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December 9 PacketAGENDA KALISPELL CITY PLANNING BOARD & ZONING COMMISSION Tuesday, December 9, 2025 The regular meeting of the Kalispell City Planning Board and Zoning Commission will be held on Tuesday, December 9,, 2025 beginning at 6:00 p.m. in the Kalispell City Council Chambers, Kalispell City Hall, 201 1st Ave E., Kalispell, MT. Agenda December 9 Agenda.pdf 11-12-25 - DRAFT.pdf KCU-25-06 - Fatt Boys Restaurant & Casino Staff Report Fatt Boys KCU-25-06.pdf Fatt Boys Application Materials.pdf Combined Maps KCU-25-06 Fatt Boys.pdf KCU-25-07 - Village Loop Multifamily Village Loop KCU25.07 Staff Report.pdf Village Loop Multifamily CUP Application Files.pdf Combined Maps KCU-25-07 Village Loop.pdf KCU-25-08 - NorthWestern Energy Shop Addition Northwestern Energy Staff Report KCU-25-08.pdf NWE Kalispell Shop Addition Application Files.pdf Combined Maps KCU-25-08 Northwest Energy.pdf Montana Land Use Planning Act Work Session Documents Work Session 1225 memo.pdf MLUPA All Chapters.pdf Documents: Documents: Documents: Documents: Documents: AGENDA KALISPELL CITY PLANNING COMMISSION TUESDAY, DECEMBER 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_OHQ_pUjeTgGmr3DXtDG3sQ 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, December 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 October 12, 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 #KCU-25-06 – FU LLC (Fatt Boys Restaurant & Casino) - Fatt Boys has submitted an application for a Conditional Use Permit to allow for the expansion of the existing casino floor area at 1307 Highway 2 West. The proposal involves increasing the casino area from 792 square feet to 947 square feet within the existing 5,582-square-foot restaurant and casino building. No exterior expansion is proposed. The Conditional Use Permit will be reviewed as a new permit for an accessory casino. The property is located within the B-2 (General Business) zoning district. 2. File #KCU-25-07– Neil Johnson / Village Loop Multifamily - A request for a Conditional Use Permit to allow the development of two multi-family residential buildings located at 95 Village Loop, within the RA-2 (Residential Apartment) zoning district. The proposal includes one 12-unit residential building and one 24-unit residential building, along with internal parking and circulation, sidewalks, municipal water and sewer connections, stormwater facilities, and associated site improvements. Multi-family residential development is allowed within the RA-2 zoning district subject to Conditional Use Permit approval. 3. File #KCU-25-08 – NorthWestern Energy Shop Addition - A request from NorthWestern Energy for a Conditional Use Permit to allow the expansion of the existing utility storage yard and office located at 890 N. Meridian Road within the B-1 (Neighborhood Business) zoning district. The proposal includes the construction of a 5,305 square foot building addition to provide enclosed space for equipment and fleet storage. The use of the property will remain the same, and no change to site access, circulation, or operational hours is proposed. A Conditional Use Permit is required because utility storage yards and associated offices are a non-conforming use in the B-1 zone. 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 fifteenth 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, January 13, 2026 PARTICIPATION Documents for this meeting are available at the QR code below and will be added as they become available. 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/s/81056796356. 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. Kalispell City Planning Commission Minutes of the meeting of November 12, 2025 Page | 1 KALISPELL CITY PLANNING COMMISSION MINUTES OF REGULAR MEETING November 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 Pip Burke, Doug Kauffman, Joshua Borgardt, Cate Walker and Rory Young. Jarod Nygren, PJ Sorensen, and Kirstin Robinson represented the Kalispell Planning Department. Keith Haskins represented the Kalispell Public Works department. APPROVAL OF MINUTES Borgardt moved and Burke seconded a motion to approve the minutes of the October 14, 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 Walker recused herself from KPP-25-03 and KCU-25-05; she is a representative for the applicant. KPP-25-03 & KCU-25-05 – NORTH WEST VIEW File #KPP-25-03 and #KCU-25-05 – LBO Properties, LLLP, has submitted applications for North West View, including requests for (1) preliminary plat approval for 149 residential units (111 detached single-family and 38 attached single-family/townhouse) on approximately 42.58 acres, including lots, roads, and common areas; and (2) a conditional use permit to allow the attached single-family/townhouses. The property is located approximately 750 feet north of the intersection of Stillwater Road and Taelor Road. STAFF REPORT Donnie McBath representing the Kalispell Planning Department reviewed Staff reports #KPP-25-03 and KCU-25-04. Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KPP-25-03 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for North West View Subdivision be approved subject to the conditions on the staff report. Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KCU-25-05 as findings of fact and recommend to the Kalispell City Council that the Conditional Use Permit to allow townhome development within the R-3 (Residential) zoning district be approved subject to the conditions on the staff report. BOARD DISCUSSION Sorensen clarified to Young that the CUP is required for 2 or more townhomes in R-3 zoning. Kalispell City Planning Commission Minutes of the meeting of November 12, 2025 Page | 2 PUBLIC HEARING Eric Mulcahy – 2 Village Loop – Representative for the applicant. Requested condition #29 be stricken from the staff report and was happy to answer any questions the commission had. Rudy Urban – 830 McMannamy Draw – Opposes the project; has concerns about school capacity and is sad to see farmland be split up. BOARD DISCUSSION Sorensen clarified condition #29 to Kauffman. Nygren advised the commission that condition #29 could be stricken from the staff report. MOTION – KPP-25-03 AMENDMENT Kauffman moved and Borgardt seconded to amend the conditions of KPP-25-03 to strike condition #29 that all townhouse units within the subdivision shall utilize shared driveways designed to a maximum width of 24 feet. ROLL CALL – KPP-25-03 AMENDMENT Motion passed unanimously on a roll call vote. ROLL CALL – KPP-25-03 Motion passed unanimously on a roll call vote. MOTION - KCU-25-05 Kauffman moved and Borgardt seconded that the Kalispell City Planning Commission adopt amended Staff Report #KCU-25-05 as findings of fact and recommend to the Kalispell City Council that the Conditional Use Permit to allow townhome development within the R-3(Residential) zoning district be approved subject to the conditions listed on the staff report as amended. BOARD DISCUSSION None. ROLL CALL – KCU-25-05 Motion passed unanimously on a roll call vote. BOARD MEMBER RE-SEATED Walker reseated. BOARD MEMBER SEATED Young recused himself from KPP-25-04; he is a representative for the applicant. KPP-25-04 – NORTH MEADOWS File #KPP-25-04 – Roger Foley has submitted an application for preliminary plat approval for North Meadows Subdivision, containing 44 townhouse/attached single-family lots (22 parent lots) on approximately 12.13 acres, including lots, roads and common areas. The proposal includes variance requests relating to setbacks from Ashley Creek (generally 200 feet to be reduced in some areas to 100 feet), cul-de-sac road length (generally 600 feet to be increased to about 870 feet), and block length (generally a maximum of 600 feet to be increased to about 900 feet). The property is located at 1859 South Meadows Drive. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff reports #KPP-25-04. Kalispell City Planning Commission Minutes of the meeting of November 12, 2025 Page | 3 Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KPP-25-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for North Meadows Subdivision, along with the requested variances for (a) the stream setback, (b) the cul-de-sac length, and (c) the block length, be approved subject to the conditions listed on the staff report. BOARD DISCUSSION Sorensen clarified the standard setback to Walker and clarified the building sprinkling requirements to Burke. Sorensen stated that there will be a condition for the sprinklers in the CC&Rs in the final plat and that the fire hydrants will be operational prior to any construction. PUBLIC HEARING Jacqueline Pipolo – 139 Rimrock Ct – Opposes the project and has concerns for wildlife, water quality, and that approval would set a precedence for future setback variances. Rikki Moffet – 147 Rimrock Ct – Opposes the project and requested the commission to adhere to rules and ordinances. Toby McIntosh – 2250 Hwy 93 S – Representative for the applicant and is happy to answer any questions the commission may have. He stated that the street length was approved by fire and that Fish Wildlife and Parks provided a recommendation for the subdivision and that regulation allows for variances. MOTION – KPP-25-04 Burke moved and Borgardt seconded that the Kalispell City Planning Commission adopt Staff Report #KPP-25-04 as findings of fact and recommend to the Kalispell City Council that the preliminary plat for North Meadows Subdivision, along with the requested variances for (a) the stream setback, (b) the cul-de-sac length, and (c) the block length, be approved subject to the conditions listed on the staff report. BOARD DISCUSSION Sorensen advised Borgardt that regulations allow for reductions in setbacks based on geotechnical reports and gave Stillwater Bend as an example of a setback variance within the city. Nygren added that the state doesn’t have any regulations for these types of setbacks and that it is up to the planning commission and city council to determine if the variance is justified. Sorensen clarified to Burke that no precedence would be set because regulations allow for variances to be allowed on a case-by-case basis. Walker stated that there could have been measures taken for better road alignment but Sorensen stated that the road aligns with existing roads for future connection and was already in place. He added that the road extension is included in the Transportation Plan. Nygren added that the regulations allow for encroachment to cross Ashley Creek. Kauffman stated that he did not have a problem with the setback variance based on the geotechnical information and professionalism of the engineering. Nygren stated that the commission can amend the road alignment but maintenance and plowing should be considered. Haskins added Kalispell City Planning Commission Minutes of the meeting of November 12, 2025 Page | 4 that the road should intersect perpendicularly and that the proposed alignment is as close to city standards as possible. ROLL CALL Motion passed unanimously on a roll call vote. BOARD MEMBER RESEATED Young reseated. KZTA-25-02 – CUP REVOCATION TEXT AMENDMENT File # KZTA-25-02 – The City of Kalispell has initiated a petition for a zoning text amendment relating to the revocation of conditional use permits. Current zoning regulations, under Chapter 27.33, detail the processing and review criteria for conditional use permits, as well as the denial or violation of a conditional use permit. This amendment would clarify the process for revocation of an issued conditional use permit. STAFF REPORT PJ Sorensen representing the Kalispell Planning Department reviewed Staff reports #KZTA-25-02. Staff recommends that the Kalispell City Planning Commission adopt the findings in staff report KZTA-25-02 and recommend to the Kalispell City Council that the proposed amendment be adopted as provided herein. BOARD DISCUSSION Sorensen advised Walker that there would be changes to the CUP application if the text amendment was adopted; Nygren added that when a CUP is granted, the