September 9, 2025 Planning Commission Packet
Kalispell City Planning Commission Minutes of the meeting of August 12, 2025 Page | 1
KALISPELL CITY PLANNING COMMISSION MINUTES OF REGULAR MEETING August 12, 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 (Zoom). 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 Walker seconded a motion to approve the minutes of the July 8, 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 Teresa Karst – 1855 N Belmar Dr – Opposes the North Meadows conditional use permit and has concerns for wildlife, traffic,
safety, and flooding impacts. KPUD-25-03 – SILVERBROOK VILLAGE Montarise Developments, LLC, has submitted applications for Silverbrook Village, an amendment to the Silverbrook Planned Unit Development (“PUD”). The property, which contains 11.7 acres, is currently zoned B-1 (Neighborhood Business) with the PUD overlay. This proposal would maintain the underlying zoning designation. The proposal calls for 198 residential units intended to be developed as condominiums with a variety of housing types ranging from two-unit buildings to larger multi-unit
buildings. The proposal also has 20,400 square feet of neighborhood business uses that are included within mixed-use buildings. The property is located at 441 and 465 Diamond Peak
Drive. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff report #KPUD-25-03.
Staff recommends that the Kalispell Planning Commission adopt Staff Report #KPUD-25-03 as findings of fact and recommend to
the Kalispell City Council that Silverbrook Village as an Amendment of the Silverbrook PUD be approved subject to the conditions on the staff report.
BOARD DISCUSSION Walker confirmed with Sorensen that the school district for the subdivision cannot be changed by the city and that the parking requirement is met without the angled parking spaces.
PUBLIC COMMENT Mike Brodie – 431 1st Ave W – Representative for the applicant – Is happy to answer any questions from the commission and requested that condition #6 be removed from the CUP.
Kalispell City Planning Commission Minutes of the meeting of August 12, 2025 Page | 2
MOTION – KPUD-25-03 Kauffman moved and Borgardt seconded that the Kalispell City Planning Commission adopt Staff Report #KPUD-25-03 as findings of fact and recommend to the Kalispell City Council that Silverbrook Village as an Amendment of the Silverbrook PUD be approved subject to the conditions on the staff report.
BOARD DISCUSSION Sorensen advised the commission that condition #6 is attached to
all PUDs to ensure that any facilities present well aesthetically. He also clarified to Borgardt and Kauffman that if the existing retention pond may be sufficient that a new one/expansion may not be required pending engineering review. ROLL CALL Motion passed unanimously on a roll call vote.
BOARD MEMBER SEATED Kauffman recused himself from KA-25-07 and KZC-25-01; he is a representative for the applicant. KA-25-07 & KZC-25-01 – ASHLEY CREEK PARK
A request by the Kalispell Development Services Department and Bibler Resources Company to annex property located between South Meridian Road and the Highway 93 Bypass, and between Appleway Drive and Foys Lake Road, commonly known as the “WYE Track,” along with adjacent property, with an initial zoning designation of P-1 (Public). The property is intended to be developed as a park. The annexation would place approximately 25.7 acres of land in the city. The property owned by the City includes Assessors Tracts 2, 8, 10, 11A, 17 and 18 located in NE1/4 and NE1/4SE1/4 of Section 13, T. 28 N., R. 22 W., P.M., Flathead County, Montana. A specific metes and bounds description for the city-owned property is available upon request. The property owned by Bibler Resources can be described as Tract 2 of Certificate of Survey No. 19545. In
addition, File # KZC-25-01 - A request by Bibler Resources Company for a zoning map amendment to rezone 10.55 acres of land located at 301 Fenn Way from city B-1 (Neighborhood
Business) to city P-1 (Public). The property is intended to be developed as a park. The property can be described as Tract 3 of Certificate of Survey No. 19233 and Tract 1 of Certificate of
Survey No. 19582. STAFF REPORT Donnie McBath representing the Kalispell Planning Department reviewed Staff report #KA-25-07 & KZC-25-01.
Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KA‑25‑07 as findings of fact and recommend
to the Kalispell City Council that 25.7 acres of land be annexed into the City of Kalispell with an initial zoning of P-1 (Public).The properties can be more particularly described as Assessors Tracts 2, 8, 10, 11A, 17 and 18 located in NE1/4 and NE1/4SE1/4 of Section 13, T. 28 N., R. 22 W., P.M., Flathead County, Montana and as Tract 2 of Certificate of Survey No. 19545, and Tract 2 of Certificate of Survey No. 19582.
