Some of Tronstad Meadows Whitetail Crossing Public Comments combinedFrom:G5 MT
To:Kirstin Robinson
Subject:EXTERNAL Postal USPS delivery
Date:Tuesday, April 9, 2024 7:22:28 PM
The traffic on whitefish stage rd is already busy. Mail is delivered on the west side of the road only. It takes a run
across the road and back to get Mail and be clear of traffic. Recommend that Mail be delivered on both sides of
whitefish stage rd for safety of traffic including reducing the speed limits. Thank you, George Lafemina 2537
Whitefish Stage Rd
Sent from my iPad
From:Lithgow
To:Kirstin Robinson
Subject:EXTERNAL Meeting
Date:Tuesday, April 9, 2024 7:55:04 PM
Took my time to come to the annexation meeting, so disappointed that with all the technology in the room, there
was no sound system, I sat next to a young friend who hears quite well and he couldn’t make out much off the
muffled words. Most people speaking to a group, stand and speak over the obstacles in front of them, but not your
guys, sitting behind the monitor, which has a barrier in front of it and speaking looking down, definitely failing in
public speaking for your group.
I did read all the stuff that came on the screens, but not once did I see the term (impact fees), those being money for
the sewer impact, impact on roads and traffic accumulation, first responders, water service, things that will be
necessary for this overcrowded development to blend in with the rest of the valley.
I did hear information, not knowing if its true that Garner and the other local fellow are talking heads for the money
backers, I have known Frank for many years, I really hope thats not true, I also know he’s not financially set to do
this on his own.
Wanted to ask the question, being the city is annexing this project, so that sewer service can be provided, this would
take them out of the county jurisdiction, therefore the tax burden that it’s gonna creat will be covered by citizens in
the city limits, its only fair even though it is totally foolish to make the taxpayers, any taxpayer, cover the cost of the
impact fees involved in this project…..
Mike
Lithgow
Sent from my iPad
From:Elkcoffman
To:Kirstin Robinson
Subject:EXTERNAL Development meeting
Date:Tuesday, April 9, 2024 8:50:59 PM
I am Eve Coffman, and I live at 4315 Goldenrod Lane.
Thank you for having this meeting and your leadership throughout a difficult process.
My primary concern is traffic, and I support getting a traffic light sooner rather than
later if possible. I understand that criteria have to be met.
I was unaware if the water issues, and if eve 1/2 of what was said is accurate, I feel
there is cause for concern and I believe that the issues should have been addressed
prior to building our houses, and, since it wasn't, should at the very least, be
addressed prior to more people moving in to this area.
Thank you for your consideration in these issues.
Eve
From:Ian Padron
To:Kirstin Robinson
Subject:EXTERNAL Opposition to Whitetail Crossing/Tronstad Meadows
Date:Tuesday, April 16, 2024 4:53:08 PM
Hello Kalispell city zoning/planning team, wanted to provide some more
written opposition to the proposed Whitetail Crossing project, along with some
rationale behind my/our views.
I currently live in and am HOA president of the Whitefish River Trails
community off of Whitefish stage on Mannington St., and through discussions
with many of the neighborhood owners, we are more than concerned with the
project for a variety of reasons. I’m also a real estate agent in the valley, so I
understand the nuances of the housing inventory/affordability issues here very
well.
1. The property type is entirely inconsistent with the county zoning
designation, along with the overall rural aesthetic of the surrounding area.
We all purchased our homes specifically due to the large lots, open space,
and big sky views. If we wanted to live in a tightly packed PUD, those
options exist West of town, with plenty of space to absorb a 6-10,000 sq.
foot lot, track home product type. It’d be one thing if the property was
bumping up to Kalispell proper, but as the growth policy map indicates,
the property isn’t even inside of the annexation area. Why not
demonstrate some consistency and work with standard county SAG5 and
SAG10 zoning designations? Even a variance like in our neighborhood with
several large parcels off-setting some smaller 1-2 acre pieces makes so
much more sense from a continuity standpoint.
2. The schools that our kids attend are already bursting at the seams, and
adding an additional 380 family oriented homes to that is just asking for
trouble. No doubt, with city annexation on the table, our tax bill for a new
school would be soon to follow. Again, folks who have purchased homes
in RURAL FH county, did so to avoid the pitfalls of living within the
confines of Kalispell proper. If we wanted to live in or near a community
like those on Spring Creek, Three Mile, Four Mile etc. we would have
bought homes over there, or within city limits. Change is inevitable, 100%
of the time, but this is such a massive step with multiple HUGE tracts of
raw land between the current city limit border and Tronstad.
3. Infrastructure/traffic/water issues are a massive unknown. Bringing
polluted city water out here is a major concern. We enjoy having our own
high flow rate wells, and septic systems. That’s part of rural living.
Gradually punching Kalispell North to Whitefish makes very little sense,
and the WF stage thorofare will undoubtedly need to be made wider,
something that would dramatically alter the aesthetic and country feel of
the area.
NIMBY-ism is one of those things that people get thrown under the bus for, and
sometimes deservedly so; but when a proposal is such an enormous exception
to the neighborhood standard (a standard which is the main driver for people
CHOOSING to live somewhere in particular) I’m not sure NIMBY-ism is wrong.
I’m also not advocating for the parcel to be a gigantic weed infested dust bowl
forever, but an estate style development like Glacier Ranch, Sweetgrass,
Whitefish River Trails, Harvest View etc. makes WAY more sense for this
setting.