language would be clear of the city’s requirements. Sorensen clarified to Young that CUPs go through the public hearing process due to higher impacts and allow for conditions on that use. PUBLIC HEARING Colton Little – 3195 MT 206 Columbia Falls – Opposes the amendment and has concerns about how this would affect existing CUPs such as the Flathead Warming Center CUP. Tonya Horn – Director of the Flathead Warming Center – Opposes the amendment because it puts businesses and non-profits at risk and stated that the Warming Center has met all of the their CUP conditions. Kindee Nelson – 220 Liberty St – Supports the amendment because it will prevent frivolous lawsuits in the future. Arthur Fretheim – 240 9th St E #201 – Opposes the amendment and has concerns for economic and constitutional issues, and adds additional burdens to property owners. Rose Askvig – 211 Liberty St – Supports the amendment because it will bring Kalispell up to speed with other cities. Brant Horn – 92 Stillwater River Trail Whitefish – Opposes the amendment because not enough evidence is required to revoke CUPs and that there is no due process. Kalispell City Planning Commission Minutes of the meeting of November 12, 2025 Page | 5 Ron Gerson – 9 4th Ave E – Opposes the amendment because it will cause uncertainty to economic growth. MOTION – KZTA-25-02 Burke moved and Kauffman seconded that the Kalispell City Planning Commission adopt the findings in staff report KZTA-25-02 and recommend to the Kalispell City Council that the proposed amendment be adopted as provided herein. BOARD DISCUSSION Sorensen advised Walker of the 3 criteria that would prompt a CUP review and stated that having parameters provided clarity for everyone involved. Nygren added that CUPs are issued by the grace of city council and that the amendment covers gaps in the current zoning regulations. Nygren also stated that the proposed policy is used by other municipalities, and that state law provides for it. Kauffman stated that city council has always had the ability to revoke CUPs. Sorensen clarified the termination and transferability process and stated that the planning department continually reviews processes. Sorensen stated that the revocation process would require a preponderance of evidence in the finding process and that the amendment was reviewed by the city attorney’s office. ROLL CALL Motion passed unanimously on a roll call vote. OLD BUSINESS Sorensen updated the commission on city council action on items from the October Planning Commission meeting. NEW BUSINESS Sorensen updated the board on the upcoming Tuesday, December 9, 2025 Planning Commission Meeting and Work Session. ADJOURNMENT The meeting adjourned at approximately 8:23 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 Fatt Boys CONDITIONAL USE PERMIT – STAFF REPORT #KCU-25-06 KALISPELL PLANNING DEPARTMENT December 9, 2025 A report to the Kalispell City Planning Commission and the Kalispell City Council regarding a request from FU LLC for a Conditional Use Permit to allow expansion of the existing casino floor area in conjunction with an existing restaurant use at 1307 Highway 2 West, Kalispell, MT. A public hearing has been scheduled before the Planning Commission for December 9, 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 The applicant, FU LLC, is requesting a new Conditional Use Permit (CUP) to formally authorize the existing accessory casino use and allow an interior expansion of the gaming area from approximately 792 square feet to 947 square feet within the existing Fatt Boys Restaurant & Casino building at 1307 Highway 2 West. The casino component has operated at this location for many years as a legally established use that predates current zoning requirements for Conditional Use approval in the B-2 zoning district. Because the existing casino use became nonconforming when CUP standards for accessory casinos were later adopted, this application seeks to bring the use into conformity with current regulations while permitting a modest interior expansion. The proposed expansion remains below the 20-percent maximum floor area permitted for an accessory casino use under the Kalispell Zoning Ordinance. All improvements, including the interior remodel and reconfiguration of the gaming area, will occur entirely within the existing building, with no exterior construction or changes to the site footprint. The subject property is located within the B-2 (General Business) zoning district, which allows restaurant and bar uses by right but requires Conditional Use approval for casino components to ensure compatibility with adjacent uses and appropriate integration into the commercial corridor. Under Section 27.34.040 of the Kalispell Zoning Ordinance, accessory casinos are subject to specific operational and design standards, including: 1. Accessory Nature: Casino use must remain clearly incidental and subordinate to the primary restaurant/bar use and may not exceed 20 percent of the total commercial floor area. 2. Separate Gaming Area: Gaming machines must be located within a defined and fully segregated area of the floor plan. 3. Signage Restrictions: Exterior signage may not reference gaming, gambling, cards, dice, chance, or similar themes, or use imagery intended to draw attention to the casino component. 4. Compatibility: The casino must maintain compatibility with surrounding land uses in terms of scale, design, hours of operation, and overall character, and must not adversely impact traffic or neighborhood conditions. 2 The proposed interior expansion and remodel will continue to operate under all applicable state gaming regulations. As no exterior site or building modifications are proposed, the request is consistent with the Kalispell Growth Policy’s Commercial land-use designation for the Highway 2 West corridor, which encourages reinvestment, upgrades to existing commercial facilities, and continued operation of established restaurant and entertainment uses along major commercial corridors. A: Applicant: FU LLC 1307 Highway 2 West Kalispell, MT 59901 B: Location: 1307 Highway 2 West, Kalispell, Montana. The property can be legally described as LOT 4 OF THE RESUBDIVISION OF LOTS 1 AND 3 OF GIBSON ADDITION NO. 41 TO KALISPELL, MONTANA, ACCORDING TO THE MAP OR PLAT THEREOF ON FILE AND OF RECORD IN THE OFFICE OF THE CLERK AND RECORDER OF FLATHEAD COUNTY, MONTANA. C: Existing Land Use and Zoning: The site is currently developed as a restaurant with an accessory casino. The property is zoned B-2 (General Business). The B-2 district is intended to provide areas for a wide range of commercial activities that serve both the community and the traveling public, including retail, restaurant, bar, entertainment, lodging, and service uses. The district promotes commercial development along principal 3 corridors where automobile access is typical, and allows accessory casino uses through the Conditional Use Permit process to ensure compatibility with surrounding commercial development. D. Size: The existing building area is 5,582 square feet, with an additional 720-square-foot exterior deck. The existing casino area occupies approximately 792 square feet on the main floor. The applicant proposes to expand the casino area to 947 square feet, representing an increase of 155 square feet. The resulting casino footprint constitutes 16.9% of the primary commercial floor area, remaining below the 20 percent maximum permitted for an accessory casino use under Section 27.34.040 of the Kalispell Zoning Ordinance. E: Adjacent Zoning: North: B-2 East: B-2 South: B-2 West: B-2 F: Adjacent Land Uses: North: Commercial East: Commercial South: Commercial West: Commercial G: General Land Use Character: The subject property is located along Highway 2 West, a major commercial corridor characterized by restaurant, retail, service, and entertainment uses. The proposed casino area expansion is internal to the existing building, with no exterior site or façade changes. The use is compatible with surrounding commercial land uses and aligns with the corridor’s established development pattern. H: Relation to the Growth Policy: According to the Kalispell Growth Policy Future Land Use Map, this property falls within the Commercial land use designation. This designation supports a broad range of retail, restaurant, and entertainment uses, including accessory casinos, particularly along major commercial corridors such as Highway 2 West. The project is consistent with the Growth Policy’s goals of supporting business development, reinvestment in existing commercial properties, and diversifying the local economy. 4 I: Availability of Public Services and Extension of Services: The property is currently located within the City of Kalispell and all services are available to the property. Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: Lumen Schools: School District #5 Fire: City of Kalispell Police: City of Kalispell 5 EVALUATION OF THE CONDITIONAL USE PERMIT REQUEST The applicant is requesting a new Conditional Use Permit (CUP) to formally authorize the existing accessory casino use and allow an interior expansion of the segregated gaming area. The casino component has operated within the establishment for many years as a legally established use that predates current zoning standards requiring Conditional Use approval for accessory casinos in the B-2 district. With the adoption of those regulations, the casino became a lawful nonconforming use. This CUP request is intended to bring the use into conformity with current regulations and to evaluate the proposed expansion under both the general conditional use criteria in Section 27.34.010 and the specific standards for accessory casinos in Section 27.34.040 of the Kalispell Zoning Ordinance. The existing casino area consists of approximately 792 square feet. The applicant proposes to expand the casino area to 947 square feet, an increase of 155 square feet. The resulting casino footprint will represent approximately 16.9 percent of the primary commercial floor area, remaining below the 20-percent maximum permitted for an accessory casino use. Following the expansion, the development will continue to function primarily as a restaurant with a subordinate gaming component, consistent with the intended use hierarchy of the B-2 (General Business) zoning district. General Standards: The use remains appropriately sited within an existing commercial building fully served by public infrastructure. The expansion and remodel occur entirely within the existing floor plan and do not 6 alter the external appearance or operation of the site. Adequate parking, circulation, utilities, public services, and access are in place and remain unchanged. The casino component is subordinate to the primary restaurant/bar use and is compatible with surrounding commercial development along the Highway 2 West corridor. Specific Standards Compliance (Section 27.34.040 – Casinos): • Floor Area: Within 20% allowable limit. • Physical Separation: The gaming area is fully enclosed with permanent walls that extend from floor to ceiling and includes a standard door, providing complete physical separation from the main restaurant and bar. This separation maintains the required distinction in use, enhances sound and visual containment, and ensures the gaming component does not dominate the primary business activity. • Entrances: There will be a single shared public entrance for the entire establishment from the parking lot off of the highway. No separate exterior entrance to the casino area is proposed, which reinforces the subordinate nature of the casino to the primary restaurant/bar use. • Signage: All signage will comply with the design limitations established in Section 27.34.040, which prohibit any exterior references to gaming, gambling, or similar themes. No neon lighting, symbols, or words associated with casino activity will be used. This ensures compatibility with the surrounding commercial area and avoids drawing undue attention to the casino component. • Landscaping: All existing site improvements will remain. No additional landscaping or buffer areas are proposed or required. The subject property is located within the B-2 (General Business) zoning district and is surrounded on all sides by commercially zoned and developed properties. Because the casino use is accessory to an existing restaurant use, occurs entirely within the interior of the building, and does not create outdoor activity areas or intensify off-site impacts, there is no land use conflict with adjacent properties that would necessitate screening or buffering. The proposed interior expansion does not alter site layout, increase building footprint, or introduce new exterior impacts; therefore, additional landscape measures or separation treatments are not warranted. 