E4. Ord. 1939, Corwin Motors Expansion Zoning
Development Services Department
201 1st Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
REPORT TO: Doug Russell, City Manager
FROM: Donnie McBath, Planner II of Development Services
SUBJECT: Ordinance 1939 – Corwin Motors Annexation and Initial Zoning of B-2
(General Business) Second Reading
MEETING DATE: July 21, 2025
BACKGROUND: Corwin Brothers Properties, LLC has submitted a request for annexation and
initial zoning for two parcels located at 2585 and 2577 US Highway 93 North, totaling approximately
7.183 acres (Tract 1: 3.004 acres, Tract 2: 4.179 acres). The property is located north of the existing
Corwin Motors dealership and south of the Stillwater River Bridge. The requested zoning is B-2
(General Business).
The Kalispell City Council, at its meeting on July 7, 2025, unanimously approved the annexation and
initial zoning request along with the first reading of Ordinance 1939.
RECOMMENDATIONS:
INITIAL ZONING: It is recommended that the Kalispell City Council approve the second reading of
Ordinance 1939, an Ordinance to amend section 27.02.010, official zoning map, City of Kalispell
zoning ordinance 1677, by zoning certain real property which can be described as shown on Exhibit
A, attached hereto and incorporated by reference, as City B-2 (General Business) in accordance with
the Kalispell Growth Policy Plan – It 2035, and to provide an effective date.
FISCAL EFFECTS: There are no anticipated fiscal impacts at this time.
ALTERNATIVES: Deny the request.
ATTACHMENTS: Ordinance 1939
June 10, 2025, Kalispell Planning Commission Minutes
Staff Report KA-25-04 – Corwin Motors Annexation and Initial Zoning
Application Materials & Maps
c: Aimee Brunckhorst, Kalispell City Clerk
ORDINANCE NO. 1939
AN ORDINANCE TO AMEND SECTION 27.02.010, OFFICIAL ZONING MAP, CITY OF
KALISPELL ZONING ORDINANCE (ORDINANCE NO. 1677), BY ZONING CERTAIN
REAL PROPERTY, DESCRIBED AS TRACT 1 AND TRACT 2 OF CERTIFICATE OF
SURVEY NO. 20513, THAT PORTION OF GOVERNMENT LOTS 3 AND 4, SECTION 30,
TOWNSHIP 29 NORTH, RANGE 21 WEST, P.M.M., FLATHEAD COUNTY, MONTANA
(PREVIOUSLY ZONED COUNTY B-2 (GENERAL BUSINESS)) TO CITY B-2 (GENERAL
BUSINESS), IN ACCORDANCE WITH THE KALISPELL GROWTH POLICY PLAN – IT
2035, AND TO PROVIDE AN EFFECTIVE DATE.
WHEREAS, Corwin Brothers Properties, LLC, the applicant for the property described above,
petitioned that the zoning classification attached to the above-described tract of land
be zoned B-2 on approximately 7.183 acres of land; and
WHEREAS, the property is located at 2585 and 2577 Highway 93 North; and
WHEREAS, the petition was the subject of a report compiled by the Kalispell Planning
Department, Staff Report #KA-25-04, dated June 10, 2025, in which the Kalispell
Planning Department evaluated the petition and recommended that the property as
described above be zoned B-2, General Business, as requested by the petition; and
WHEREAS, after considering all the evidence submitted on the proposal to zone the property as
described B-2, General Business, the City Council finds such initial zoning to be
consistent with the Kalispell Growth Policy Plan-It 2035 and adopts, based upon the
criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County
Commissioners, Etc. 590 P2d 602, the findings of fact of KPD as set forth in Staff
Report No. KA-25-04.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION 1. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance (Ordinance No. 1677) is hereby amended by designating the
property described above as B-2, General Business, on approximately 7.183
acres of land.
SECTION 2. The balance of Section 27.02.010, Official Zoning Map, City of Kalispell
Zoning Ordinance not amended hereby shall remain in full force and effect.