Kalispell City Planning Commission Minutes of the meeting of August 12, 2025 Page | 3
Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KZC‑25‑01 as findings of fact and recommend to the Kalispell City Council that the Kalispell Official Zoning Map be amended by rezoning 10.55 acres of land from City B-1 (Neighborhood Business) to City P-1 (Public). The property can be described as Tract 3 of Certificate of Survey No. 19233 and Tract 1 of Certificate of Survey No. 19582. BOARD DISCUSSION None.
PUBLIC COMMENT Doug Andrews – 644 8th Ave W – Stated that the project would be a great benefit but has concerns about traffic, safety, and speeding. MOTION – KA-25-07 Burke moved and Leckron seconded that the Kalispell City Planning Commission adopt Staff Report #KA‑25‑07 as findings of fact and recommend to the Kalispell City Council that 25.7 acres of land be annexed into the City of Kalispell with an initial zoning of P-1 (Public).The properties can be more particularly described as Assessors Tracts 2, 8, 10, 11A, 17 and 18 located in NE1/4 and NE1/4SE1/4 of Section 13, T. 28 N., R. 22 W., P.M., Flathead County, Montana and as Tract 2 of Certificate of Survey
No. 19545, and Tract 2 of Certificate of Survey No. 19582. BOARD DISCUSSION Haskins advised the traffic count process to Graham.
ROLL CALL Motion passed unanimously on a roll call vote.
MOTION – KZC-25-01
Burke moved and Leckron seconded that the Kalispell City
Planning Commission adopt Staff Report #KZC‑25‑01 as findings of fact and recommend to the Kalispell City Council that the Kalispell Official Zoning Map be amended by rezoning 10.55
acres of land from City B-1 (Neighborhood Business) to City P-1 (Public). The property can be described as Tract 3 of Certificate of Survey No. 19233 and Tract 1 of Certificate of Survey No.
19582. BOARD DISCUSSION None.
ROLL CALL Motion passed unanimously on a roll call vote.
BOARD MEMBER RE-SEATED Kauffman re-seated.
OLD BUSINESS Nygren provided procedural instructions on taking KCU-25-04 from the table and updated the commission on city council action on items from the July Planning Commission meeting.
MOTION – TAKE KCU-25-04 FROM THE TABLE
Borgardt moved and Kauffman seconded to take KCU-25-04 from the table from the July 8, 2025 Planning Commission meeting.
VOTE BY ACCLAMATION The motion passed unanimously on a vote of acclamation.
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BOARD MEMBER SEATED Young recused himself from KA-25-05 and KCU-25-04; he is a representative for the applicant.
STAFF REPORT Donnie McBath representing the Kalispell Planning Department
reviewed supplemental information provided by the applicant for Staff Report KCU-25-04.
Staff recommends that the Kalispell City Planning Commission adopt the Conditional Use Permit for a 99‑unit multi‑family residential development on the subject property, subject to the conditions of approval outlined in Staff Report #KCU-25-04. BOARD DISCUSSION Kauffman confirmed with McBath that the buffers were increased on the plans. Nygren advised Walker that there are no
set standards or laws for buffers since there is no subdivision involved but that the plans were intended to find the middle ground between city and state requirements. Toby McInstosh from Jackola advised that a geo-tech summary report is in line with what should be expected for a commercial project. Nygren clarified to Graham that the proposed trail system and park would
not be gated and would be open to nearby residents. PUBLIC COMMENT Astaris Drolcar – 700 Sunnyside Dr – Opposes the project and has concerns about increased traffic, wildlife and Ashley Creek.
Diana Marshall – 1923 Bluestone Dr – Opposes the project and stated that the traffic impact study should have included the dog
park and ballpark traffic. Judy Dawson – 1942 Bluestone Dr – Opposes the project and has concerns about increased traffic on Bluestone Drive. Amy Barton – 1978 Bluestone Dr – Opposes the project and has concerns about increased traffic. Denise Chambers – 1974 Bluestone Dr – Opposes the project and has concerns about traffic, safety, and speeding. Nicole Marshall – 1923 Bluestone Dr – Opposes the project and has concerns about egress, safety, and traffic and stated that the traffic impact study should have included the dog park and
ballpark traffic. Ms. Marshall also had concerns about the accuracy of the TIS.