7 Proposed Floor Plan 1. Site Suitability: The subject property is fully developed and served by existing municipal infrastructure. The proposed Conditional Use Permit involves interior improvements only and does not alter the site layout, circulation, or building footprint. Adequate parking is provided with 57 on-site spaces, exceeding the minimum requirement of 48 spaces for the combined restaurant and accessory casino use. Site access from Highway 2 West remains unchanged. No conditions exist on or adjacent to the property that would impede the continued commercial use of the site. a. Adequate Useable Space: The existing building layout provides sufficient interior space to accommodate the proposed expansion of the segregated gaming area without requiring external modifications. The building includes appropriate space for restaurant operations, bar service, and the enclosed casino area, maintaining clear functional separation and compliance with zoning requirements. b. Height, bulk and location of the building: No exterior construction is proposed. The existing structure’s height, massing, placement, and setbacks will remain unchanged 8 and are consistent with applicable B-2 (General Business) zoning standards. The interior remodel does not alter the physical character of the building or its relationship to adjacent commercial properties. c. Adequate Access The property is accessed directly from Highway 2 West via existing drive approaches, providing safe vehicle ingress and egress. Internal parking and circulation patterns remain unchanged, and the primary customer entrance is oriented toward the on-site parking lot. Although pedestrian access currently exists in portions of the corridor, the Highway 2 West frontage lacks a complete sidewalk connection. As part of this project, the applicant will be required to construct the missing sidewalk segment along the property’s frontage to establish a continuous pedestrian link. Final design, alignment, and construction details will be reviewed during the building permit process to ensure compliance with City of Kalispell Public Works Standards. d. Environmental Constraints: There are no known environmental constraints, such as streams, floodplains, or wetlands on the area of the property proposed for development which could affect the proposed use. 2. Appropriate Design: The project does not propose any changes to the building’s external footprint or structure. All proposed interior renovations will be reviewed under the City of Kalispell’s adopted building codes to ensure compliance with life safety, accessibility, and energy efficiency standards. Interior improvements consist primarily of reconfiguring the existing floor plan to expand the segregated gaming area while maintaining restaurant and bar operations. All work will require the appropriate building permits and inspections. Parking, site circulation, and vehicular access will remain unchanged. The property provides 57 on- site parking stalls, exceeding the minimum requirement of 48 spaces for the combined restaurant and accessory casino use. Access to the site is from Highway 2 West via existing approaches, and no modifications to access points or circulation are proposed. While on-site circulation remains adequate, a sidewalk gap currently exists along the Highway 2 West frontage. As part of this CUP, the applicant will be required to construct the missing sidewalk segment to complete the pedestrian connection in accordance with City of Kalispell Public Works Standards. All utilities necessary to support the use—including domestic water, sanitary sewer, stormwater, refuse collection, electrical service, and natural gas—are existing and fully developed at the site. The City of Kalispell provides water, sewer, solid waste, and public safety services, while Flathead Electric Cooperative and NorthWestern Energy provide electricity and gas. Any required service modifications associated with interior improvements will be reviewed through standard development permitting. a. Parking Scheme/Loading Areas The subject property includes 57 on-site parking stalls, exceeding the 48-space minimum required for the existing restaurant and accessory casino use. Parking and circulation are already established and will remain unchanged. Existing loading and service areas are adequate to support current 9 operations and will not be altered as part of this application. The configuration provides sufficient on-site parking and delivery access consistent with B-2 (General Business) zoning standards. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance establishes standards for all outdoor lighting on commercial and residential properties. Any exterior lighting installed in conjunction with this project will be required to comply with those standards. No new exterior lighting is proposed as part of this CUP. c. Access and Traffic Circulation: Access to the site remains from Highway 2 West via existing drive approaches that provide adequate ingress and egress. Internal parking circulation and site access will remain unchanged, and the primary customer entrance is located adjacent to the on-site parking lot. Interior layout modifications are limited to the expansion of the segregated gaming area and do not affect access, doorway locations, or internal traffic flow. Emergency egress routes will continue to comply with applicable building and fire codes and will be reviewed during the building permit process to ensure public safety. Although vehicular access remains sufficient, a sidewalk gap exists along the Highway 2 West frontage. To ensure continuous pedestrian connectivity along the commercial corridor, the applicant will be required to construct the missing sidewalk segment along the property’s frontage in accordance with City of Kalispell Public Works Standards. Final alignment, design, and construction details will be reviewed through the building permit process. d. Open Space: There are no open space requirements associated with the property. The existing building and parking lot fully occupy the developed site, which is typical for commercial properties in the B-2 zoning district. e. Fencing/Screening/Landscaping: All existing screening and buffering measures will remain in place. No new landscaping or fencing is proposed or required for this project. f. Signage: The existing exterior signage associated with the restaurant use is legally established and may remain in place as a grandfathered condition. The signage predates current restrictions on accessory casino advertising and does not require removal as part of this Conditional Use Permit. However, any future signage, replacement signage, or modification to existing signage will be required to comply with the current standards of Chapter 27.22 of the Kalispell Zoning Ordinance and is subject to review and approval by the Planning Department. In accordance with Section 27.34.040, accessory casinos may be limited from displaying exterior signage or architectural features that reference gaming, gambling, cards, dice, chance, or similar themes, or that draw attention to the casino component. Any new or revised signage must avoid gaming-related wording, imagery, or neon lighting intended to promote the casino, and must remain subordinate to the primary 10 restaurant use to maintain compatibility with surrounding commercial development along the Highway 2 West corridor. Those limitations would be appropriate in this situation to better fit within the surrounding area. g. Building Code: All interior renovations will comply with the City of Kalispell’s adopted building codes, including requirements for life safety, accessibility, and energy efficiency. Necessary permits and inspections will be coordinated through the Building Department. 3. Availability of Public Services/Facilities: Several aspects of the property will remain unchanged under the Conditional Use Permit, including off-street parking and loading, refuse and garbage collection, screening and buffering, signage, yards and open spaces, storm drainage, and fire and police services. The property will continue to be served by City of Kalispell utilities, including water, sewer, refuse collection, police, and fire services. a. Police: Police protection will be provided by the Kalispell Police Department. The property is located within the department’s regular patrol service area, and no unusual public safety impacts or elevated service demands are anticipated as a result of the continued restaurant and accessory casino use. Calls for service are expected to remain consistent with typical commercial activity along the Highway 2 West corridor. b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. The site is primarily served from Fire Station 61, with standard response times for this area of the city. The building is classified as an Assembly Group A-2 occupancy and must comply with all applicable fire code requirements, including fire alarm, suppression, and life-safety standards. Any interior modifications will require review and approval by the Fire Department during the building permit process. c. Water: Municipal water service is currently available and connected to the property. The existing service line is adequate to support the proposed commercial kitchen, dining area, restrooms, and fire protection systems d. Sewer: The site is connected to the City’s sanitary sewer system. Wastewater demand from the proposed use will be comparable to similar restaurant/bar establishments in the downtown area and can be accommodated within the existing infrastructure. e. Storm Water Drainage: Since the proposed project does not involve any new impervious surfaces or expansions to the building or parking lot, there are no additional stormwater management requirements. Drainage patterns on the site will remain consistent with current conditions. f. Solid Waste: Solid waste collection and disposal will continue to be provided by the City of Kalispell. Commercial dumpsters and scheduled pickup services are available to meet the operational needs of the business. 