Appreciate your time and pray that you consider our input. It’s a bummer to
see how hostile some folks have gotten while fighting this development, and
we’re of the belief that logic and rationale thinking is the best way of sharing
our thoughts.
-Ian
From:April Derbyshire
To:Kirstin Robinson; Jarod Nygren
Subject:EXTERNAL FW: PROPOSED SUBDIVISIOON ON TRONSTAD ROAD
Date:Thursday, April 18, 2024 7:36:47 AM
April Derbyshire
Planning Office Administrator
Flathead County Planning & Zoning
40 11th Street West, Ste 220
Kalispell, MT 59901
(406) 751-8200
From: Larry Magone <magones@centurytel.net>
Sent: Wednesday, April 17, 2024 7:40 PM
To: Planning.Zoning <Planning.Zoning@flathead.mt.gov>
Subject: PROPOSED SUBDIVISIOON ON TRONSTAD ROAD
We love our rural life and need to preserve it as best we
can, for as long as we can. Please keep the current
county zoning of 2.5 acre lots!!!
Thanks for your consideration.
Sincerely,
Laurence and Barbara Magone
200 Bowdish Road
Kalispell, mt 59901
From:Keith Haskins
To:PJ Sorensen
Cc:Jarod Nygren; Kirstin Robinson
Subject:FW: EXTERNAL Tronstad Meadows / Whitetail Crossing
Date:Thursday, April 18, 2024 12:46:04 PM
Attachments:Talking Points for Denying Tronstad Meadows.docx
Please see the email below and attached document as public comments received.
Thanks,
From: Colby Shaw <colbyshaw@hotmail.com>
Sent: Wednesday, April 17, 2024 10:44 AM
To: Keith Haskins <khaskins@kalispell.com>
Subject: EXTERNAL Tronstad Meadows / Whitetail Crossing
[NOTICE: This message includes an attachment -- DO NOT CLICK on links or
open attachments unless you know the content is safe.]
Hello Keith,
I have put together some concerns about Water, Traffic light and inappropriate zoning designation
in a Word format attached. I was hoping you could review and give me some insight of these
concerns.
I feel based on what information that is out there and what I am being told by DNRC and MDT this
subdivision should not be approved as submitted.
FYI, even Howard Mann feels a traffic light should be installed before any more development on
Tronstad Road. We spoke the day after Planning Board Meeting April 9.
Thank you for your time as always
Colby Shaw
colbyshaw@hotmail.com
406-261-1092
WATER: GWIC WELL- 152969 Problems
• Well was drilled as an irrigation well, not a public water supply well.
• Well does not have the proper surface seal grouting required for a public water
supply well.
• Well was never flow tested as a public supply well and may influence water level in
neighboring wells.
• Well has traditionally been used 3-4 weeks a year, not 24/7/365 as a public supply
well.
• Well does not meet DNRC public water supply well standards.
• Water from well has never been tested for water quality or contamination.
• Existing Water Right: 76LJ30011383 has a period of use April 15 to October 31. This
excludes year-round use of the well.
INFO provided by Jim Chambers (Chambers Drilling) He installed the well and
many wells in this neighborhood.
A memorandum was written by Keith Haskins (Deputy Director Public Works) to PJ
Sorensen (Senior Planner) April 2, 2024. Was available on 4/9/2024 to the public under the
documents provided for the Planning Board meeting April 9, 2024.
• The Water Facility plan update completed in 2018 did not include the proposed
development area (Tronstad Meadows / Whitetail Crossing) in the service area used
for the basis of planning for the report. City intends on using this well to augment
City existing wells to service the growth area including Stillwater Village, Silverbrook,
Eagle Valley Ranch, Kalispell North Town Center and Dusty Acres.
• Sanitary Sewer: The Wastewater Facility Plan Update completed in 2019 did not
include the proposed development (Tronstad Meadows / Whitetail Crossing) in the
service area used for the basis of planning the report. Development will need to
analyze the impacts to Lift Station 39 in Silverbook if their effluent will be routed
through that lift station. Upsizing and other improvements to Lift Station 39 may be
necessary.
Jim Chamber is looking more into the sewer concerns so if anyone knows more
about this and can find out, it would be great.
The water well 76LJ30011383 has water rights to CAE Properties, Tronstad Meadows LLC,
Brian Kelly and Robert Koenig.
• Under the City Subdivision Design Standard Regulations Water Rights are to be
transferred to the City. 28.3.08
• DNRC has confirmed Brian Kelly and Robert Koenig in fact have these water rights
and would have to sign off on them before any changes to that well can happen.
• Water Right number: 76LJ40587-00 is water right to Stillwater River surface water for
irrigation purposes and the total volume of this water right shall not exceed the
amount put to Historical and beneficial use. There are approximately 8 neighbors
that have the rights to this water right. The concern is this water right may be
helping feed the well the developers want to give to the city.
• All neighboring properties that have a well may be affected using the well on the
proposed subdivision. Aquaphor may be no longer adequate to feed our
neighboring private wells.
TRAFFIC LIGHT
• Chad Graham (City planning board and City Council President) – strongly feels
Traffic light should be installed sooner then later for proposed subdivision.