SECTION 3. This Ordinance shall be effective thirty (30) days from and after the date of
its final passage and approval by the Mayor.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL THIS 21ST DAY OF JULY, 2025.
______________________________________
Mark Johnson
Mayor
ATTEST:
_____________________________________
Aimee Brunckhorst, CMC
City Clerk
Kalispell City Planning Commission
Minutes of the meeting of June 10, 2025
Page | 1
KALISPELL CITY PLANNING COMMISSION
MINUTES OF REGULAR MEETING
June 10, 2025
CALL TO ORDER AND ROLL
CALL
The regular meeting of the Kalispell City Planning Board and
Zoning Commission was called to order at 6:00 p.m. Commission
members present were Chad Graham, Doug Kauffman, Shelby
Leckron, Joshua Borgardt, Pip Burke, Cate Walker and Rory
Young. Jarod Nygren, PJ Sorensen, Kari Barnhart, Kirstin
Robinson, and Donnie McBath represented the Kalispell Planning
Department. Keith Haskins represented the Kalispell Public
Works Department.
APPROVAL OF MINUTES Kauffman moved and Leckron seconded a motion to approve the
minutes of the May 13, 2025 meeting of the Kalispell City
Planning Board and Zoning Commission.
VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation.
HEAR THE PUBLIC None.
BOARD MEMBER SEATED
Young recused himself from KA-25-01, KGPA-25-01, KPUD-
25-01, and KPP-25-01; he is a representative for the applicant.
KA-25-01, KGPA-25-01, KPUD-25-
01, & KPP-25-01 – THE RESERVE
AT JOHNSON RANCH
Spartan Holdings, LLC, and Whispering Trails, LLC, have
submitted applications for The Reserve at Johnson Ranch,
including requests for (a) annexation; (b) a growth policy
amendment to create a neighborhood business and high density
residential node at the northwest corner of the intersection of Old
Reserve Drive and Stillwater Road along with amending an
additional portion along the north side of Stillwater Road from
Suburban Residential to Urban Residential; (c) initial zoning of
R-3 (Residential), RA-1 (Residential Apartment), and B-1
(Neighborhood Business) with a Planned Unit Development
overlay; and (d) preliminary plat approval for 186 single-family
residential lots, two multi-family lots (one containing 237 units
and one with an unspecified number of units), and one
commercial lot on approximately 91.8 acres, including lots, roads,
and common areas. The property is located at the northwest
corner of Old Reserve Drive and Stillwater Road, and includes
property located at 1053 Stillwater Road.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department
reviewed Staff Reports #KA-25-01, KGPA-25-01, KPUD-25-01,
& KPP-25-01.
Staff recommends that the Kalispell City Planning Commission
adopt Staff Report #KA-25-01 as findings of fact and recommend
to the Kalispell City Council that the property be annexed and the
zoning for the property be city R-3 (Residential), RA-1
(Residential Apartment), and B-1 (Neighborhood Business) with
a PUD overlay.
Kalispell City Planning Commission
Minutes of the meeting of June 10, 2025
Page | 2
Staff recommends that the Kalispell City Planning Board and
Zoning Commission adopt staff report #KGPA-25-01 and
recommend to the Kalispell City Council and that the Kalispell
Growth Policy Plan-It 2035 Future Land Use Map be amended
to add a neighborhood business designation, shift the existing
high-density designation, and extend the existing urban
residential designation at the proposed location.
Staff recommends that the Kalispell City Planning Commission
adopt Staff Report #KPUD-25-01 as findings of fact and
recommend to the Kalispell City Council that The Reserve at
Johnson Ranch PUD be approved subject to the amended
conditions listed on the staff report.
Staff recommends that the Kalispell City Planning Commission
adopt staff report #KPP-25-01 as findings of fact and recommend
to the Kalispell City Council that the preliminary plat for The
Reserve at Johnson Ranch be approved subject to the amended
conditions listed on the staff report.