11 g. Streets: Highway 2 West is a fully developed state highway corridor with existing curbing, access control, and traffic capacity. No off-site roadway improvements are required. The site has an established approach onto Highway 2 West that will continue to accommodate patron, employee, and delivery traffic. h. Sidewalks: A sidewalk exists along a portion of the Highway 2 West frontage; however, the sidewalk is not continuous. As part of the project, the applicant will be required to construct the missing sidewalk segment and complete the connection along the property’s frontage in accordance with the City of Kalispell’s development standards. Final design and alignment will be reviewed during the building permit process. i. Schools: The proposed project will not generate student population and therefore has no impact on local schools. j. Parks and Recreation: There are no impacts on city parks from the proposed use. 4. Neighborhood impacts: The proposed Conditional Use Permit involves interior improvements only and will not create adverse environmental impacts on the surrounding commercial corridor. Factors such as noise, lighting, dust, odors, fumes, vibration, glare, and heat are expected to remain consistent with existing operations. The surrounding area is already characterized by highway-oriented commercial uses, and the proposed casino expansion will not alter the site’s external appearance or introduce new outdoor activity. a. Traffic: Traffic impacts resulting from the interior casino expansion are expected to be minimal. No change to access points or site circulation is proposed, and the existing approach onto Highway 2 West will remain in use. The proposed increase in casino floor area does not trigger a Traffic Impact Study, as no measurable increase in peak-hour trips is expected beyond the current established use. b. Noise and Vibration: All activities will occur inside the existing 5,582-square-foot building. No amplified outdoor music or exterior entertainment is proposed. Noise levels are expected to remain consistent with existing restaurant and casino operations and compatible with the surrounding commercial environment. No vibration impacts beyond those associated with current operations are anticipated. c. Dust, Glare, and Heat: As the project involves interior renovation only, there will be no construction-related dust beyond standard permitting practices. No excessive glare or heat is anticipated from the proposed use. All heating, ventilation, and lighting systems will be confined to the building and installed per city codes. 12 d. Smoke, Fumes, Gas, or Odors: The site contains an existing commercial kitchen, no changes to ventilation and filtration systems are proposed. While typical food preparation odors may occur, no significant off-site impacts from smoke, fumes, or gases are expected. e. Hours of Operation: The business will continue to operate under its established hours, opening from 11:00 a.m. to 12:30 a.m. on weekdays and from 10:00 a.m. to 12:30 a.m. on weekends. These hours are typical for restaurant and casino uses along the Highway 2 West commercial corridor and are not expected to create any additional impacts on surrounding properties. 5. Consideration of historical use patterns and recent changes: The property has been used as a restaurant and casino for many years, and the proposed interior expansion continues this established commercial use. The Highway 2 West corridor is characterized by long-standing commercial development, and the requested CUP is consistent with the historical pattern of restaurant, service, and entertainment uses in this area. The project represents a continuation of the site’s existing use rather than a change in development intensity or character. 6. Effects on property values: No significant negative impacts on surrounding property values are anticipated. The proposed interior expansion remains compatible with the commercial nature of the corridor and does not introduce new external impacts. The project supports reinvestment in an existing commercial property, which can have a stabilizing or positive effect on surrounding values. 7. Impact on surrounding area: After considering the foregoing review criteria, it is found that the proposed use conforms to the requirements set forth in Chapter 27 of the Kalispell Zoning Ordinance. Furthermore, the application of generally applicable design standards and the conditions of approval provided for herein ensure that the proposed use of the property will have no more adverse effect on the health, safety, or comfort of persons living or working in the area and will be no more injurious, economically, or otherwise, to property or improvements in the surrounding area than would any use generally permitted in the district. RECOMMENDATION Staff recommends that the Kalispell City Planning Commission adopt Staff Report #KCU-25-06 as findings of fact and recommend to the Kalispell City Council that the Conditional Use Permit be approved, subject to the conditions of approval outlined below. 13 CONDITIONS OF APPROVAL 1. The approved activity must begin within 18 months from the date of authorization, or a continuous good-faith effort must be made to bring the project to completion. 2. The development and use of the site shall be in substantial conformance with the submitted application materials and approved floor plan. 3. The project shall comply with all applicable City of Kalispell zoning regulations, building codes, fire codes, and public works standards. 4. Any construction-related impacts, including dust, noise, or debris, must be mitigated in accordance with City of Kalispell requirements. 5. A building permit shall be obtained for all interior improvements, and final inspection must be completed and approved by the City of Kalispell Building Department prior to occupancy of the expanded casino area. 6. The accessory casino area shall be fully enclosed with permanent interior walls extending from floor to ceiling in compliance with Section 27.34.040 of the Kalispell Zoning Ordinance. 7. A standard, closable interior door shall be maintained as the sole point of access to the casino area to reinforce its subordinate and restricted nature. 8. Prior to issuance of a building permit, final floor plans shall be submitted to and approved by the City verifying compliance with casino regulations, including floor-area limitations, physical separation, and access-control requirements. 9. All signage shall comply with Chapter 27.22 of the Kalispell Zoning Ordinance. The existing legally established exterior signage may remain as a grandfathered condition; however, any new signage, replacement signage, or modification to existing signage shall not advertise or draw attention to the casino component, including gaming-related wording, imagery, symbols, neon lighting, or similar features intended to promote gambling activity. 10. The missing sidewalk segment along the Highway 2 West frontage shall be constructed to complete the pedestrian connection. Final design, alignment, and construction details shall comply with City of Kalispell Public Works Standards and will be reviewed during the building permit process. 11. The project shall comply with all applicable fire code requirements, including fire alarm and suppression standards for Assembly Group A-2 occupancy. Compliance shall be verified through the City of Kalispell Building Department and Fire Department prior to final inspection. 600 Hogue Drive P.O. Box 1153 Bigfork, Montana 59911 406.314.6393 City of Kalispell Development Services Department 201 1st Avenue East Re: Fatt Boys Restaurant & Casino 1037 Highway 2 West The following are supplemental statements to the Conditional Use Permit for Fatt Boys Restaurant and Casino interior improvements 1037 Highway 2 West: 2. a. See attached site plan for the Vicinity Map b. See attached site plan for lot shape and dimensions. c. The lot and building structure is existing. No topographic features are available. d. The existing building is 5,582 sf with a 720 sf exterior deck on the east side of the building. e. No new buildings are proposed for this application. f. This structure and business is an existing restaurant and casino. g. The use will continue to be Fatt Boys Restaurant and Casino. h. All landscaping is existing and there will be no new landscaping. i. All parking, loading, lighting and circulation is existing with no proposed. j. Garbage collection is done by the city. There is an existing trash enclosure on site. k. No floodplain issues exist for this property. l. There is an existing city sidewalk along Highway 2 West. There are no other sidewalks or bike trails adjacent to the property. 3. Refer to submitted elevation showing existing materials and height of building. The sign is existing and there will be no changes or modifications to it. 4. a. Traffic flow along Highway 2 West will not be altered or effected by this application. b. See the site plan on A000 for existing access to the site from Highway 2 West. c. See the site plan on A000 for parking location and circulation and the existing loading area. d. Garbage collection will continue to be done by existing city services. e. All utilities to the building are existing. There is no requirement for altering those utilities. f. There is no proposal for any screening of buffering of the building. g. There is an existing sign on a pylon along Highway 2 West. There will not be any changes to it.. h. The existing building is approximately 23 feet tall, and no alterations are being proposed. i. There are no open spaces existing or proposed for these interior improvements. j. The hours of operation Monday to Friday are 11:00 a.m. to 12:30 a.m., and Saturday and Sunday 10:00 a.m. to 12:30 a.m.. k. The exterior of the building will not be changing and will not be creating any new light, dust, vibrations, glare or heat. All noises are contained within the building. Fumes and odors are to be controlled by new exhaust system filtering systems for the kitchen cooking equipment. l. There are no requirements or revisions for storm drainage associated with this development. m. Fire and police are provided from existing city service. Vi c i n i t y M a p PR O J E C T D A T A Re s t a u r a n t / B a r / C a s i n o M a i n F l o o r 5 , 5 8 2 s q f t Oc c u p a n c y T y p e A- 2 Co n s t r u c t i o n T y p e V- B S p r i n k l e r e d Al l o w a b l e B u i l d i n g A r e a C a l c u l a t i o n A- 2 = 2 4 , 0 0 0 s q f t Ex t e r i o r D e c k 72 0 s q f t Ne w C a s i n o A r e a : 9 4 7 S q . F t . Al l o w a b l e C a s i n o A r e a : 5 , 5 8 2 x 2 0 % = 1 , 1 1 6 . 4 S F OW N E R Zo n e : B - 2 B u s i n e s s Pr o j e c t A d d r e s s : 1 3 0 7 H i g h w a y 2 W e s t LE G A L D E S C R I P T I O N 60 0 f t . R a d i u s M a p Ex i s t i n g C a s i n o A r e a : 7 9 2 S q . F t . Ne w C a s i n o A r e a : 9 4 7 / 5 , 5 8 2 = 1 6 . 9 % < 2 0 % Pa r k i n g R e q u i r e d : 48 S p a c e s Pa r k i n g P r o v i d e d : 57 S p a c e s 93 93 U S H i g h w a y 9 3 A l t SpringCreek Corp o r a t e Dr E Idaho St U S H ig h w a y 2 W Fatt Boys Bar and Grille 93 2 Appleway Dr U S Hi g h w a y 2 W U S H i g h w a y 9 3 A l t S p rin g C r e e k 2 B-2 General Business RA-1 Residential Apartment RA-1/PUD Residential Apartment With Pud Subject Parcel Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - 0 150 300 45075Feet¯ Subject Parcel B-2 General Business RA-1 Residential Apartment RA-1 Residential Apartment w/PUD Basemap: Esri Community Maps, ArcGIS.com Kalispell Zoning KCU-25-06 Fatt Boys October 22, 2025 93 93 U S H i g h w a y 9 3 A l t SpringCreek Corp o r a t e Dr E Idaho St U S H ig h w a y 2 W Fatt Boys Bar and Grille 93 2 Appleway Dr U S Hi g h w a y 2 W U S H i g h w a y 9 3 A l t S p rin g C r e e k 2 High Density Residential Floodway Commercial Subject Parcel 0 150 300 45075Feet Kalispell Growth Policy KCU-25-06 Fatt Boys Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski -¯ Subject Parcel Commercial High Density Residential Floodway Basemap: Esri Community Maps, ArcGIS.comOctober 22, 2025 93 93 U S H i g h w a y 9 3 A l t SpringCreek Corp o r a t e Dr E Idaho St U S H ig h w a y 2 W Fatt Boys Bar and Grille 93 2 Appleway Dr U S H i g h w a y 2 W U S H i g h w a y 9 3 A l t S p rin g C re e k 2 Gateway West Mall 0 150 300 45075Feet Kalispell Mailing List ¯ Subject Parcel Mailing List Parcels Other Parcels Basemap: Esri Community Maps, ArcGIS.com KCU-25-06 Fatt Boys October 22, 2025 Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - 1 VILLAGE LOOP MULTIFAMILY CONDITIONAL USE PERMIT – STAFF REPORT #KCU-25-07 KALISPELL DEVELOPMENT SERVICES DEPARTMENT DECEMBER 9, 2025 A report to the Kalispell City Planning Commission and the Kalispell City Council regarding a request from Tetra Holdings LLC for a Conditional Use Permit to allow the development of two multi-family residential buildings located at 95 Village Loop within the RA-2 (Residential Apartment) zoning district. A public hearing has been scheduled before the Planning Commission for December 9, 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 Tetra Holdings LLC has submitted a request for a Conditional Use