day will be at the City Planning, Board's Feb 14
meeting, which includes a work session on Kalispell Regional Healthcare's proposed
Planned Unit Development in the H-I zone.
To date only KRH's narrative version of the application has been posted on the City
Planning Department's website. The complete, formal PUD application documents and
staff report are not yet available.
The proposed PUD is unique in that KRH is applying for it retroactively. The boundaries
include almost 97 acres, including property it neither owns or controls and much of
which has already been developed.
KRH states clearly that anticipating future needs and projects within the PUD is difficult,
if not impossible, due to fast -paced changes in the healthcare industry.
With these uncertainties in mind, KRH cannot meet the prerequisites for a PUD as stated
in state law (MCA 76-3-103 definitions) and Kalispell City Zoning, Chapter 27.19
Planned Unit Development.
Planned Unit Developments on passage become City ordinances or laws. In the past
KRH and its affiliated entities have had difficulty complying with the provisions, phases,
and conditions associated with its existing PUDs in the H-1 zone. To add yet another,
more extensive PUD would further obscure future development and city infrastructure
needs in the zone from public knowledge and participation.
KRMC is a not -for -profit community hospital, but it is affiliated with for -profit entities in
a complex administrative structure. KRH shares the H-1 zone with other property owners
including Immanuel Lutheran Home, Buffalo Hills Terrace, the Salvation Army, medical
offices, and commercial uses. Given the permitted uses already approved in the H-1
zone, it would be appropriate for KRH to amend the existing H-1 zoning regulations to
accommodate its master planning.
The main features of the proposed January 2017 KRH PUD application are as follows:
1. No site plan
2. No timelines
3. No setbacks from the property lines
4. No minimum lot size
5. No maximum lot coverage
6. An out of date traffic study done in May 2016 that relates only to the Women and
Children's Pavilion currently under construction. This study omits Grandview
Drive, Commons Way, Mission Street and the Grace Church access off of
Highway 93. It only covers those streets with traffic lights on Highway 93. The
study predates the opening of the Highway 93 by-pass and the Four
Mile/Grandview connector to FVCC and the hospital via Grandview. It does not
reference the City's Transportation Plan.
7. The most concrete element on the concept drawings is the re -alignment of
Conway Drive to highlight hospital visibility. This street is the only approved
truck route to the area south of KRMC, which includes the Emergency
Department, Brendan House, Alert Helicopter, Immanuel Lutheran Home,
Buffalo Hill Terrance, day care facilities, medical offices, and the residential
neighborhood south of the H- I zone. Employee, patient, residential, and visitor
vehicles and vans use Conway and its traffic light as the safest way to access
Highway 93. Preservation of robust intersections at Conway
Drive/Claremont Street and Conway Drive/Highway 93 are essential to
public safety in south portion of the H-1 zone
8. A weak, subjective commitment to strengthening traffic connectivity and
pedestrian/bicycle access to the H-1 zone. The zone has a mix of public and
private streets, some of which do not meet City standards.
9. Specific reference is made to a future extension of Windward Way as a connector
between Sunnyview Lane and Conway Drive.
10. No CC&Rs. Any present or future property owner would be free to take
advantage of any or all of the provisions included in the PUD, whether their
purposes were related to healthcare or not. For example, a suite -style hotel with
convention and/or ballroom facilities.
11. Height limit of 100' or more with a Conditional Use Pen -nit (CUP)
12. An array of vastly larger signage, up to 128sf per sign and 16' high.
13. Proposed additional H-I permitted uses include.
a. Patient, Family, and Healthcare Support Housing [doctors, students]
b. Assembly Hall/Stadiums/Convention Hall Facilities
c. Central Construction Staging Area [a current non -conforming use]
d. Patient RV Parking [existing RV park is a current non -conforming use]
e. Retail — Gift Shops, Coffee Shop, Ancillary Retail use
14. Parking issues are discussed. At present surface parking lots do not meet City
standards for proximity to structures. Three locations for multi -story garages are
shown on the concept site plan. The retention or elimination of on -street parking
is not mentioned.
Margaret S Davis, homeowner 160 Charlotte, Kalispell 59901
Karl Hernandez
From:
Michelle Anderson
Sent:
Tuesday, February 14, 2017 7:42 AM
To:
Jarod Nygren; Tom Jentz; PJ Sorensen
Cc:
Karl Hernandez
Subject:
FW: # KPUD-16-01, Kalispell Regional Healthcare PUD February 14th meeting
From: Steve martinez [maiIto: martinezlacOgmail.com]
Sent: Monday, February 13, 2017 6:17 PM
To: Michelle Anderson
Subject: # KPUD-16-01, Kalispell Regional Healthcare PUD February 14th meeting
Members of the planning board,
I am submitting cornments as I can not attend the meeting. My primary concern in this planning revision is
setbacks along residential property. Homes most directly affected do not have a road between their property
and KRH property. This is primarily Glacier View Dr.
A 15 foot set back may be adequate for a single story building, but a 100 foot building? A two or three story
parking garage or a taller building would significantly destroy the values of these properties and decrease the
quality of life of the residents. "Set backs along residential property should increase as structure height
increases."