BOARD DISCUSSION
Sorensen advised Leckron that the cul de sac and park would be
graded and that there would be a depression area for stormwater
retention. Sorensen clarified to Walker that the separate multi-
family areas will be developed by 2 different developers which is
why the densities are different. Graham confirmed with staff that
the deviation for the retail space is in the spirit of the zoning.
PUBLIC COMMENT
Keith Regier – 1078 Stillwater Rd – Has concerns about safety
and large trucks turning onto Stillwater Rd.
MOTION – KGPA-25-01
Kauffman moved and Borgardt seconded that the Kalispell City
Planning Commission adopt Staff Report #KGPA-25-01 and
recommend to the Kalispell City Council and that the Kalispell
Growth Policy Plan-It 2035 Future Land Use Map be amended
to add a neighborhood business designation, shift the existing
high-density designation, and extend the existing urban
residential designation at the proposed location.
BOARD DISCUSSION
Leckron confirmed with staff that the corner on Stillwater Rd is
in the Traffic Impact Study.
ROLL CALL
Motion passed unanimously on a roll call vote.
MOTION KA-25-01
Burke moved and Leckron seconded that the Kalispell City
Planning Commission adopt Staff Report #KA-25-01 as findings
of fact and recommend to the Kalispell City Council that the
property be annexed and the zoning for the property be city R-3
(Residential), RA-1 (Residential Apartment), and B-1
(Neighborhood Business) with a PUD overlay.
BOARD DISCUSSION
Kauffman stated that the annexation is logical.
Kalispell City Planning Commission
Minutes of the meeting of June 10, 2025
Page | 3
ROLL CALL
Motion passed unanimously on a roll call vote.
MOTION KPUD-25-01
Kauffman moved and Burke seconded that the Kalispell City
Planning Commission adopt Staff Report #KPUD-25-01 as
amended and published as findings of fact and recommend to the
Kalispell City Council that The Reserve at Johnson Ranch PUD
be approved subject to the conditions listed on the staff report.
BOARD DISCUSSION
The commission agreed that the PUD makes sense for the project.
ROLL CALL
Motion passed unanimously on a roll call vote.
MOTION KPP-25-01
Burke moved and Kauffman seconded that the Kalispell City
Planning Commission adopt Staff Report #KPP-25-01 as
amended and published as findings of fact and recommend to the
Kalispell City Council that the preliminary plat for The Reserve
at Johnson Ranch be approved subject to the conditions listed on
the staff report.
BOARD DISCUSSION
Sorensen clarified to Graham that there is potential for a
roundabout at the Stillwater Road curve and that it could be up to
the city or county to improve in the future. Sorensen added that
the corners of the parcel will be made to city standards. Nygren
clarified to Graham that the site naturally flows to the north and
that area could be used as a park to serve future developments.
Graham stated that it is good to have more housing available.
ROLL CALL
Motion passed unanimously on a roll call vote.
BOARD MEMBER RE-SEATED
Young re-seated.
BOARD MEMBER SEATED
Walker recused herself from KA-25-03, KPUD-25-02, and KPP-
25-02; she may be representing the applicant in the future.
KA-25-03, KPUD-25-02, & KPP-25-
02 – ANDERSON RANCH
Colton Behr, has submitted applications for Anderson Ranch,
including requests for annexation, initial zoning of R-3
(Residential) with a Planned Unit Development (“PUD”) overlay
and preliminary plat approval for 166 residential lots on
approximately 42.5 acres, including lots, roads, and common
areas. The majority of the subject property was previously
annexed and this petition would annex the remaining 11.7 acres
of the tract. The PUD is an amendment of the overall Gardner-
Anderson Ranch PUD approved in 2024, which consisted of 94.4
acres with light-industrial/commercial and residential
components. This PUD amendment covers the residential
component in the eastern portion of the overall PUD. The
property is located on Demersville Road to the west of Bar H
Drive.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department
reviewed Staff Reports #KA-25-03, KPUD-25-02, & KPP-25-02.