Permit to construct a two-building multi-family development totaling 36 dwelling units on approximately 2.04 acres within the Village Heights Professional Center Subdivision. The subject property consists of Lot 1B and Lot 2, which must be legally aggregated into a single parcel in order to function as one development site for the purposes of density calculation, access, site design, and utility service. The project proposes one 12-unit residential building and one 24-unit residential building, supported by internal surface parking, circulation aisles, sidewalks, recreational amenities, and associated site improvements. Sewer service will be provided by the City of Kalispell, and domestic water service will be provided by the Evergreen Water District, both of which have existing mains located within Village Loop and can be extended to serve the development. The site is located along the upper edge of a prominent bluff that forms a steep west-facing slope approximately 40 to 50 feet in height. This landform represents a geotechnically sensitive feature with documented variability in subsurface soils. A geotechnical investigation prepared for the project identified interbedded silts, sands, and clay soils, with slope stability conditions that are acceptable under static loads but marginal under seismic loading. Based on these findings, the geotechnical engineer recommends separation of structural loads from the bluff, prohibiting surcharge activity near the crest, and locating stormwater detention and infiltration facilities outside the bluff influence zone. These recommendations will be incorporated into the engineering design and enforced through conditions of approval. The property is zoned RA-2 (Residential Apartment), which allows multi-family residential development through the conditional use process. The proposal meets the dimensional requirements of the RA-2 district, including height and setbacks, and represents infill development within an established subdivision that has transitioned from professional and commercial uses toward a mix of residential forms. With appropriate adherence to the geotechnical recommendations, the project is consistent with the intended development pattern along Village Loop. 2 A: Applicant: Tetra Holdings LLC Neil Johnson 411 Summit Ridge Drive Kalispell, MT 59901 B: Location: The property is located at 95 Village Loop, within the Village Heights Professional Center Subdivision. The site is legally described as: Lot 1B of the Amended Plat of Lot 1 of Village Heights Professional Center Subdivision and Lot 2 of Village Heights Professional Center Subdivision, City of Kalispell, Flathead County, Montana. C: Existing Land Use and Zoning: The subject property consists of two undeveloped platted lots within the Village Heights Professional Center Subdivision. The land is currently vacant, with no structures or active uses on the site. The zoning of the property is RA2 Residential Apartment, which is “a district intended to provide for higher-density residential development in areas served by full urban services, allowing multi-family housing types at densities appropriate to established infrastructure and compatible with surrounding development.” D. Size: The subject property is approximately 2.04 acres. E: Adjacent Zoning: North: City RA-2 East: City RA-2 South: City B-1 West: City RA-2 3 F: Adjacent Land Uses: North: Vacant RA-2 lots within Village Heights, consisting primarily of undeveloped hillside/open space. East: RA-2 hillside/open space on adjacent parcel(s); no active land use or development present. South: B-1 commercial properties along Village Loop containing neighborhood office and service uses. West: RA-2 zoned hillside/open terrain associated with the bluff; no developed uses adjacent to the subject property. G: General Land Use Character: The Village Loop corridor consists of a mix of multi-family residential, professional offices, and neighborhood commercial uses. The development pattern is inward-facing and serves as a local service node rather than a highway-oriented commercial district. The subject property sits within this built context, surrounded by existing subdivision lots, office development, and nearby residential neighborhoods. H: Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map designates the subject property as Urban Residential, which supports multi-family housing at urban densities in areas served by full municipal services. The proposed RA2 multi-family development is consistent with this designation and advances Growth Policy objectives related to compact development, efficient use of infrastructure, and expansion of attainable housing options within the city’s established service area. The property is located inside the city’s annexation boundary and is fully served by existing public utilities within Village Loop. The growth policy further encourages a mix of housing types and emphasizes that new residential development should be located with convenient access to services, employment, and transportation routes. The project aligns with these policies by utilizing existing infrastructure, reinforcing an infill development pattern, and contributing to the city’s overall housing supply in a location that supports walkability and multimodal access. 4 I. Availability of Public Services and Extension of Services: In addition to utility availability, a key physical constraint on the site is the bluff located to the west of the development footprint. While the property itself is generally flat and readily served by existing infrastructure within Village Loop, the western edge transitions into a geotechnically sensitive slope. A soils investigation submitted with the application indicates that the bluff is stable under normal loading but becomes marginal under seismic conditions. To ensure safe long-term stability, development must comply with the geotechnical recommendations, including prohibiting surcharge loading within approximately 40 feet of the bluff crest and placing any stormwater detention or infiltration features no closer than 150 feet to the slope. Incorporating these measures during engineering design and construction will protect the integrity of the bluff, avoid off-site impacts, and ensure that the availability of public services can safely and effectively support the proposed development. 5 Sewer: City of Kalispell Water: Evergreen Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: Lumen Schools: School District #5 (Edgerton Elementary/Glacier High School) Fire: City of Kalispell Police: City of Kalispell EVALUATION OF THE CONDITIONAL USE PERMIT REQUEST This application has been reviewed in accordance with the conditional use review criteria contained within the Kalispell Zoning Ordinance. A Conditional Use Permit may be approved only when the proposal, as submitted, demonstrates compliance with all applicable conditional use standards, along with any additional criteria required by the zoning district. The proposed Conditional Use Permit would allow development of two multi-family residential buildings totaling 36 dwelling units, with one building containing 12 units and the other containing 6 24 units, within the RA-2 Residential Apartment zoning district. The combined development site consists of approximately 2.04 acres across two platted lots. Under the RA-2 district, the minimum permitted lot size is based on the number of proposed units. The lot size would be at least 6000 square feet for the first two units and 1500 square feet for each unit thereafter. On 2.04 acres, that would allow up to 57 dwelling units. The proposed 36 units would be well under the allowable density provided for in the zoning ordinance. The development includes associated parking, internal circulation, sidewalks, municipal water and sewer extensions, stormwater management facilities, and site landscaping. 7 1. Site Suitability: a. Adequate Useable Space: The subject property consists of approximately 2.04 acres located within the Village Heights Professional Center Subdivision. This acreage reflects the aggregation of Lot 1B and Lot 2, which must be treated as a single development site for purposes of density, site design, and compliance with zoning standards. The site is mostly level and previously graded for development; however, it is not without constraints. The eastern boundary of the project lies near the crest of a prominent bluff, which requires careful separation of structural loads and stormwater systems. Within the interior building envelopes and circulation areas, adequate space is available to accommodate the two structures, internal roadways, parking, and required open space. RA-2 dimensional standards, including setbacks and height, can be met through the proposed design and will be verified at the time of building permit and site development review. As a condition of approval, the applicant shall formally aggregate Lot 1B and Lot 2 to ensure they function as a single development parcel prior to issuance of building permits. b. Height, bulk and location of the building: The applicant proposes two multi-family residential buildings, one 12-unit and one 24-unit, for a total of 36 dwelling units. Both structures are three stories in height and are proposed at approximately 39 feet, 11 inches, which meets the 45-foot height limit permitted in the RA-2 district. The buildings are internally oriented and set back from the bluff edge, providing adequate separation from the slope. Architectural review, including color, trim, and façade materials, will occur during site development review to ensure compliance with City standards. 8 c. Adequate Access: The project is anticipated to generate approximately 209 average daily trips based on ITE Trip Generation Manual rates for multi-family residential. While this volume does not exceed the thresholds requiring a full Traffic Impact Study, the development qualifies as a Category 0 Traffic Impact Study under City standards. A Category 0 submittal requires a traffic memorandum addressing trip generation, access placement, driveway geometry, internal circulation, and confirmation that the street network can safely accommodate anticipated volumes. The applicant shall provide a Category 0 TIS memo to the Kalispell Public Works Department for review and approval prior to issuance of building permits. d. Environmental Constraints: There are no mapped wetlands, floodplains, or waterways within the development area, and the site is located outside of the 100- year floodplain. However, the east portion of the property lies adjacent to a geotechnically sensitive bluff that constitutes a natural hazard feature. Subsurface investigations indicate the bluff is stable under static loading, with a calculated factor of safety of approximately 1.4, but becomes marginal under seismic loading at approximately 1.0. Development is feasible only when the geotechnical recommendations are implemented, including prohibiting surcharge loads within approximately 40 feet of the bluff crest and locating all stormwater detention and infiltration facilities at least 150 feet from the crest. These requirements must be incorporated into engineering, stormwater design, and construction practices to protect slope stability and ensure public safety. 