• I spoke with Rebecca Anderson with MDT today 4/16/2024. She stated that traffic
lights are warranted bases on 8 criteria that is volume based. She stated its on the
website and I have yet to find them. I explained to her that there is a 3 acre parcel on
the Northwest corner of the intersection of Tronstad Road and Highway 93 and its
privately owned by the Meyer’s Family Revocable Trust. Rick Meyer was a vet/owner
of Country Animal Clinic but since retired and living in Maryland. I reached out to
the Animal Clinic to see if they could get the message to them to call me. I would
like to know their intentions with land. The only way a traffic light can go in the
intersection is it would have to line up with Silverbook and the City would need to
purchase land from the Myers. Rebecca stated if that was not possible, they would
have to mitigate something different at the Hwy intersection and around a bout was
discussed which would not allow the density the developers are looking for. Also,
Rebecca was concerned that there was no mention about the intersection of
Tronstad and Whitefish Stage in the Traffic Impact Study as she feels this needs to
be mitigated.
ZONING
• If for some reason they annex this property into the City with the Water and Traffic
concerns R3 is not the correct zoning. R1 needs to be pushed as the intent of this
district zoning is for transition areas that fringes on the city and serve as a buffer
between urban / agricultural uses.
There are other talking points such as all subdivisions already approved with vacant lots
and houses to be built with listing days up to 140 days, Schools and etc.
From:Aimee Brunckhorst
To:Jarod Nygren; PJ Sorensen; Kirstin Robinson
Subject:FW: EXTERNAL 110 acres on Tronstad
Date:Wednesday, April 24, 2024 1:23:50 PM
-----Original Message-----
From: Keith Dirkson <bpa311@gmail.com>
Sent: Tuesday, April 23, 2024 6:21 PM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL 110 acres on Tronstad
Please do not approve the 110 acres on Tronstad for a housing development!!!!
Thank you,
Keith
From:Aimee Brunckhorst
To:Jarod Nygren; PJ Sorensen
Subject:FW: EXTERNAL Proposed Tronstad Rd. development
Date:Monday, April 22, 2024 8:24:31 AM
From: Todd Linder <toddblinder@yahoo.com>
Sent: Monday, April 22, 2024 7:17 AM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL Proposed Tronstad Rd. development
Dear Council, I am a Silverbrook Estates resident. I live across from the Tronstad Rd.
intersection with highway 93. I am opposed to the potential new subdivision on
Tronstad. The additional traffic on Tronstad, Whitefish Stage, highway 93, not to
mention the snarl it would create at the already congested Reserve and Whitefish
Stage intersection would be a disaster. More rural development would furtherdiminish what draws people here in the first place. The notion that any of those
homes would be "affordable" is laughable. The increase in property taxes would
quickly make any such home unaffordable. Any such development would immediately
necessitate a traffic light as well. I'm also unclear why with an increased population inthe valley property tax load for services and schools is not shared rather than
increased.
Respectfully, Todd Linder
From:Aimee Brunckhorst
To:Jarod Nygren; PJ Sorensen
Subject:FW: EXTERNAL Stop development@Tronstad Meadows
Date:Monday, April 22, 2024 8:12:23 AM
From: lorrisworld@aol.com <lorrisworld@aol.com>
Sent: Saturday, April 20, 2024 11:13 AM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL Stop development@Tronstad Meadows
To whom it may concern ~
We live in Ponderosa Estates. We are very much against any additional subdivisions or
commercial development in the area if Tronstad Road.
As we have already experienced so much destruction from commercial development along 93,
please understand that we must conserve some land for our future! Our realistic concerns are
traffic, noise, lights, dust, crime, wildlife, infrastructure, sewers, water, etc etc .
The housing bubble is set to burst, and we can’t get our land back once you destroy it.
Please reconsider your location. We already can’t handle what we have!
Respectfully,
Lorri and Stan Krause
Ponderosa Estates
Sent from the all new AOL app for iOS
From:Keith Haskins
To:PJ Sorensen
Cc:Jarod Nygren; Kirstin Robinson
Subject:FW: EXTERNAL Tronstad Meadows / Whitetail Crossing
Date:Thursday, April 18, 2024 12:46:04 PM
Attachments:Talking Points for Denying Tronstad Meadows.docximage001.jpg
Please see the email below and attached document as public comments received.
Thanks,
From: Colby Shaw <colbyshaw@hotmail.com>
Sent: Wednesday, April 17, 2024 10:44 AM
To: Keith Haskins <khaskins@kalispell.com>
Subject: EXTERNAL Tronstad Meadows / Whitetail Crossing
[NOTICE: This message includes an attachment -- DO NOT CLICK on links or
open attachments unless you know the content is safe.]
Hello Keith,
I have put together some concerns about Water, Traffic light and inappropriate zoning designation
in a Word format attached. I was hoping you could review and give me some insight of these
concerns.
I feel based on what information that is out there and what I am being told by DNRC and MDT this
subdivision should not be approved as submitted.
FYI, even Howard Mann feels a traffic light should be installed before any more development on
Tronstad Road. We spoke the day after Planning Board Meeting April 9.
Thank you for your time as always
Colby Shaw
colbyshaw@hotmail.com
406-261-1092
WATER: GWIC WELL- 152969 Problems
• Well was drilled as an irrigation well, not a public water supply well.
• Well does not have the proper surface seal grouting required for a public water
supply well.
• Well was never flow tested as a public supply well and may influence water level in
neighboring wells.
• Well has traditionally been used 3-4 weeks a year, not 24/7/365 as a public supply
well.
• Well does not meet DNRC public water supply well standards.
• Water from well has never been tested for water quality or contamination.
• Existing Water Right: 76LJ30011383 has a period of use April 15 to October 31. This
excludes year-round use of the well.