Kalispell City Planning Commission
Minutes of the meeting of June 10, 2025
Page | 4
Staff recommends that the Kalispell City Planning Commission
adopt Staff Report #KA-25-03 as findings of fact and recommend
to the Kalispell City Council that the property be annexed and the
zoning for the property be R-3 (Residential), with a PUD overlay.
Staff recommends that the Kalispell City Planning Commission
adopt Staff Report #KPUD-25-02 as findings of fact and
recommend to the Kalispell City Council that the amendment to
the Gardner/Anderson Ranch PUD be approved subject to the
conditions listed on the staff report.
Staff recommends that the Kalispell City Planning Commission
adopt Staff Report #KPP-25-02 as findings of fact and
recommend to the Kalispell City Council that the preliminary plat
for Anderson Ranch be approved subject to the conditions listed
on the staff report.
BOARD DISCUSSION
Sorensen clarified the phasing plan to Young. Sorensen advised
Graham that there are 2 billboards that are to be removed under
the conditions of the PUD. Nygren added that billboard removal
is part of the Corridor Improvement Plan and also in the Growth
Policy.
PUBLIC COMMENT
Eric Mulcahy – representative for the applicant – He is happy to
answer any questions the commission may have and stated that he
is working with MDT on connection Bar H Rd to Hwy 93.
MOTION KA-25-03
Burke moved and Kauffman seconded that the Kalispell City
Planning Commission adopt Staff Report #KA-25-03 as findings
of fact and recommend to the Kalispell City Council that the
property be annexed and the zoning for the property be R-3
(Residential), with a PUD overlay.
BOARD DISCUSSION
None.
ROLL CALL
Motion passed unanimously on a roll call vote.
MOTION KPUD-25-02
Kauffman moved and Borgardt seconded that the Kalispell City
Planning Commission adopt Staff Report #KPUD-25-02 as
findings of fact and recommend to the Kalispell City Council that
the amendment to the Gardner/Anderson Ranch PUD be
approved subject to the conditions listed on the staff report.
BOARD DISCUSSION
None.
ROLL CALL
Motion passed unanimously on a roll call vote.
MOTION KPP-25-02
Young moved and Borgardt seconded that the Kalispell City
Planning Commission adopt Staff Report #KPP-25-02 as findings
of fact and recommend to the Kalispell City Council that the
preliminary plat for Anderson Ranch be approved subject to the
conditions listed on the staff report.
Kalispell City Planning Commission
Minutes of the meeting of June 10, 2025
Page | 5
BOARD DISCUSSION
None.
ROLL CALL
Motion passed unanimously on a roll call vote.
BOARD MEMBER RE-SEATED
Walker re-seated.
KCU-25-03 – MOUNTAIN PRIME
STEAKHOUSE
Tuyen Tran, on behalf of 214 Main Kalispell LLC, has submitted
an application for a Conditional Use Permit to allow for the
operation of an accessory casino at 214 South Main Street. The
proposal involves reusing an existing 21,600 square foot building,
formerly used as offices, within the B-4 Central Business zoning
district. No exterior expansion is proposed.
STAFF REPORT
Donnie McBath representing the Kalispell Planning Department
reviewed Staff Report #KCU-25-03.
Staff recommends that the Kalispell City Planning Commission
adopt staff report #KCU-25-03 as findings of fact and recommend
to the Kalispell City Council that the conditional use permit be
approved subject to the conditions listed on the staff report.
BOARD DISCUSSION
None.
PUBLIC COMMENT
None.
MOTION KCU-25-03
Young moved and Kauffman seconded that the Kalispell City
Planning Commission adopt Staff Report #KCU-25-03 as
findings of fact and recommend to the Kalispell City Council that
the conditional use permit be approved subject to the conditions
listed on the staff report.
BOARD DISCUSSION
Young stated that he is glad to see the vacant building but would
prefer a casino not be on Main Street. Graham concurred. Nygren
stated that it is not the primary focus of the Steakhouse and there
will be no advertising signs for the casino.