2. Appropriate Design: a. Parking Scheme/Loading Areas: Parking for the development is provided in accordance with Section 27.24 of the Kalispell Zoning Ordinance, which requires 1.5 off street spaces per dwelling unit in the RA2 district. For 36 units, a minimum of 54 spaces is required, and the submitted plan provides the required number within internal surface parking areas. Parking areas include required drive aisle widths for circulation and fire access, with loading and service vehicle access accommodated from the internal parking lot. Final verification of parking counts, accessible parking requirements, striping, surfacing, and internal circulation details, including snow storage locations, will occur during building and site review. b. Lighting: Outdoor lighting associated with the project is required to comply with Chapter 27.26 – Outdoor Lighting Standards of the Kalispell Zoning Ordinance. All fixtures must be full cut-off and downward-directed to reduce glare and prevent unnecessary spillover onto neighboring properties. Detailed lighting plans will be reviewed during the building permit and site development review. c. Traffic Circulation: Primary access to the development will be provided from Village Loop, an existing public street designed to serve local residential and commercial traffic within the subdivision. Internal circulation is arranged through shared parking courts and maneuvering aisles that provide access to both buildings and maintain emergency serviceability. Based on standard trip generation rates for 9 multi-family residential, the anticipated traffic volumes from the 36 dwelling units fall below the threshold requiring a full Traffic Impact Study; however, the project qualifies as a Category 0 submittal under the City’s Traffic Impact Study framework. A Category 0 memorandum will be required to address trip generation, driveway placement, turning movements, and internal circulation to confirm safe and functional access. This analysis will be reviewed by the Kalispell Public Works Department during the engineering and site development review process. d. Open Space: The project provides landscaped areas and general open space throughout the site that function as usable outdoor space for residents. These areas may count toward the usable open space and recreational amenity requirements of the RA-2 district where they are designed to provide recreational value, including passive use such as sitting, gathering, and informal play, rather than simply serving as leftover or residual green space. To ensure compliance with RA-2 standards, the applicant may incorporate recreational amenities integrated into the open space system such as a gazebo, seating plaza, small lawn court, sport or play court, or comparable facility that is physically accessible to residents. Recreational amenities may be located within areas that overlap with stormwater facilities or utility corridors where those improvements are designed to safely accommodate recreational use, but shall not be located within parking islands or drive aisles. The final design of the recreational amenity and associated open space will be reviewed during building permit review, including review by the Parks and Recreation Department as applicable, to confirm that the materials, layout, surface, access, and capacity are appropriate for a multi-family development of this size. e. Fencing/Screening/Landscaping: Landscaping will be required in compliance with Chapter 27.24 – Landscaping Requirements of the zoning ordinance, including parking lot landscaping, perimeter buffering, and screening where adjoining residential uses. A final landscape plan shall be submitted with the building permit and must be approved by the Parks and Recreation Department before permit issuance. f. Signage: Any signage associated with the multi-family development must comply with the sign standards of Chapter 27.22 of the Kalispell Zoning Ordinance. All signs will be reviewed and permitted separately through the sign permit process. 3. Availability of Public Services/Facilities: a. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the project. b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department, with primary response available from Station 61 (312 1st Avenue E) or Station 62 (255 Old Reserve Drive), whichever is dispatched. Hydrant placement, fire flow, and emergency access will be reviewed during engineering and building plan review. 10 c. Water: The site will be served by the Evergreen Water District. Public water mains are located within Village Loop, and service connections will be extended to the development in accordance with District standards. There appears to be sufficient capacity is available to serve the project, and any required looping, sizing, or fire-flow improvements will be coordinated with the District during engineering review. d. Sewer: Municipal sewer service is available within Village Loop and the project will connect to the City’s wastewater system. The City has indicated that sufficient system capacity is available to serve the proposed development. The applicant will be required to extend service lines as necessary, comply with Public Works standards, and pay all applicable impact and connection fees. e. Storm Water Drainage: Stormwater management must comply with the City of Kalispell Standards for Design and Construction, including treatment and detention/retention requirements. Due to the geotechnically sensitive bluff located west of the development area, stormwater infiltration and detention facilities must not be placed within the slope influence zone. The geotechnical investigation prepared by Alpine Geotechnical (October 13, 2025) specifically recommends that all storm drain facilities be located a minimum of 150 feet from the slope crest to prevent oversaturation of infiltrative soils and protect long-term slope stability. Final stormwater design, including placement of all facilities, must demonstrate compliance with these recommendations and be reviewed and approved by Public Works prior to issuance of building permits. f. Solid Waste: Solid waste collection will be provided by the City of Kalispell. The trash enclosure must meet Public Works standards. g. Streets: The project fronts Village Loop, which is constructed to city standards. No additional right-of-way improvements are anticipated apart from standard boulevard landscaping. h. Sidewalks: Sidewalks exist along Village Loop. The development must provide pedestrian connections from both buildings to the public sidewalk system consistent with zoning requirements. i. Schools: The property is within School District #5 (Edgerton Elementary / Glacier High School). Based on typical student-generation rates for standard multi-family development, approximately 18 students (K–12) could be anticipated from 36 dwelling units. Actual enrollment impacts may vary depending on household composition at build-out. j. Parks and Recreation: Recreational requirements for multi-family development are governed by Section 27.34.060 of the Kalispell Zoning Ordinance, which requires 500 square feet of usable recreation area per dwelling unit, or recreational amenities of equivalent value and usability. For 36 dwelling units, this requirement equates to 11 18,000 square feet of usable recreation area. Usable open space may include landscaped areas that are specifically designed to provide active or passive recreational value, including seating areas, gathering lawns, or informal play spaces, as well as areas that overlap with stormwater features or utility corridors where those elements are designed and constructed in a manner that safely accommodates recreational use. To ensure compliance with this standard, the applicant may incorporate recreational amenities into the overall open space system such as a gazebo, small court, or seating plaza that is physically accessible to residents. Final siting, materials, access, and overall usability will be reviewed during building permit review by the Parks and Recreation Department, and must be approved prior to issuance of building permits. 4. Neighborhood impacts: a. Traffic: The proposed development will generate vehicle trips consistent with a typical multi-family residential project and is below the threshold that would trigger a full Traffic Impact Study. However, under the City of Kalispell Traffic Impact Study categories, projects of this size require a Category 0 analysis. A Category 0 TIS is a traffic memorandum that identifies expected trip generation based on recognized land use rates, describes the proposed access configuration and driveway placement, evaluates internal circulation and turning movements, and confirms that the surrounding street network can safely accommodate project-related traffic volumes. This memorandum will be reviewed by the Kalispell Public Works Department to verify compliance with access and operational standards, and must be submitted and approved prior to issuance of building permits. b. Noise and Vibration: Noise levels will increase temporarily during construction but will be minimal once the project is complete. Multi-family residential use is compatible with surrounding zoning and land uses. c. Dust, Glare, and Heat: Short-term dust may occur during construction and will be controlled through the use of established Best Management Practices, including watering, covering of disturbed soils, and compliance with City and DEQ requirements. Long-term dust, glare, or heat impacts are not anticipated as the development will consist of residential buildings, paved circulation areas, and landscaped open space. d. Smoke, Fumes, Gas, or Odors: Residential use will not generate significant odors or fumes beyond those typical for residential neighborhoods. e. Hours of Operation: As a residential use, there are no operational hours. The site will be occupied 24 hours per day by residents. 12 5. Consideration of historical use patterns and recent changes: The Village Loop area has transitioned from first-generation professional and commercial subdivision lots into a mixed residential and service-oriented neighborhood node. Rather than highway-oriented retail or large-scale commercial development, the land use pattern here is inward-facing, organized around Village Loop and its internal street network. The original Village Heights Professional Center Subdivision included medical, office, and service uses, and over time, residential forms have been introduced as infill, resulting in a localized district where housing and professional services coexist at a neighborhood scale. The subject property is vacant but sits within this established framework. Existing development in the immediate area includes multi-family projects comparable in scale, professional offices, and nearby residential neighborhoods. These uses have matured incrementally, not as isolated projects, but as part of a gradual densification that reflects the RA-2 zoning district’s intended purpose and the Growth Policy’s direction for compact housing near services. The proposed development is consistent with this pattern. It adds multi-family housing on land that is already subdivided, already served by municipal utilities, and functionally integrated into an existing development node. The use does not introduce a new intensity or disrupt a lower-density area; instead, it fills an expected role within the Village Loop framework, strengthening the residential component and complementing the surrounding office and commercial uses. As an infill project relying on existing infrastructure, the development represents a logical continuation of the area’s recent growth rather than a departure from its land use trajectory. 6. Effects on property values: No adverse impacts to property values are anticipated as a result of the proposed development. The RA-2 district already contemplates multi-family residential as a conditionally permitted use, and similar building types exist in close proximity to the site. The project will be served by municipal utilities, incorporates site improvements, landscaping, and modern architectural standards, and is designed to function as a professionally managed residential development. These characteristics typically correlate with stable or improved neighborhood valuations when compared with vacant or underutilized parcels. The site is currently undeveloped, and the proposal represents investment in an established subdivision where infill has been ongoing. Completing development on remaining vacant parcels generally contributes to improved market stability by eliminating uncertainty associated with undeveloped lots and reinforcing the intended land use pattern of the area. In this context, property values in the vicinity are more likely to remain stable or improve as a result of the project rather than decline. 