INFO provided by Jim Chambers (Chambers Drilling) He installed the well and
many wells in this neighborhood.
A memorandum was written by Keith Haskins (Deputy Director Public Works) to PJ
Sorensen (Senior Planner) April 2, 2024. Was available on 4/9/2024 to the public under the
documents provided for the Planning Board meeting April 9, 2024.
• The Water Facility plan update completed in 2018 did not include the proposed
development area (Tronstad Meadows / Whitetail Crossing) in the service area used
for the basis of planning for the report. City intends on using this well to augment
City existing wells to service the growth area including Stillwater Village, Silverbrook,
Eagle Valley Ranch, Kalispell North Town Center and Dusty Acres.
• Sanitary Sewer: The Wastewater Facility Plan Update completed in 2019 did not
include the proposed development (Tronstad Meadows / Whitetail Crossing) in the
service area used for the basis of planning the report. Development will need to
analyze the impacts to Lift Station 39 in Silverbook if their effluent will be routed
through that lift station. Upsizing and other improvements to Lift Station 39 may be
necessary.
Jim Chamber is looking more into the sewer concerns so if anyone knows more
about this and can find out, it would be great.
The water well 76LJ30011383 has water rights to CAE Properties, Tronstad Meadows LLC,
Brian Kelly and Robert Koenig.
• Under the City Subdivision Design Standard Regulations Water Rights are to be
transferred to the City. 28.3.08
• DNRC has confirmed Brian Kelly and Robert Koenig in fact have these water rights
and would have to sign off on them before any changes to that well can happen.
• Water Right number: 76LJ40587-00 is water right to Stillwater River surface water for
irrigation purposes and the total volume of this water right shall not exceed the
amount put to Historical and beneficial use. There are approximately 8 neighbors
that have the rights to this water right. The concern is this water right may be
helping feed the well the developers want to give to the city.
• All neighboring properties that have a well may be affected using the well on the
proposed subdivision. Aquaphor may be no longer adequate to feed our
neighboring private wells.
TRAFFIC LIGHT
• Chad Graham (City planning board and City Council President) – strongly feels
Traffic light should be installed sooner then later for proposed subdivision.
• I spoke with Rebecca Anderson with MDT today 4/16/2024. She stated that traffic
lights are warranted bases on 8 criteria that is volume based. She stated its on the
website and I have yet to find them. I explained to her that there is a 3 acre parcel on
the Northwest corner of the intersection of Tronstad Road and Highway 93 and its
privately owned by the Meyer’s Family Revocable Trust. Rick Meyer was a vet/owner
of Country Animal Clinic but since retired and living in Maryland. I reached out to
the Animal Clinic to see if they could get the message to them to call me. I would
like to know their intentions with land. The only way a traffic light can go in the
intersection is it would have to line up with Silverbook and the City would need to
purchase land from the Myers. Rebecca stated if that was not possible, they would
have to mitigate something different at the Hwy intersection and around a bout was
discussed which would not allow the density the developers are looking for. Also,
Rebecca was concerned that there was no mention about the intersection of
Tronstad and Whitefish Stage in the Traffic Impact Study as she feels this needs to
be mitigated.
ZONING
• If for some reason they annex this property into the City with the Water and Traffic
concerns R3 is not the correct zoning. R1 needs to be pushed as the intent of this
district zoning is for transition areas that fringes on the city and serve as a buffer
between urban / agricultural uses.
There are other talking points such as all subdivisions already approved with vacant lots
and houses to be built with listing days up to 140 days, Schools and etc.
From:Aimee Brunckhorst
To:Kirstin Robinson; Jarod Nygren; PJ Sorensen
Subject:FW: EXTERNAL Tronstad Meadows and Whitetail Crossing
Date:Wednesday, April 24, 2024 1:21:24 PM
Attachments:City Council Brenda.pdf
From: brenda oberlitner <oberlitnerbrenda@yahoo.com>
Sent: Wednesday, April 24, 2024 11:04 AM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL Tronstad Meadows and Whitetail Crossing
[NOTICE: This message includes an attachment -- DO NOT CLICK on links or open attachments
unless you know the content is safe.]
Sent from my iPhone
April 24, 2024
Dear Kalispell City Council Members,
My name is Brenda Oberlitner. I reside at 36 Wintercrest Rdg, Kalispell MT, located North of the
proposed Tronstad Meadows and Whitetail Crossing development. I write in opposition to Frank Garner
and MT Seven Properties application as written in its entirety for a 380-unit housing development.
The applicants identify surrounding infrastructure problems but fail to specify solutions to address their
stated issues prior to development.
The intersection at Tronstad and Hwy 93 is currently a “pork chop” design having no signals or right-turn
lane for traffic North bound off of ’93. This condition forces following traffic to perilously merge into high
speed left lane traffic. Page 8 of the application states there is a proposed installation of a traffic light at
the intersection. Page 29 of the application indicates Montana Dept of Transportation has final
determination when a traffic signal would be installed. Page 10 of the application states the developer
would work with other developers in the area to help with the costs of a traffic light installation in the
future. The application fails to address a turn lane, signals or cost commitments for this intersection prior
to development.