ROLL CALL
Motion passed unanimously on a roll call vote.
KA-25-04 – CORWIN MOTORS
RECON SHOP
Corwin Brothers Properties, LLC, has submitted a request for
annexation and initial zoning for two parcels located at 2585 and
2577 US Highway 93 North, totaling 7.183 acres. The property is
currently located in Flathead County and proposed for B-2
General Business zoning upon annexation. The subject site is
north of the existing Corwin Motors dealership and south of the
Stillwater River Bridge.
STAFF REPORT
Donnie McBath representing the Kalispell Planning Department
reviewed Staff Report #KA-25-04.
Staff recommends that the Kalispell City Planning Commission
adopt Staff Report #KA-25-04 as findings of fact and recommend
Kalispell City Planning Commission
Minutes of the meeting of June 10, 2025
Page | 6
to the Kalispell City Council that the property be annexed and the
zoning for the property be city is City B-2 (General Business).
BOARD DISCUSSION
Nygren clarified to Young that, due to the access, the logical
development is Corwin to develop it and that B-2 zoning meets
the Growth Policy. Nygren also confirmed to Kauffman that the
lot would be aggregated.
PUBLIC COMMENT
Ryan Mitchell – representative for the applicant – Advised they
are working with MDT for access but they will not allow it and is
happy to answer any questions.
MOTION KA-25-043
Leckron moved and Young seconded that the Kalispell City
Planning Commission adopt Staff Report #KA-25-04 as findings
of fact and recommend to the Kalispell City Council that the
property be annexed and the zoning for the property be city is City
B-2 (General Business).
BOARD DISCUSSION
None.
ROLL CALL
Motion passed unanimously on a roll call vote.
OLD BUSINESS Sorensen updated the commission on city council action on items
from the May Planning Commission meeting.
NEW BUSINESS Sorensen updated the board on the upcoming June 24, 2025
Planning Commission Work Session and July 8, 2025 Planning
Commission Meeting and Work Session.
ADJOURNMENT The meeting adjourned at approximately 7:32 PM.
WORK SESSION Transitioned into work session on the Montana Land Use
Planning Act.
__________________ ___________________
Chad Graham Kirstin Robinson
President Recording Secretary
APPROVED as submitted/amended:
1
CORWIN ANNEXATION
ANNEXATION AND INITIAL ZONING OF B-2 (GENERAL BUSINESS) UPON
ANNEXATION STAFF REPORT #KA-25-04
KALISPELL PLANNING DEPARTMENT
JUNE 10, 2025
This report to the Kalispell City Planning Commission and the Kalispell City Council is regarding
a request from Corwin Brothers Properties, LLC for annexation and initial zoning of B-2 (General
Business) for property at 2585 and 2577 US Highway 93 North, containing approximately 7.183
acres. A public hearing has been scheduled before the Planning Commission for June 10, 2025,
beginning at 6:00 PM in the Kalispell City Council Chambers. The Planning Commission will
forward a recommendation to the Kalispell City Council for final action.
BACKGROUND INFORMATION
Corwin Brothers Properties, LLC has submitted an application for annexation and initial zoning
of B-2 (General Business) for the properties located at 2585 and 2577 US Highway 93 North. The
subject site consists of two tracts (3.004 and 4.179 acres respectively) proposed for development
as part of an expansion of the existing Corwin Motors dealership. The project includes construction
of a reconditioning (recon) shop to support automotive service operations. The applicant has
indicated that Tract 1 and Tract 2 of Certificate of Survey No. 20513 will be aggregated into a
single lot following annexation. While aggregation is not a requirement for annexation approval,
it must be completed and recorded prior to issuance of a building permit.
Annexation will allow connection to municipal services and establish zoning consistent with the
surrounding urban corridor. The properties are located within Kalispell’s annexation boundary and
are contiguous to existing city limits.
As part of the application, a Notice of Withdrawal from the West Valley Rural Fire District has
been submitted pursuant to MCA § 7-33-2127. Upon annexation, fire protection services will be
provided by the Kalispell Fire Department. This report evaluates the proposal based on the
applicable zoning and annexation criteria outlined in MCA Sections 7-2-4601 through 7-2-4610.