13 7. Impact on surrounding area: After considering the foregoing review criteria, it is found that the proposed use conforms to the requirements set forth in Chapter 27 of the Kalispell Zoning Ordinance. Furthermore, the application of generally applicable design standards and the conditions of approval provided for herein ensure that the proposed use of the property will have no more adverse effect on the health, safety, or comfort of persons living or working in the area and will be no more injurious, economically, or otherwise, to property or improvements in the surrounding area than would any use generally permitted in the district. RECOMMENDATION Staff recommends that the Kalispell City Planning Commission adopt staff report #KCU-25-07 as findings of fact and recommend to the Kalispell City Council that the Conditional Use Permit for the Village Loop Multifamily project be approved, subject to the following conditions of approval: CONDITIONS OF APPROVAL (CONDITIONAL USE PERMIT) 1. That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. That the development and use of the site shall be in substantial conformance with the submitted application and architectural/site plan drawings. 3. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, as well as compliance with other site development standards, the development shall receive Site Review Committee approval prior to issuance of the building permit. 4. To ensure the property is fully landscaped and is compatible with the surrounding neighborhood, a landscape plan shall be submitted along with the building permit. The landscape plan shall be in substantial compliance with the submitted application and approved by the Parks and Recreation Director prior to issuance of the building permit. 5. A minimum of 500 square feet of land per unit that provides recreational value, as determined by the Kalispell Parks and Recreation Director, or recreational amenities equivalent to the fair market value of 500 square feet of land, shall be provided on site. Final design, materials, access, and functionality of the recreation area must be reviewed by the Parks and Recreation Department and approved prior to issuance of building permits. 6. The developer shall submit to the Kalispell Public Works Department for review and approval a storm water report and an engineered drainage plan that meets the requirements of the City of Kalispell Standards for Design and Construction and shall include, but not be limited to, stormwater quality treatment and drainage design for the development. 14 7. Prior to construction, the developer shall submit to the Kalispell Public Works Department an erosion/sediment control plan for review and approval, as well as a copy of all documents submitted to the Montana Department of Environmental Quality for the General Permit for Storm Water Discharge Associated with Construction Activities. 8. Access to the property shall meet fire code as determined by the City of Kalispell Fire Chief. 9. The garbage enclosure shall be sized and placed in a location acceptable to the Kalispell Public Works Department. 10. Pedestrian connections shall be provided from both buildings to the public sidewalk system along Village Loop, consistent with City access standards. 11. All sewer extensions necessary to serve the development shall be designed and constructed in accordance with the City of Kalispell Standards for Design and Construction and shall be reviewed and approved by the Kalispell Public Works Department. All domestic water extensions necessary to serve the development shall be designed and constructed in accordance with the applicable water provider’s standards and coordinated with that provider during engineering review. Prior to issuance of a Certificate of Occupancy, the developer shall submit certification to the Kalispell Public Works Department that the sewer infrastructure has been built and tested as designed and approved, and shall provide confirmation from the water provider that the water infrastructure has been constructed and tested in accordance with their standards. 12. All development shall comply with the recommendations contained in the Alpine Geotechnical Investigation Report (October 13, 2025), including prohibiting surcharge loads within approximately 40 feet of the bluff crest and prohibiting stormwater detention, retention, or infiltration facilities within 150 feet of the bluff crest. Final engineering documents shall demonstrate compliance prior to issuance of building permits. 13. Lot 1B and Lot 2 of Village Heights Professional Center Subdivision shall be aggregated into a single parcel prior to issuance of building permits. 14. A Category 0 Traffic Impact Study memorandum shall be submitted to and approved by the Kalispell Public Works Department prior to issuance of building permits. The memorandum shall address trip generation, access placement, driveway geometry, internal circulation, turning movements, and any recommended mitigation measures. Website: CONDITIONAL USE PERMIT City, State, Zip Applicant Email Address Property Address OWNER OF RECORD NAME OF APPLICANT Applicant Phone Owner Address Owner Email Address Address City, State, Zip City, State, Zip Address Email Address POINT OF CONTACT FOR REVIEW COMMENTS List ALL owners (any individual or other entity with an ownership interest in the property): Project Name Applicant Address Phone City, State, Zip If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. Legal Description (please attach a full legal description for the property and a copy of the most recent deed). Before the application will be deemed to be accepted for review, our office must receive an approval of the legal description from the Flathead County Plat Room. Please submit the legal description to their office (plat@flatheadcounty.gov). www.kalispell.comEmail:planning@kalispell.com CONSULTANT (ARCHITECT/ENGINEER)Phone Email Address Owner Phone Development Services Department 201 1st Avenue East Kalispell, MT 59901Phone (406) 758-7940 Village Loop Multi Family 95 Village Loop, Kalispell, MT 59901 Neil Johnson (406) 260-9835 411 Summit Ridge Drive Kalispell, MT 59901 cobblenj@gmail.com Terta Holdings LLC. Owner: Neil Johnson (406) 260-9835 411 Summit Ridge Drive Kalispell, MT 59901. cobblenj@gmail.com Jackola Engineering and Architecture (406) 755-3208 2250 US 93 S.Kalispell, MT 59901 ddigman@jackola.com Drew Digman (406) 755-3208 2250 US 93 S.Kalispell, MT 59901 ddigman@jackola.com Tetra Holdings LLC. "Lot 1b of the amended plat of Lot 1 of Village Heights Professional Center Subdivision" and "Lot 2 of Village Heights Professional Center Subdivision" Narrative Narrative 3. Village Loop Multifamily CUP Application a. Traffic flow and control The subject property is located at 95 Village Loop, Kalispell, Montana. This project is an undeveloped site. The proposed improvements include a 12 unit and a 24 unit condo buildings. Based on multifamily use being a conditional use for the zoning, Village Loop and the surrounding streets are anticipated to be able to handle the traffic volume from the site. Based on the Residential Condo use there is an anticipated trips per day to be around 209 trips per day (see the Trip Generation below), which is well under the 300 trip per day threshold for a TIS. b. Access to and circulation within the property The subject property is accessed from Village Loop. The proposed access to the site is from Village Loop and will allow for full circulation of traffic on site including fire trucks and trash trucks. Once circulated through the site traffic will exit through the singular access to Village Loop. There will be internal sidewalks installed to allow pedestrian flow from the parking lots to the buildings with a connection to the public sidewalk along Village Loop. c. Off-street parking and loading Off-street parking is provided in close proximity to the building. The number of parking spaces provided meets the requirements of the zoning ordinance. d. Refuse and service areas Trash service is proposed for the site and is located in the SE corner of the proposed parking lot. e. Utilities The project proposes a new 4” fire service line to each building along with water services and irrigation. All these lines are proposed to connect to the water main in Village Loop. Roof drains will be connected to an above ground detention area in the center of the parking lot and will be connected to a larger basin in the SW corner of the lot via a culvert. These storm areas will provide pre- treatment while two drywells in the center of the parking lot will be provided to infiltrate the stormwater to provide on-site stormwater management. Flows are not anticipated to be increased. A storm report supporting this will be provided with engineering plans. As part of the improvements, the existing sewer main and gas main will need to be demoed and relocated on site. The sewer main will include adding two manholes to provide sewer services to the proposed buildings. f. Screening and buffering There is no proposed screening or buffering for the site as the surrounding lots are RA-2 as well. g. Signs, yards and other open spaces A future ground mounted monument sign may be included near the storm water pond. h. Height, bulk and location of structures The project proposes two buildings, a 12 unit condo building that totals approximately 5,000 SF and a 24 unit condo building that totals approximately 10,000 SF. The total building SF for the site is approximately 15,000 SF. Building height allowed is 40 ft and proposed building height is 39’-11”. The proposed buildings will be outside all building setbacks. i. Location of proposed open space uses On site open spaces are primarily landscaped along Village Loop as well as the eastern side of the lot behind the 24 unit building. A gazebo or sport court may be included to meet city amenity requirements. j. Hours and manner of operation Based on the multifamily use the main traffic in and out of the site will be in the mornings and evenings. There are no proposed outside amenities to create additional neighborhood impacts. k. Noise, light, dust, odors, fumes and vibration No adverse impacts are expected to these items. During construction the contractor will be required to mitigate the impacts. Most activity will be performed during normal business hours and should not adversely impact any surrounding lots. l. Storm Drainage See Utilities, item E m. Fire/Police The project is located within the city limits of Kalispell, and it will provide cire and police services as it currently does. There are existing hydrant across village loop and a new one is proposed on the site. EXHIBITS -Building Elevations -Certificate of Survey -Land Use Exhibit -Existing Site Plan -Proposed Site Plan and Utility Plan - Geotechnical Report LEVEL 1 0' -0" A D G IH LEVEL 2 10' -5 3/8" LEVEL 3 20' -10 3/4" F T.O. PLATE 29' -11 7/8" E 1 2 3 4 5 9 10 6 8 7 LEVEL 1 0' -0" ADGIH LEVEL 2 10' -5 3/8" LEVEL 3 20' -10 3/4" F T.O. PLATE 29' -11 7/8" E DATE: JACKOLA ENGR. & ARCH., P.C. WITHOUT THE WRITTEN CONSENT OF MAY NOT BE USED OR REPRODUCED IS PROPRIETARY. THIS DOCUMENT THE INFORMATION CONTAINED HEREIN REVISIONS: KALISPELL 406-755-3208 # BOZEMAN 406-586-0707 VANCOUVER 360-852-8746 DRAWN:CHECKED: info@jackola.com jackola.com BU I L D I N G A A-201 VI L L A G E L O O P M U L T I F A M I L Y 95 V I L L A G E L O O P KA L I S P E L L , M T 5 9 9 0 1 EXTERIOR ELEVATIONS VAHJMF EXTERIOR ELEVATION KEYNOTES 1 ASPHALT SHINGLE ROOF 2 GUTTERS 3 FIBER CEMENT FASCIA 4 FIBER CEMENT TRIM 5 FIBER CEMENT WINDOW TRIM 6 FIBER CEMENT BELLY BAND 7 FIBER CEMENT BOARD AND BATT SIDING 8 FIBER CEMENT LAP SIDING 9 VINYL WINDOW 10 ALUMINUM RAILING 8'16'4'01/8" = 1'-0"1 WEST EXTERIOR ELEVATION 8'16'4'01/8" = 1'-0"2 EAST EXTERIOR ELEVATION 12 unit building to have the same finishes as the 24 unit building. LEVEL 1 0' -0" 3 LEVEL 2 10' -5 3/8" LEVEL 3 20' -10 3/4" T.O. PLATE 29' -11 7/8" 5214 1 2 3 4 5 9 