Another issue identified on Page 10 of the supplemental growth policy application states a pedestrian
path will be constructed along Tronstad road limited to the development’s frontage. Any pedestrian path
should be continuous and connective to existing pedestrian paths along the Quail Medows subdivision
and Silverbrook Estates along Hwy 93. This improvement would necessitate means for safe transit across
’93 as well. The application fails to address a safe continuous pedestrian path, time frame or cost
commitments for said improvements
Page 24 of the application discusses need to upgrade Tronstad to a major collector road limited to the
development frontage but does not address its intersection with Whitefish Stage Road. This intersection
is a traffic hazard due to its narrow profile, lack of signals, turn lanes and an obstructed view of north
bound traffic. MDT is in the design phase of widening and improving Whitefish Stage to a major collector
which may address this intersection but currently has no priority, proposed schedule or funding plan.
This large high-density residential development will significantly increase the vehicle volume adversely
impacting safety and level of service to an already inadequate roadway infrastructure. Pedestrian travel
along Tronstad and Whitefish Stage roads are currently not even feasible.
Thankfully, the Kalispell City Council prioritizes infrastructure and provisions of public services. The
Tronstad Meadows and Whitetail Crossing development should be voted no until these necessary
improvements are in place.
I appreciate your time and consideration with the hope you will apply careful duty to benefit your
neighbors and citizens you proudly serve.
Sincerely,
Brenda Oberlitner
From:Aimee Brunckhorst
To:PJ Sorensen; Jarod Nygren
Subject:FW: EXTERNAL Tronstad Meadows and Whitetail Crossing
Date:Monday, April 29, 2024 10:00:00 AM
Attachments:Public Comment to City of Kalispell.docx
Talking Points for Denying Tronstad Meadows.docx
Pork Chop Tronstad - Hwy 93.jpg
Approach to Tronstad.jpg
From: Colby Shaw <colbyshaw@hotmail.com>
Sent: Friday, April 26, 2024 10:59 AM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL Tronstad Meadows and Whitetail Crossing
[NOTICE: This message includes an attachment -- DO NOT CLICK on links or
open attachments unless you know the content is safe.]
I will send photos of Intersection Tronstad Road and Hwy 93 Currently. Am I able to come to
Monday April 29 meeting to make public comment as I will be out of town May 6?
Colby Shaw
406-261-1092
colbyshaw@hotmail.com
April 24, 2024
Colby Shaw
89 Tronstad Drive
Kalispell, MT 59901
To Mayor Johnson and City Council members,
This letter is to address the proposed subdivision of Tronstad Meadows / Whitetail Crossing on
Tronstad Road. This is a Word document and I have included another Word document that gets into
more specifics about Water, Traffic Light and Zoning.
I sincerely hope that you all drive around Tronstad Road and get familiar with the surrounding
homes and neighborhoods including Ponderosa Estates. Have a look at the subject property and
the views it has to Glacier Park and Big Mountain, the band of Trees on the perimeter of the property
that host deer, foxes, owls, eagles and most other bird species. Please have a look at the
intersection of Hwy 93 and Tronstad Road, the porkchop ¾ turn that has very little if any shoulder
and what is there are big gravel dirt holes and no right turn deceleration lane turning off Hwy 93 onto
Tronstad Road heading East (City installed the ¾ turn and no other improvements). I will try to
attach photos under public comment. Also, notice the intersection of Tronstad Road and Whitefish
Stage and some of the view that is blocked to be able to turn onto Whitefish Stage.
Currently the 110 acres is Zoned County R2.5 which would allow approximately 45 plus homes.
The properties surrounding these 110 acres are all SAG5 and SAG10 County Zoning which includes
1, 5, 10-acre tracts along with 170 acres bordering the proposed subdivision owned by the Koenig
Family. All these properties have their own private wells and Ponderosa has a community well.
There are livestock and horses all around this area as it’s rural in nature.
The subject property is outside of the Annexation boundary and as the Staff report states on page 3
“Those Areas beyond the annexation boundary would require “ADDITIONAL SCRUTINY” and
possibly be subject to various alternative methods both in terms of the method of annexation as
well as the timing and provision of municipal services.”
I feel what needs to be scrutinized is the public safety concerns which includes addressing prior to
any annexation:
• Traffic Light - Realistic install timeline at Intersection of Tronstad Road and Silverbrook
Estates as they are not lined up and acquisition of properties must happen to be installed.
MDT does not have proper traffic study and will take a lot of time to address a proper traffic
study to consider all warrants needed to install. Per MDT if properties cannot be acquired
then other mitigations such as round a bout will be considered at this intersection. Also,
MDT is concerned with intersection of Tronstad Road and Whitefish Stage.
• Water – City has planned on either using existing Well on property or installing a new well
on property to augment water in Stillwater Village, Silverbrook, Eagle Valley Ranch,
Kalispell North Town Center and Dusty Acres. What will happen to the aquifer for all the
surrounding private wells? There needs to be a lot of testing and discussion with DNRC. If
new wells are not created is the water at safe levels to supply the new subdivision?
• Pedestrian and Bicycle path Plan and installation – Without pedestrian paths being
connected to the Northern Kalispell City District how can this subdivision truly be felt as its
part of City? Kids will want to ride their bikes on Tronstad Road to access Ponderosa
Estates and they may have friends living over in Silverbrook Estates (City) which has a Club
House pool, basketball and tennis courts and has access to Stillwater River. Just a mile or
so up Hwy 93 on the West side of 93 is Majestic Valley Arena and Glacier Range Riders
Baseball field. With the right pedestrian bike paths these can all be accessed easily.
However, crossing Hwy 93 without a traffic light is very dangerous and kids will do it!