A. Petitioners / Owners: Corwin Brothers Properties, LLC
201 40th Street S.
Fargo, ND 58103
(360) 271-4510
crembaugh@corwinauto.com
2
B. Location and Legal Description of Properties: The properties are located at 2585 and 2577
US Highway 93 North, Kalispell, Montana. The property can be legally described as Tract 1
and Tract 2 of Certificate of Survey No. 20513, that portion of Government Lots 3 and 4,
Section 30, Township 29 North, Range 21 West, M.P.M., Flathead County, Montana.
C. Existing Land Use and Zoning: The subject properties are currently vacant and zoned B-2
(General Business) under Flathead County jurisdiction. The Flathead County Zoning
Regulations identify this designation as intended for highway commercial uses. The land is
part of a larger auto-oriented commercial corridor extending north from the existing Corwin
dealership.
D. Proposed Zoning: The proposed zoning is City B-2 (General Business). According to the
Kalispell Zoning Ordinance, this district is “intended to provide for those types of sales and
service establishments which are typically located along major arterials.” Uses in this zone
include automotive services, sales, retail, and other compatible commercial uses. This
designation is appropriate for the US 93 corridor and consistent with surrounding city zoning.
3
E. Size:
Total: 7.183 acres (Tract 1: 3.004 acres +
Tract 2: 4.179 acres)
F. Adjacent Zoning:
North: SAG-10
East: SAG-10/ City B-2 PUD
West: County B-2 / City RA-1
South City B-2
G. Adjacent Land Uses:
North: River, Cemetery
East: Stillwater River corridor/
natural buffer
West: US 93 and Apartments
South: Corwin Motors dealership
H. General Land Use Character: The general land use pattern is commercial highway-oriented
development. The subject properties lie along a major arterial and commercial corridor serving
northern Kalispell. The proposed use is consistent with adjacent city-zoned parcels and
supports auto-related commercial services in an area targeted for continued urban infill.
I. Utilities and Public Services: Water and sewer service are available within adjacent rights-
of-way. Any extensions necessary to provide service to development of the property will
need to be designed and installed by the property owner subject to review and approval by
the Kalispell Public Works Department under the City of Kalispell Standards for Design and
Construction.
Sewer: City of Kalispell (available upon annexation)
Water: City of Kalispell (available upon annexation)
Refuse: City of Kalispell (available upon annexation)
Electricity: Flathead Electric Cooperative
Natural Gas: Northwestern Energy
Telephone: Lumen
Schools: School District 5 – Edgerton Elementary/Glacier High School
Fire: West Valley Rural Fire District (to be withdrawn upon annexation)
/ City of Kalispell
Police: Flathead County Sheriff/City of Kalispell upon annexation
4
5
J. ANNEXATION EVALUATION
A. Compliance with the Growth Policy: The subject property lies within the City of
Kalispell’s annexation boundary and is designated as Commercial on the Future Land
Use Map of the Kalispell Growth Policy. The policy encourages annexation of properties
adjacent to the city limits where municipal services can be efficiently extended, and
where proposed uses support the community’s long-term vision for orderly and compact
development. The proposed annexation furthers the city’s goal of strategic commercial
buildout along the Highway 93 North corridor, reinforcing its role as a key commercial
gateway into Kalispell.
B. Municipal Services: The City of Kalispell is equipped to provide all essential
municipal services to the property upon annexation. Water and sanitary sewer mains are
located within adjacent rights-of-way and can be extended to serve the site in accordance
with the City of Kalispell Standards for Design and Construction. All necessary
infrastructure extensions and utility connections will be completed at the applicant’s
expense and reviewed by Public Works during permitting.
C. Emergency Services:
A Notice of Withdrawal from the West Valley Rural Fire District has been submitted.