We are now dealing with this with the constructions of the new addition. It is more then 15 feet set back from
residential property but it is going to have a significant negative impact by blocking sunlight and view and by
creating noise and 24 hour light.
In the Narrative it was stated that impact to residential neighbors already exists, so the assumption is that new
development would have no further impact. This is NOT true. A 100 foot building with a 15 foot set back
would be a significant impact that does not exist. Also in the narrative it states that there is mature landscaping
between the residents of Grand View Dr. and the KRH parking lots. This is NOT true. Current landscaping is
immature and inadequate to act as a buffer from noise and light from the parking lots that come right up to the
back of these properties.
As a resident of Sunnyview lane I do not feel the hospital has been a good neighbor. I realize that they will
grow. I hope you will make sure they do so without completely destroying our neighborhood.
Sincerely, Steve Martinez
Dr. Patrick Burns
Burlin Properties, LLC
1297 Burns Way, Suite 2
Kalispell, Montana 59901
February 8, 2017
City of Kalispell Planning Department
201 Vt Avenue East
Kalispell, Montana 59901
Dear Planning Staff,
I understand that property I own is Included In Kalispell Regional Healthcare's PUD Application currently
being reviewed by the City of Kalispell. The property is Suites 2 and 4,1297 Burns Way, This letter is in
support of our property being Included In the PUD boundary,
Sincerely, _
+= Dr. Patrick B rns
Cc: Administration, Kalispell Regional Healthcare
Kalispell Medical Offices
1280 Burns Way
Kalispell, MT 59901
Feb. 13, 2017
Planning Division
City of Kalispell
Re: File #KPUD-16-01
To whom it may concern:
I trained at a very large medical complex in Denver. In the beginning of its development, this
campus had many trees and grassy areas. By the time I finished my residency, there were almost
no grass or trees. The lack of planning for this sprawling campus resulted in a sterile appearance
and an absence in the fabric necessary to promote social, mental, and emotional wellbeing of
patients and their families.
As our medical campus grows, it is important that we have a unifying plan and that everyone fal i
under the same rules. This will decrease misunderstandings and arguments, which detract from
our goal of providing the best medical care for our patients. Without this over -reaching
umbrella, limited resources could be wasted in resolving disputes or correcting mistakes. To that
end,_ I support the PUD as an excellent way to address concerns ahead of tithe and to explicate
ground rules for the variety of hospital -owned and privately owned properties on campus.
Sincerely,_
Manse K..tohnsonV.D
Dr. Don Ericksen
Flathead Orthopedics
111 Sunnyview Lane
Kalispell, Montana 59901
February S, 2017
City of Kalispell Planning Department
201 V Avenue East
Kalispell, Montana 59901
Dear Planning Staff,
understand that property owned by Flathead Orthopedics is included in Kalispell Regional Healthcare's
PUD Application currently being reviewed by the City of Kalispell. The property is located at 111
Sunnyview Lane. This letter is in support of our property being included in the PUD boundary.
Sincerely,
Dr. on Eric sen /
Cc: Administration, Kalispell Regional Healthcare
Anders Engdahl, MD
Northwest Radiology, LP
320 Sunnyview Lane
Kalispell, Montana 59901
February 8, 2017
City of Kalispell Planning Department
201 1st Avenue East
Kalispell, Montana 59901
Dear Planning Staff,
I understand that property we own is included in Kalispell Regional Healthcare's PUD Application
currently being reviewed by the City of Kalispell. The property is Lot 1 of the Amended Plat of Simmons
No. 78 which is the parking lot property located at SE corner of the intersection of Highway 93 and
Meridian Road. This letter is in support of our property being included in the PUD boundary.
Sincerely,
Anders Engdahl, MD
Cc: Administration, Kalispell Regional Healthcare
Douglas E. Jack
Northern Care, Inc.
Orthotics and Prosthetics
210 Windward Way
Kalispell, Montana 59901
February 8, 2017
City of Kalispell Planning Department
201 1't Avenue East
Kalispell, Montana 59901
Dear Planning Staff,
DECEIVED
FEB 2 1201
KALISPELL PLANNING DEPARTMENT
I understand that property I own is included in Kalispell Regional Healthcare's PUD Application currently
being reviewed by the City of Kalispell. The property is 210 Windward Way. This letter is in support of
our property being included in the PUD boundary.
Sincerely,
r
NQ
Douglas J ck
Cc: Administration, Kalispell Regional Healthcare
Frederick Weber
Highland Park, Lot 13
Montana Sky Networks
1286 Burns Way
Kalispell, Montana 59901
February 8, 2017
City of Kalispell Planning Department
201 1st Avenue East
Kalispell, Montana 59901
Dear Planning Staff,
I understand that property I own is included in Kalispell Regional
Healthcare's PUD Application currently being reviewed by the City of
Kalispell. The Property is Highland Park, Lot 13, 1286 Burns Way. This
letter is in SUPPORT of our property being included in the PUD boundary.
Sincerely,
MontanaSky Networks, Inc.
by
Frederick Weber
President
Founder1984
"Before Al Gore"
Cc: Administration, Kalispell Regional Healthcare