• Zoning – R3 allowing 380 homes is just too much density in this Rural neighborhood. There
are downtown Kalispell City lots that are 7000 square feet and on the East side of Kalispell
you will find lots .25 to .5 acre. Silverboork Estates have lots .5 acre and larger and are
more appropriate sizes. R1 Intent – This district would normally be in transition areas that
fringe on the city and serve as a buffer between urban/agricultural uses. If Annexed, R1 is
the most appropriate, and State requires housing for all sectors and income levels. Just
because R1 hasn’t been the flavor of the city for years it is still allowed Zoning and fits
perfect for this neighborhood. It allows larger lots that give more flexibility for families with
detached garages, accessory dwelling units (more and more families living together).
Montana is about having some space and land, let folks have that!
• Tree Buffer – There are currently about 1000 or more trees that create a buffer around the
perimeter of the subject property that has acted as a wind break, dust break and good for
privacy. The Tree buffer has been home to generations of foxes, deer, owls, pheasants and
eagles. A walking path around this buffer would still allow wildlife to exist and create a
great trail for families to walk dogs or kids around and still be able to take in all the amazing
views this location has to offer. MTN MAX is a business dealing with Fieber Optics. They
currently have an 8-foot easement on the West property line of the proposed property.
However, there is no agreement on how the easement property will be maintained. FYI, the
Tree buffer has not been maintained ever and always looks great with natural grass filling in
between the trees.
• Koenig Subdivision – What will happen to Tronstad Road in front of my subdivision if the
property is annexed and the road is widened in front of Qual Meadows and Tronstad
Meadows? Will there be a bottle neck where the road is 10 foot narrower then either side of
Tronstad Road to the East and West?
City of Kalispell Growth Plan 2035 talks about issues in Chapter 2 page 14 “Needs to be joint
planning between the City and County.” Has this been done? Does the City look to County
commissioners for input?
Also, page 15 states goals – “Seek ways to provide for the greater public participation in the
Development Review Process.” I really hope you as City Council members really look at this
closely and listen to your public comments and concerns.
It is an out of State developer who has bought this property and will want to develop this property in
their best interest. The property is in Montana and needs to be developed based on what fits the
community and area, not because a developer has a lot of partners and the more lots they can sell
the more profit for each partner. The Community in this Neighborhood has lived here for 5,10,20,30
and even over 50 years. We are your eyes and ears of what would work in this neighborhood, please
consider us! We are here living NOW affected by this NOW, not what is going to be best 50-100 or
even 200 plus years from now.
A PUD would even be appropriate to ensure a development is constructed with Montana in mind. I
ask of you as a City Council Member, Montanan, and my Neighbor to please guide this development
into something that is not like what is being done already in City of Kalispell limits, but a unique
Montana rural vibe subdivision with less density. 380 lots being sold in which a person can build
basically whatever look and design and will have no consistency and not the type of subdivision
needed. A PUD will give direction and consistency! Look at Harvest View Estates (Koenig
developed and in County) and Stillwater Estates (City). These both had thought into the
subdivisions and are consistent with themes that fit Montana.
Have lots size of R1 zoning and be able to play catch with your child or
grandchild in the backyard!
Respectfully Submitted
Colby Shaw
WATER: GWIC WELL- 152969 Problems
• Well was drilled as an irrigation well, not a public water supply well.
• Well does not have the proper surface seal grouting required for a public water
supply well.
• Well was never flow tested as a public supply well and may influence water level in
neighboring wells.
• Well has traditionally been used 3-4 weeks a year, not 24/7/365 as a public supply
well.
• Well does not meet DNRC public water supply well standards.
• Water from well has never been tested for water quality or contamination.
• Existing Water Right: 76LJ30011383 has a period of use April 15 to October 31. This
excludes year-round use of the well.
• Even if a new well is drilled on property it can still affect surrounding private wells.
INFO provided by Jim Chambers (Chambers Drilling) He installed the well and
many wells in this neighborhood.
A memorandum was written by Keith Haskins (Deputy Director Public Works) to PJ
Sorensen (Senior Planner) April 2, 2024. Was available on 4/9/2024 to the public under the
documents provided for the Planning Board meeting April 9, 2024.
• The Water Facility plan update completed in 2018 did not include the proposed
development area (Tronstad Meadows / Whitetail Crossing) in the service area used
for the basis of planning for the report. City intends on using this well to augment
City existing wells to service the growth area including Stillwater Village, Silverbrook,
Eagle Valley Ranch, Kalispell North Town Center and Dusty Acres.
• Sanitary Sewer: The Wastewater Facility Plan Update completed in 2019 did not
include the proposed development (Tronstad Meadows / Whitetail Crossing) in the
service area used for the basis of planning the report. Development will need to
analyze the impacts to Lift Station 39 in Silverbook if their effluent will be routed
through that lift station. Upsizing and other improvements to Lift Station 39 may be
necessary.
Jim Chamber is looking more into the sewer concerns so if anyone knows more
about this and can find out, it would be great.
The water well 76LJ30011383 has water rights to CAE Properties, Tronstad Meadows LLC,
Brian Kelly and Robert Koenig.
• Under the City Subdivision Design Standard Regulations Water Rights are to be
transferred to the City. 28.3.08
• DNRC has confirmed Brian Kelly and Robert Koenig in fact have these water rights
and would have to sign off on them before any changes to that well can happen.
• Water Right number: 76LJ40587-00 is water right to Stillwater River surface water for
irrigation purposes and the total volume of this water right shall not exceed the
amount put to Historical and beneficial use. There are approximately 8 neighbors
that have the rights to this water right. The concern is this water right may be
helping feed the well the developers want to give to the city.