Upon annexation, fire protection will be provided by the Kalispell Fire Department, with
Station 62 located approximately two miles south of the site. Law enforcement services
will transition from the Flathead County Sheriff’s Office to the Kalispell Police
Department.
D. Solid Waste and Other Utilities:
Solid waste collection services will be provided by the City of Kalispell. Electricity,
natural gas, and telecommunications infrastructure are readily available from existing
utility providers. The property is located within School District #5; however, no impacts
to school or park facilities are anticipated due to the non-residential nature of the
proposed development.
E. Distance from City Limits:
The subject site is directly contiguous to city limits along its southern boundary,
representing a logical extension of Kalispell’s municipal boundary and service area.
F. Cost of Services:
The property lies within the City’s designated annexation area, identified for its
infrastructure readiness and service efficiency. The commercial use of the property is
expected to generate revenue that exceeds the cost of providing municipal services.
Impact fees will be assessed at the time of connection to city utilities.
II. INITIAL ZONING AND ZONE CHANGE EVALUATION BASED ON
STATUTORY CRITERIA
The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings
of fact for the zone change request are discussed relative to the itemized criteria described by
6
76-2-304, M.C.A. and Section 27.29.020 of the Kalispell Zoning Ordinance. The site is
currently zoned County B-2 (General Business). The applicant is requesting City B-2 (General
Business) zoning upon annexation.
The B-2 zoning designation is intended to support a variety of general commercial activities,
particularly those located along major transportation corridors, and is appropriate for the
Highway 93 corridor. The proposed city zoning matches adjacent zoning within city limits to
the south and is consistent with the intent of the Kalispell Growth Policy, Cost of Services
Analysis, and Annexation Plan.
1. Does the requested zone comply with the growth policy?
Yes. The Kalispell Growth Policy Future Land Use Map designates the subject property as
Commercial, which anticipates retail, service, and automotive-related businesses. The
proposed City B-2 zone directly corresponds with this designation. The Growth Policy
encourages commercial infill and contiguous expansion of city services in areas already
exhibiting commercial development. The subject site is surrounded by highway-oriented
businesses, and the requested zoning would support compatible development, reinforcing
the goals of compact urban growth and efficient infrastructure expansion.
2. Will the requested zone have an effect on motorized and non-motorized transportation
systems?
The site is located directly along US Highway 93 North, a principal arterial roadway that
currently accommodates high volumes of traffic and includes infrastructure appropriate for
commercial development. Access to the property will be reviewed in coordination with
MDT during development, ensuring safe ingress/egress. Non-motorized infrastructure, such
as sidewalks and shared-use paths, will be evaluated at the site plan stage. The proposed
zoning does not inherently alter transportation conditions, but future development will
comply with Kalispell Public Works and traffic safety standards.
3. Will the requested zone secure safety from fire, panic, and other dangers?
Yes. Upon annexation, the subject property will be served by the Kalispell Fire
Department, with the nearest station (Station 62) located approximately 2 miles south.
Adequate access to the site from US 93 and future internal circulation will ensure fire and
emergency services can be provided without delay. The property is flat, outside of flood-
prone areas, and will be subject to modern building and fire code compliance under the
city’s jurisdiction.
4. Will the requested zone promote the public health, safety and general welfare?
Yes. The proposed zoning supports appropriate urban development in areas planned for
growth. Public health and safety are supported through access to municipal sewer, water,
stormwater infrastructure, and emergency services. The zoning designation will regulate
land use intensity, setbacks, signage, and buffering requirements, ensuring that future
development integrates responsibly with adjacent uses.
7
5. Will the requested zone provide for adequate light and air?
Yes. The Kalispell Zoning Ordinance establishes dimensional standards—including
setbacks, height limits, and lot coverage—that are designed to preserve open space, light,
and air circulation. Any future buildings or commercial structures on the property will be
evaluated during the building permit process to ensure compliance with these standards
6. Will the requested zone facilitate the adequate provision of transportation, water, sewerage,
schools, parks, and other public requirements?
