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KALISPELL REGIONAL HEALTHCARE PLANNED UNIT DEVELOPMENT REQUEST

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.

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: Kalispell Regional Healthcare 310 Sunnyview Lane Kalispell, MT 59901

Technical Assistance: 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.

D. Existing Zoning (within PUD boundary):

North: Buffalo Commons PUD/H-1 Zone East: Northwest Healthcare PUD South: Northwest Healthcare PUD/H-1 Zone West: H-1 Zone

E. 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

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.

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 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, 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 weighed equally and consideration not be given to one to the exclusion of the other.

The immediate neighborhood is primarily made up of medical and other professional offices with the hospital being the largest building in the area. The last several decades have seen an increase in upgraded and new medical buildings in the area, 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 dangers?

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. 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?

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 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 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 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 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

- 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)

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* - 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 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 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. 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:

1. 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.

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 1st 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.

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 wayfinding 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. 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, B-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.”

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 multi-family, offices and other compatible uses as a transition tool with sensitivity to compatible design. c. Avoid encroachment into established, intact residential areas.

d. Allow a compatible mix of higher-intensity uses including office as well as some commercial and light industrial; medium and high-density residential and public facilities.

As stated in Section I of this report the proposed PUD overlay zoning would permit 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 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 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 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 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 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. RECOMMENDATION

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

- 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

- 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 – 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 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 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.