Cal Marshall – 1923 Bluestone Dr – Opposes the project and has concerns about increased traffic and speeding on Bluestone Dr, loss of view due to building height, and wildlife impacts. Mr.
Marshall also stated that the project is not appropriate for the neighborhood. Ricki Moffat on behalf of Susan and Karl Kratt of135 Rimrock Ct – The Kratts oppose the project and have concerns about
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traffic, school and wildlife impacts, and feels that there is ample housing available in the city. Ricki Moffat – 147 Rimrock Ct – Opposes the project and has concerns about creek bed degradation, density, and egress and would like the geo-tech studies to be conducted in all 4 seasons. Ms. Moffit provided photographs of previous erosion damage to homes on Rimrock Ct and stated that the application and supplemental information had deficiencies and inaccuracies. Mark Topp – 107 Denver Ave – Opposes the project and has
concerns about speeding, street width of Bluestone Drive, erosion, construction traffic, egress, erosion, safety, and feels that more apartments are not needed.
Clyde Stemberg – 1810 N Belmar Dr – Opposes the project and has concerns about first responder response times.
Perry Dilorio – 143 Rimrock Ct – Opposes the project and has concerns about density and the soil conditions of the lot. Jessica Chance – 1934 Bluestone – Opposes the project and has concerns about decreased property values, soil stabilization, construction traffic, flooding, egress, safety, snow storage, and the increased traffic on Bluestone Drive. Ms. Chance also feels that more housing is not needed, that the project does not include affordable housing, and that Bluestone Drive is not wide enough.
Sue Prewitt – 1910 Bluestone Dr – Opposes the project and has concerns about speeding, traffic, soil stability, safety, and the condition of Bluestone Drive.
Sam Dennison – 1969 Bluestone Dr – Opposes the project and has concerns about the quality of Bluestone Drive, soil erosion,
safety, and speeding. Mr. Dennison stated that the traffic count markers were not at the ball or dog parks. Lisa Najera – 119 Rimrock Ct – Opposes the project and has concerns about construction traffic and the developer’s experience with multifamily building projects. Jacqueline Pipolo – 139 Rimrock Ct – Opposes the project and has concerns about safety, speeding, and the width of Bluestone Drive. Ms. Pipolo stated that the project does not fit with the neighborhood. Toby McIntosh – 2250 Hwy 93 S – Representative for the application and is happy to answer any questions the commission
may have. Mr. McIntosh also clarified the traffic count and TIS process, egress and fire suppression requirements, how utilities are deemed as available, and the impact fee process. He stated that
the geo-tech engineer’s involvement with the Rimrock Ct landslides was to provide their opinion for legal purposes only,
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that the setbacks of 75-85 feet were to give space, that the buildings will be slab-on-grade (no basements or crawlspaces), that no buildings will be built on unbuildable land, that the land was tied up in a trust for several years, that the developer has a lot of experience with multi-family projects, that infill projects may help prevent sprawl, and that most of the conditions of the CUP are standard conditions that help hold both the developer and the city accountable. Kim Smith – 1827 Bluestone Dr – Opposes the project and has concerns about egress. Ms. Smith also stated that there is a
neighborhood petition with over 300 signatures in opposition to the project.
Julie Lubick – 44 Rimrock Ct – Opposes the project and agrees with previous comments in opposition.
James Williamson – 25 4th St E – Works with the owners and Jackola Engineering – Provided a history of the property and is available after the meeting to answer any questions from the public. Mr. Williamson stated that there was a lot of consideration for what could be developed on the site and that the owner wants to be a good neighbor. Julius Macker – 127 Rimrock Ct – Opposes the project and has concerns about wildlife and riparian habitat. John Pipilo – 139 Rimrock Ct – Opposes the project and has
concerns for traffic impacts and safety. Mr. Pipilo stated that there are no sidewalks that access the ball and dog parks.