Yes. All city services are available in the adjacent right-of-way or can be reasonably
extended. The property lies within the city’s annexation boundary, indicating that it has
been evaluated for service capacity. Extensions will be developer-funded and reviewed
under the city’s construction standards. While no residential development is currently
proposed, the site lies within School District #5, and park impacts will be minimal given
the commercial land use.
7. Will the requested zone promote compatible urban growth?
Yes. The subject property lies directly adjacent to city limits and along a corridor that has
already transitioned into a commercial service hub. Zoning the property B-2 will promote
compatible land uses and support Kalispell’s planned growth along the US 93 corridor. The
proposed zoning is consistent with current city zoning directly south of the site and
complements adjacent land use
8. Does the requested zone give consideration to the character of the district and its particular
suitability for particular uses?
Yes. B-2 zoning supports a wide range of commercial uses suitable for highway-oriented
areas. The zoning reflects the surrounding development character.
9. Will the proposed zone conserve the value of buildings?
Yes. Consistent zoning supports property values by ensuring predictable development
patterns and compatibility with adjacent land uses.
10. Will the requested zone encourage the most appropriate use of the land throughout the
municipality?
Yes. The subject property is well located for commercial expansion. Annexation and city
zoning will ensure development meets community standards and supports municipal goals.
RECOMMENDATION
Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KA-25-04 as
findings of fact and recommend to the Kalispell City Council that the property be annexed and the
zoning for the property be city is City B-2 (General Business).
Stillwater River
U
S
H
i
g
h
w
a
y
9
3
N
R
e
s
e
rv
e
Pl
U
S
H
i
g
h
w
a
y
9
3
N
Stillwate
r
R
i
v
e
r
C o r w i n M o to r s
o f K a l i s p e l l
B-2/PUD General
Business
With Pud
B-2 General
Business
RA-1
Residential
Apartment
Subject Parcels
Data Sources:
Montana Cadastral,
Flathead County GIS
City of Kalispell GIS,
Austin Bachurski -
0 190 380 57095
Feet¯
Subject Parcels
B-2 General Business
B-2 General Business w/PUD
RA-1 Residential Apartment
Basemap:
Esri Community Maps, ArcGIS.com
Kalispell Zoning
Corwin Motors
May 14, 2025
Stillwater River
U
S
H
i
g
h
w
a
y
9
3
N
R e s e r v e P l
R
e
s
e
rve
PlG
a
r
d
e
n
D
r U
S
H
i
g
h
w
a
y
9
3
N
Stillwater
R
i
v
e
r
C o r w i n M o t o r s
o f K a l i s p e l l
Cemetery
High Density
Residential
Commercial
Suburban
Residential
Greenspace-utility
Line
Urban
Mixed
Use
Urban
Mixed Use
Subject Parcels
0 210 420 630105
Feet
Kalispell Growth Policy
Corwin Motors
Data Sources:
Montana Cadastral,
Flathead County GIS
City of Kalispell GIS,
Austin Bachurski -¯
Subject Parcels
Commercial
Urban Mixed Use
High Density Residential
Suburban Residential
Public/Quasi Public, Openspace
Basemap:
Esri Community Maps, ArcGIS.comMay 14, 2025
93
A
r
b
o
u
r
D
r
E
L i n c o l n S t
U
S
H
i
g
h
w
a
y
9
3
N
S
till
w
a
t
e
r
R
i
v
e
r
W R e s e r v e D r
R
eserve
Pl
G
a
r
d
e
n
D
r
U S H i g h w a y 9 3 A l t
U
S
H
ig
hwa
y
9
3
N
C o r w i n M o to r s
o f K a l i s p e l l
W R e s e r v e D r
0 370 740 1110185
Feet
Kalispell Mailing List
¯
Subject Parcel
Mailing List Parcels
Other Parcels
Basemap:
Esri Community Maps, ArcGIS.com
Corwin Motors
May 14, 2025
Data Sources:
Montana Cadastral,
Flathead County GIS
City of Kalispell GIS,
Austin Bachurski -