• All neighboring properties that have a well may be affected using the well on the
proposed subdivision. Aquafer may be no longer adequate to feed our neighboring
private wells.
TRAFFIC LIGHT
• Chad Graham (City planning board and City Council President) – strongly feels
Traffic light should be installed sooner then later for proposed subdivision.
• I spoke with Rebecca Anderson (406-751-2066) with MDT today 4/16/2024. She
stated that traffic lights are warranted based on 8 criteria that is volume based. She
stated its on the website and I have yet to find them. I explained to her that there is a
3 acre parcel on the Northwest corner of the intersection of Tronstad Road and
Highway 93 and it’s privately owned by the Meyer’s Family Revocable Trust. Rick
Meyer was a vet/owner of Country Animal Clinic but since retired and living in
Maryland. I reached out to the Animal Clinic to see if they could get the message to
them to call me. I would like to know their intentions with land. The only way a traffic
light can go in the intersection is it would have to line up with Silverbook and the City
would need to purchase land from the Meyers. Rebecca stated if that was not
possible, they would have to mitigate something different at the Hwy intersection
and around- a- bout was discussed which would not allow the density the
developers are looking for. Also, Rebecca was concerned that there was no
mention about the intersection of Tronstad and Whitefish Stage in the Traffic Impact
Study as she feels this needs to be mitigated.
• Spoke with Joe 4/17/2024 (406-444-7295) with MDT in Helena. Unless Silverbrook
and Tronstad are lined up there will be no Traffic Light. Also, Joe stated there will be
a ¾ movement turn places in Silverbook estates southern entrance prohibiting left
hand turns to travel North on 93.
ZONING
• If for some reason they annex this property into the City with the Water and Traffic
concerns R3 is not the correct zoning. R1 needs to be pushed as the intent of this
district zoning is for transition areas that fringes on the city and serve as a buffer
between urban / agricultural uses.
• R1- 20,000 sq ft min. size lots approx. .42 acre. Anticipate 150-170 homes so less
then half proposed on R3.
• R1 would be allowed in areas designated as suburban residential on the Kalispell
Growth Policy Future Lane Use Map. Proposed subdivision land is in fact located in
this area / district.
There are other talking points such as all subdivisions already approved with vacant lots
and houses to be built with listing days up to 140 days, Schools and etc.
From:Aimee Brunckhorst
To:Jarod Nygren; PJ Sorensen
Subject:FW: EXTERNAL Tronstad Meadows/Whitetale Crossing
Date:Friday, April 19, 2024 8:18:21 AM
Attachments:Letter to the Commissioners 2.pdf
From: Jeffrey Muller <mullerflyfisher@gmail.com>
Sent: Friday, April 19, 2024 7:46 AM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL Tronstad Meadows/Whitetale Crossing
[NOTICE: This message includes an attachment -- DO NOT CLICK on links or
open attachments unless you know the content is safe.]
Please Vote No-
Everything about this Subdivision is Wrong, Please follow Chad Grahams lead.You can make a
difference. Keep Montana Rural, Protect it's resources.
A"en%on Kalispell Mayer Mark Johnson and City Commissioners Ryan Hunter, Jessica
Dahlman, Chad Graham, Karl Gabriel, Sid Daoud, Sandy Carlson, Sam Nunnally and Jed
Fisher
This le"er is in protest of Amending the Growth Policy, annexa%on, zoning change and
preliminary plat approval for the Tronstad Meadows and Whitetail Crossing Project. Please
consider the amount of %me given for the public to respond and note the overwhelming
response. The mass majority are against these changes, and this became evident to all as the
mee%ng progressed for the next 5 hours with their tes%mony and comments. These were
passionate residents from all corners of Flathead County, not just the neighborhoods
adjacent to this Proposal. Tes%mony was heard about traffic, lack of Infrastructure, water
and sewage, developers not paying for impact fees, loss of valuable farmlands and taxes.
Some other concerns and problems facing the public fears are Fire and Emergency services,
Schools and lack of affordable housing.
I was first approached by Frank Garner about 2 weeks prior to the mee%ng when he showed
up at my home. He introduced himself, very respecUully. His comments then to me were
that he was trying to inform the neighborhood of the developer’s intent. He men%oned
working with the neighborhood and crea%ng a buffer. Frank stated that the homes would be
affordable for our police officers, teachers, etc., but the costs were not clear as they were
currently talking with local builders for the build out. When asked about townhomes or
apartments he said there wouldn’t be any, but we see them on the applica%on. He brought
up buffers to isolate the neighborhood from the development. He said the city informed the
developer that the development had to 100% complete and all Roads, Infrastructure and a
new stop light at Tronstad and 93 installed before any homes could be built.
Later we learned that most of if not all, what was told to me, and the neighbors was
unfounded not factual. We soon discovered that Frank was the developer’s salesperson to
get the public onboard and had no authority to make any decisions nor was he even aware
of the developer’s final inten%ons. The homes he said they were building, a percentage
affordable became a development consis%ng of only lots for sale with no inten%on to build
any homes. The costs of these lots along with the cost of the structure without any
landscaping is said to be in the range of 650,000.00 dollars. With the average household
Income being $63,500.00. Not many residents of Flathead County will be able to afford
them. John Sonju’s remarks in the Beacon was that these would be a"ainable homes for the
workers of the valley, a"ainable how? That will remain to be seen in the years to come.