Melinda Huskey – 1955 Bluestone Dr – Opposes the project and has concerns about losing her view of the mountains. Ms. Huskey also stated that the there is no sidewalk to the mailbox and that
Bluestone Drive is always parked up. MOTION KCU-25-04 Kauffman moved and Graham seconded that the Kalispell City Planning Commission adopt staff report #KCU-25-04 as findings
of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the conditions on the staff report.
BOARD DISCUSSION Leckron stated that the TIS should have been conducted when school was in session. Haskins clarified the TIS process to Graham and Walker. Haskins stated that MDT considers school
traffic to be at the same level as summer traffic and that there were city tube counters recently placed at Begg Park and Bluestone for a project unrelated to the Meadows North TIS. Walker stated that the TIS isn’t as comprehensive as it should be. Nygren advised that developers are not legally required to fix existing problems but that there is a process for community-
based input that would solve them. Graham stated that there were no sidewalk requirements when Bluestone Drive was built
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and confirmed with Nygren that the single entrance meets fire code. He also added that a second entrance would be required if single family homes were built on the lot. Nygren advised Borgardt that traffic studies do not address pedestrian traffic and Haskins advised Borgardt that if Bluestone Drive was reviewed today, it would be signed as no parking. Graham confirmed with Nygren that there are no state codes for viewshed and that the minimum setbacks for single family homes are 10ft and the maximum height is 45ft. Graham stated that views are never guaranteed and that SB382 will change the public feedback process in the future. Nygren advised Graham and Borgardt of
the process for a special improvement district that allows residents to fund sidewalks.
ROLL CALL Motion passed 5-1 on a roll call vote. Kaufman, Burke, Borgardt, Walker, and Graham voted in favor; Leckron voted against the motion.
BOARD DISCUSSION Graham stated that he supports the motion since the supplemental information answered his questions.
BOARD MEMBER RE-SEATED Young re-seated.
NEW BUSINESS Nygren updated the board on the upcoming September 9, 2025 Planning Commission Meeting and Work Sessions
ADJOURNMENT The meeting adjourned at approximately 9:38 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: ___________
AGENDA KALISPELL CITY PLANNING COMMISSION TUESDAY, SEPTEMBER 9, 2025 The public can participate in person in the Council Chambers or via videoconferencing. Please sign in 5 minutes prior to the meeting to ensure connection. https://us02web.zoom.us/webinar/register/WN_mCt1jZpTSIioVLlrvR5XlQ
The City of Kalispell does not discriminate based on disability in its programs, services, activities, and employment practices. Accessible parking is available at the City lot north of City Hall, and accessible restrooms are available. If you need auxiliary aids or services for effective communication or other reasonable accommodation to participate in the meeting or hearing, please contact the Development Services front desk at (406)758-7940 as soon as possible, preferably at least two working days before the meeting date. The regular meeting and work session of the Kalispell City Planning Commission is scheduled for Tuesday, September 9, 2025, beginning at 6:00 PM in the Kalispell City Council Chambers, Kalispell City Hall, 201 First Avenue East, Kalispell.
The agenda for the meeting will be: A. Call to Order and Roll Call
B. Approval of Minutes of July 8, 2025 C. Hear the Public – The public may comment on any matter on the agenda or not on the agenda. (Comments are typically held to 3 minutes or less.) D. Public Hearing The Planning Commission will hold a public hearing and take public comments on the agenda item(s) listed below: 1. File # KZTA-25-01 – Hayden Homes has submitted a petition for a zoning text amendment relating to how setbacks are applied to a structure’s eaves. Current zoning regulations, under Section 27.37.010(177), defines a setback as “The horizontal distance required between any structure (i.e. the furthest extension of the structure, typically an eave line or deck) and a lot line. . . .” This amendment would allow eaves to
extend up to two (2) feet into the setback areas in the R-1, R-2, R-3, R-4, and R-5 zones. 1.
E. Old Business
F. New Business G. Adjournment
The Planning Commission will also hold a work session on the following items:
1. In the 2023 legislative session, the Montana Legislature passed Senate Bill 382, which created the new Montana Land Use Planning Act. Under the Act, for cities such as Kalispell, the current growth policy, subdivision regulations, and zoning regulations are largely replaced with a new land use planning paradigm. The concept is that a land use plan is established with extensive public input. The plan then becomes a guiding document for land use decisions, many of which, such as subdivisions, become administrative rather than conducted through a public hearing process. The opportunity for the public to be engaged comes with the process establishing the plan and regulations, not with review of a site-specific project. This work session is the twelfth in a series the Planning Commission will hold in the coming months. It is intended that the focus of this work session will be a discussion of chapters of the preliminary draft land use plan. Future work sessions will be noticed and a formal hearing will be held before the Commission
forwards a recommendation to the City Council for its action. Next Regular Meeting: Tuesday, October 14, 2025 PARTICIPATION Due to occasional technical difficulties, the most reliable way to participate is through in-person attendance.