Water is a big issue; the well water being donated to the City was first brought to our
a"en%on by Mr. Garner. This brought up a major concern with the neighborhood and its
underlying wells. Experts say the well that the developer is dona%ng to the city cannot
produce the capacity its capable of, without severely dropping the levels of water in the
surrounding neighborhoods. Furthermore, others have water rights to this well and have not
been contacted. My understanding is no tests of the water for contaminants have been
done. Does the City of Kalispell have enough good clean water to supply this Subdivision
without the usage of the well water? There must be some concern, why was a Water Tower
constructed across from Northern Pines golf course on Hwy 93? Possibly for mi%ga%ng
future an%cipated water shortages? Cleaning up the water sources already in place (PFAS)
should take priority over annexa%on and this Subdivision Proposal.
Wastewater System- Is the Treatment plant and pump system capable of handling all the
waste from this subdivision along with all the other developments that are approved?
If the annexa*on policy is to be amended there should be a new study on the service area
proposed to make sure it meets the criteria required by the Treatment Plant and service area.
The wastewater plans are developed using the following:
The City’s study service area (serving both City of Kalispell water and sewer customers and
“sewer only” customers) was evaluated for future growth trends. The Evergreen District is
considered separate from the Kalispell study service area. The study service area was
developed by reviewing current planning documentation, considering previously completed
facility plans, evaluating geographical boundaries, and discussions with City staff.
Ultimately, this resulted in using boundaries already established from the recent
planning efforts performed for the City, which include the following:
1) The 2015 Annexation Boundary was presented in the City of Kalispell Growth Policy
Plan-It 2035 document, adopted by Kalispell City Council Resolution No. 5821A, dated July
3, 2017.
2) The Kalispell Growth Policy Future Land Use Map (dated February 15, 2017) established
the “Growth Policy Planning Area” and was prepared as part of the City of Kalispell Growth
Policy Plan-It 2035. The Growth Policy Planning Area extends to a larger land area outside
the 2015 boundary and is primarily used as a means of policy coordination between the City
and Flathead County.
These boundaries establish the future growth areas and provide consistency between recent
planning efforts. The study service area boundary used for the WWFPU is the 2015
Annexation Boundary and is presented in Figure 3-1. Areas of future growth within the City
have been identified for each planning horizon. Individual maps showing anticipated growth
areas for each planning horizon can be found in Appendix B.
I sencerley hope you take all this into consideration before making these decision which
could effect the futures of all. Montana is a rare and beautiful place. The last frontier in the
lower 48. Please keep it that way as long as it’s possible.
Respectfully
Jeffrey Muller
From:Aimee Brunckhorst
To:Jarod Nygren; PJ Sorensen
Subject:FW: EXTERNAL Tronstad/Whitetail project
Date:Monday, April 22, 2024 8:17:03 AM
-----Original Message-----
From: Jill Lamb <jilllamb5@icloud.com>
Sent: Sunday, April 21, 2024 11:05 AM
To: Kalispell City Council <citycouncil@kalispell.com>
Subject: EXTERNAL Tronstad/Whitetail project
My name is Jill Lamb, address 62 Tronstad Lane.
I would like to express my opinion on the project being proposed for Tronstad Rd.
I am against it 100%, for all the reasons already brought forth by many people. I think a step backward and slowing
down is in order. Please do not consider re-zoning this land to accommodate such a massive development.
Thank you,
Jill Lamb
Sent from my iPad
From:Aimee Brunckhorst
To:Jarod Nygren; PJ Sorensen; Kirstin Robinson
Subject:FW: Tronstad Road subdivision proposal
Date:Thursday, April 25, 2024 8:55:08 AM
-----Original Message-----
From: Christine Plunkett <daychristine999@gmail.com>
Sent: Wednesday, April 24, 2024 1:42 PM
To: Kalispell Meetings Public Comment <publiccomment@kalispell.com>
Subject: EXTERNAL Tronstad Road subdivision proposal
To whom it may concern,
I would like to voice my concern over the annexation and development of the 110 acres off Tronstad Road into the
Kalispell city’s growth policy. I am greatly opposed to these measures and vehemently disagree that this addition
would benefit any of the current local residents and only serve to further line the pockets of the investors involved in
this scheme. Our current school system is already over maximum capacity along with underfunding and has little
hope of passing bonds and levies to make up for missing funds, the taxpayer is already overtaxed. We would be
adding hundreds more students to that system without the additional schools and teachers/funds in place beforehand.
Additionally, our infrastructure cannot support this kind of massive growth in the time span laid forth, the municipal
water system is already full of forever chemicals and can’t even shut down a “toxic” or else the water supply would
be impacted negatively. An additional stop-light would be necessary at the junction of Tronstad and Hwy 93 in
order to control flow of traffic and avoid additional collisions with a R-turn only boundary already in place (which
cause most to either perform illegal lefts or dangerous U-turns on high speed roadways). Lastly, this proposal will
do nothing to increase affordable housing since the tiny lots (under 4,000 sq ft) are selling for approximately
130,000 dollars before houses are even planned. Now the majority of people who will be able to afford these lots
and the cost of construction will be wealthier investors and those from out of state looking for a second home that
they can make an income off when not in use.
Please consider and listen to the voice of the people…
-Christine Plunkett
211 Garland St.
Kalispell, MT
(3rd generation Montanan,
18 year Flathead Valley resident
Parent of children in the SD5 school district)