Electronic means are not guaranteed. Those addressing the commission are requested to give their name and address for the record. Comments can also be sent to planning@kalispell.com. To provide public comment live, remotely, register for the video conference through zoom at: https://us02web.zoom.us/webinar/register/WN_mCt1jZpTSIioVLlrvR5XlQ . Please sign in at least 5 minutes prior to the meeting to ensure connection. Raise your virtual hand to indicate you would like to provide comment. Watch Planning Commission sessions live with the agenda and supporting documents or later with documents and time stamped minutes at: https://www.kalispell.com/480/Meeting-Videos. Watch Planning Commission sessions live or later on Charter Cable Ch. 190 or via the City YouTube page at: https://www.youtube.com/@cityofkalispellmontana9632/streams.
Website:
Email Address
List ALL owners (any individual or other entity with an ownership interest in the property):
Email Address
POINT OF CONTACT FOR REVIEW COMMENTS Phone
Address City, State, Zip
Owner Email Address
CONSULTANT (ARCHITECT/ENGINEER)Phone
Address City, State, Zip
Applicant Email Address
If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application.
OWNER OF RECORD Owner Phone
Owner Address City, State, Zip
Project Name Property Address
NAME OF APPLICANT Applicant Phone
Applicant Address City, State, Zip
ZONING TEXT AMENDMENT
Email:planning@kalispell.com www.kalispell.com
Development Services
Department
201 1st Avenue EastKalispell, MT 59901
Phone (406) 758-7940
What is the proposed zoning text amendment? (if modifying an existing code section, please list the specific section - for example: Section 27.07.040(3))
What is the purpose or intent of the proposed text amendment?
HOW WILL THE PROPOSED CHANGE ACCOMPLISH THE INTENT AND PURPOSE OF (please attach additional sheets):
a. Whether the new zoning was designed in accordance with the growth policy.b. Whether the new zoning will affect motorized and nonmotorized transportation systems.
c. Whether the new zoning will secure safety from fire and other dangers.
d. Whether the new zoning will promote public health, public safety and general welfare.
e. Whether the new zoning includes the reasonable provision of adequate light and air.
f. Whether the new zoning will facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements.
g. Whether the new zoning gives consideration to the character of the district and its peculiar suitability of the property for particular uses.
h. Whether the new zoning was adopted with a view of conserving the value of buildings.
i. Whether the new zoning will encourage the most appropriate use of land throughout the municipality.
I hereby certify under penalty of perjury and the laws of the State of Montana that the information submitted herein, on all other submitted forms, documents, plans or any other information submitted as a part of this application, to be true, complete, and accurate to the best of my knowledge.
Should any information or representation submitted in connection with this application be inorrect or untrue, I understand that any approval based thereon may be rescinded, and other appropriate action taken. The signing of this application signifies approval for the Kalispell City staff to be present on the property for routine monitoring and inspection during the approval and development process.
Applicant Signature Date
Development Services
Department
201 1st Avenue EastKalispell, MT 59901Phone (406) 758-7940
https://www.kalispell.com/DocumentCenter/View/447/Planning-Fees-Schedule-2023-PDF?bidId=
APPLICATION PROCESS (application must be received and accepted by the
Kalispell Planning Department 35 days prior to the Planning Commission Hearing)
A pre-application meeting with a member of the planning staff is required.
Application Contents:
1. Completed application form & attachments
2. Electronic copy of the application materials submitted. Either copied onto a disk oremailed to planning@kalispell.com (Please note the maximum file size to email is
20MB)
3. Application fee based on the schedule in the link below, made payable to the City of
Development Services
201 1st Avenue EastKalispell, MT 59901
Development Services
Department
201 1st Avenue EastKalispell, MT 59901
Phone (406) 758-7940