6 7 8 LEVEL 1 0' -0" 3 LEVEL 2 10' -5 3/8" LEVEL 3 20' -10 3/4" T.O. PLATE 29' -11 7/8" 5 2 14 DATE: JACKOLA ENGR. & ARCH., P.C. WITHOUT THE WRITTEN CONSENT OF MAY NOT BE USED OR REPRODUCED IS PROPRIETARY. THIS DOCUMENT THE INFORMATION CONTAINED HEREIN REVISIONS: KALISPELL 406-755-3208 # BOZEMAN 406-586-0707 VANCOUVER 360-852-8746 DRAWN:CHECKED: info@jackola.com jackola.com BU I L D I N G A A-202 VI L L A G E L O O P M U L T I F A M I L Y 95 V I L L A G E L O O P KA L I S P E L L , M T 5 9 9 0 1 EXTERIOR ELEVATIONS VAHJMF 8'16'4'01/8" = 1'-0"1 SOUTH EXTERIOR ELEVATION 8'16'4'01/8" = 1'-0"2 NORTH EXTERIOR ELEVATION EXTERIOR ELEVATION KEYNOTES 1 ASPHALT SHINGLE ROOF 2 GUTTERS 3 FIBER CEMENT FASCIA 4 FIBER CEMENT TRIM 5 FIBER CEMENT WINDOW TRIM 6 FIBER CEMENT BELLY BAND 7 FIBER CEMENT BOARD AND BATT SIDING 8 FIBER CEMENT LAP SIDING 9 VINYL WINDOW 10 ALUMINUM RAILING 12 unit building to have the same finishes as the 24 unit building. VILLAGE LOOP MULTIFAMILY KALISPELL 10/22/2025 LAND USE MAP (SS) (SS) (SS) (SS) (SS) (SS) (G) (G) (G) (G) (G) EC C C CEE EMEM w ww SDCI RIM: 3001.18' IE OUT: 2996.71' SDCI RIM: 3001.04' IE OUT: 2996.17' SSMH RIM: 3004.52' OUT IE: 3000.37' SSMH RIM: 3003.75' NW IN IE: 2999.52' SE OUT IE: 2999.54' 3 0 0 3 3 0 0 3 3 0 0 3 3003 3 0 0 3 3 0 0 3 3 0 0 3 30 0 1 3 0 0 0 29 9 5 29 9 0 2 9 9 5 30 0 0 3 0 0 0 3004 3 0 0 2 3 0 0 2 3003 3004 SS SS 262 10' SEWER LINE EASEMENT 10' GAS LINE EASEMENT ROCK FILLED SWALE APPROX. LOCATION OF WATER SERVICE V I L L A G E L O O P ////////////////////// /////////////////// LEGEND // ASPHALT REMOVAL CONCRETE REMOVAL UTILITIES REMOVAL// VILLAGE LOOP MULTIFAMILY KALISPELL 10/22/2025 1" = 40' D1.0 EXISTING SITE SURVEY & DEMO PLAN (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (G) (G) (G) (G) (G) (G) (G) (G) (G) (G) (OHP)(OHP)(OHP) (UP) (UP) (UP) (UP) (UP) (U P ) (U P ) (UP ) (UP) (UP) (UP) (UP)(W ) (W ) (W ) (W ) (W ) (W ) (W)(W)(W)(W)(W)(W)(W) (W) (W) (W) (W) (W ) (W ) ( W ) (W ) (FO)(FO) (FO) (FO) (FO) (FO) (FO ) (F O ) (F O ) E C C C CE E EMEM w w w SDCI RIM: 3001.18'IE OUT: 2996.71' SDCIRIM: 3001.04' IE OUT: 2996.17' SSMHRIM: 3004.52'OUT IE: 3000.37' SSMHRIM: 3003.75'NW IN IE: 2999.52' SE OUT IE: 2999.54' 3 0 0 3 3 0 0 3 3 0 0 3 3003 3 0 0 3 3 0 0 3 3 0 0 3 3 0 0 1 3 0 0 0 29 9 5 29 9 0 2 9 9 5 30 0 0 3 0 0 0 300430023 0 0 2 3003 3004 SS SS 262 CP#1 CP#50 CP#51CP#52 CP#53 CP#54 CP#55 CP#56 (W ) (W ) (SD ) (W ) (W )VI L L A G E L O O P TRA S H TRA S H SS SS SSSS SSSSSS S S S S SS SS SS SS SSSS W W W W W W W W W W W W W W W SS SS W W W W W W W W UP UP UP UP UP UP UP UP DWSDSD DW PROPOSED BUILDING PROPOSED BUILDING 7 7 11 7 22 PROPOSED SEWER SERVICE PROPOSED WATER/FIRE SERIVCE PROPOSED WATER/FIRE SERVICE PROPOSED SEWER SERVICE PROPOSED SEWER MAIN PROPOSED HYDRANT PROPOSED STORMWATER DETENTION PROPOSED STORMWATER DETENTION PROPOSED DRYWELL PROPOSED DRYWELL PROPOSED TRANSFORMER PROPOSED POWER SERVICE 9. 0 0 ' 20.00' 26.00' 26.0 0 ' 24 . 0 0 ' 9.00' 20 . 0 0 ' 26.00' 40FT SETBACK FROM TOP OF HILL DATE: KALISPELL 406-755-3208 # BOZEMAN 406-586-0707 VANCOUVER 360-852-8746 DRAWN:CHECKED: info@jackola.com jackola.com PR O J E C T # : JACKOLA ENGR. & ARCH., P.C. WITHOUT THE WRITTEN CONSENT OF MAY NOT BE USED OR REPRODUCED IS PROPRIETARY. THIS DOCUMENT THE INFORMATION CONTAINED HEREIN REVISIONS: DISCOVERY VI L L A G E L O O P M U L T I F A M I L Y 95 V I L L A G E L O O P KA L I S P E L L , M T 5 9 9 0 1 DJD DJD SITE PLAN D9 C: \ U s e r s \ D r e w \ D C \ A C C D o c s \ J a c k o l a E n g i n e e r i n g & A r c h i t e c t u r e \ A D 2 0 2 5 \ C l i e n t F i l e s \ J o h n s o n _ N e i l \ 2 5 0 7 0 7 V i l l a g e L o o p M u l t i f a m i l y \ A u t o c a d \ V i l l a g e L o o p M F _ D I _ D 1 . 1 25 0 7 0 7 12/08/2025 GEOTECHNICAL INVESTIGATION REPORT Village Loop Multi Family Kalispell, Montana Alpine Geotechnical Project No. 25-861 October 13, 2025 Prepared for: Mountain Harvest Builders Prepared by: 120 Round Stone Drive, Suite 101 Kalispell, Montana 59901 406.257.6479 October 13, 2025 Mountain Harvest Builders Attn: Neil Johnson cobblenj@gmail.com Cc: Tyler Tonjum, Jackola Engineering ttonjum@jackola.com Re: Report of Geotechnical Investigation 95 Village Loop Multi Family Project Kalispell, Montana Dear Neil Johnson: Alpine Geotechnical, LLC (Alpine) has completed the geotechnical investigation for the planned development at the above noted location. We were asked to provide geotechnical information and recommendations needed to assist with the design and construction of foundations, floor slabs, pavements, and earthwork related phases of this project. The results of our field investigation, observations, laboratory test results, engineering analysis, exploration location plan, and boring/test pit logs are included in this report. These services were provided in accordance with our revised proposal dated July 8, 2025, and subsequent authorization to proceed. We appreciate the opportunity to be of service to you during the design phase of your project and look forward in assisting you during the construction phase. If you have any questions concerning this report, or if we may be of further service to you, please contact us. Sincerely, ALPINE GEOTECHNICAL, LLC Kagan Rutz, P.E. Cliff Clark Principal/Senior Engineer Staff Geotechnical Engineer TABLE OF CONTENTS SUMMARY OF GEOTECHNICAL FINDINGS AND RECOMMENDATIONS .......................... i INTRODUCTION ................................................................................................................... 1 PROJECT INFORMATION .................................................................................................... 1 EXPLORATION PROCEDURES ........................................................................................... 1 FIELD EXPLORATION ............................................................................................................ 1 SITE CONDITIONS ............................................................................................................... 2 SUBSURFACE CONDITIONS............................................................................................... 3 GEOLOGY ............................................................................................................................ 3 SOIL CONDITIONS ................................................................................................................ 3 LABORATORY TESTING ........................................................................................................ 3 GROUNDWATER CONDITIONS ............................................................................................... 4 ENGINEERING RECOMMENDATIONS ................................................................................ 5 GEOTECHNICAL CONSIDERATIONS ........................................................................................ 5 FOUNDATION PREPARATION ................................................................................................. 7 SEISMIC SITE CLASSIFICATION ............................................................................................. 8 BELOW-GRADE WALLS ........................................................................................................ 9 DRAINAGE ........................................................................................................................... 9 FLOOR SLABS ................................................................................................................... 10 EARTHWORK ..................................................................................................................... 10 PAVEMENTS ...................................................................................................................... 13 CLOSURE/LIMITATIONS ................................................................................................... 15 APPENDIX A Exploration Location Plan Boring, Test Pit, SCPT Logs APPENDIX B Laboratory Test Results Double Ring Infiltration Test Results Slope Stability Models APPENDIX C General Notes Unified Soil Classification System i SUMMARY OF GEOTECHNICAL FINDINGS AND RECOMMENDATIONS Based on the information obtained from our subsurface investigation, the site can be properly developed for the proposed project with implementation of the recommendations contained in this report. The following presents a summary of key geotechnical considerations: ◼ General subsurface conditions across the site include varying thickness of organic silt topsoil and previously placed fill materials ranging from 0.5 to 2.5 feet thick atop native soils. The native soils generally consist of highly interbedded silt and silty sand with intermittent zones of lean clay. ◼ The property is planned near an existing slope on the order of 1.75H:1V. Alpine has provided comprehensive slope stability analyses and recommendations for this site, which is presented in the Slope Stability Analyses section of this report. ◼ Maximum perimeter point and line loads of 50,000 pounds and 5,000 pounds per lineal foot have been used to develop the recommendations contained in this report. Alpine must be notified if design loading parameters differ from the values provided, so we can review and revise our recommendations as necessary. A recommended allowable bearing pressure of 2,000 pounds per square foot (psf) has been developed for foundations, based upon support from Structural Fill. Complete foundation recommendations are presented in the Foundation Preparation section of this report. ◼ From the 2021 International Building Code Section 1613.3.2, and ASCE 7-16 Table 20.3-1, the seismic site classification for this site is D. ◼ The recommended pavement section for the access roads and parking lot atop geotextile fabric over properly prepared subgrade is: 4 inches of asphalt pavement, 4 inches of crushed base course, and 8 inches of subbase course ◼ Close monitoring of the construction operations discussed herein will be critical in achieving the design foundation support for both building and pavement improvements. It is therefore critical that Alpine be retained to provide observation/testing during the earthwork portion of the work to help ensure satisfactory performance. This summary should be used in conjunction with the entire report for design purposes. It should be recognized that details were not included or fully developed in this section, and the report must be read in its entirety for a comprehensive understanding of the items contained herein. The section titled CLOSURE/LIMITATIONS should be read for an understanding of the report limitations 1 GEOTECHNICAL INVESTIGATION REPORT Village Loop Multi Family Kalispell, Montana Alpine Geotechnical Project No. 25-861 October 13, 2025 INTRODUCTION Alpine Geotechnical has completed the subsurface investigation for two new three-story multi- family buildings at 95 Village Loop in Kalispell, Montana. In accordance with our proposal, six (6) borings, one (1) seismic cone penetrometer test (SCPT), and two (2) test pits were conducted to investigate subsurface conditions within the areas of proposed improvements. The purposes of this report are to describe the subsurface conditions across the site, present the test data, and provide geotechnical recommendations based upon our analysis regarding foundations, floor slabs, below-grade walls for the buildings, pavements, and slope stability. PROJECT INFORMATION The project includes two new, three-story multi family buildings of about 28,000 square feet. The project is located within the Village Loop subdivision in north Kalispell. The proposed buildings are anticipated to be constructed using wood and light gauge steel framing, with concrete perimeter strip foundations, isolated concrete column foundations, interior thickened slab footings, and concrete slab-on-grade. Loading has been provided by the project engineer (Jackola) and is estimated to be a maximum of 50,000 pounds for point loads and 5,000 pounds per lineal foot for line loads. EXPLORATION PROCEDURES Field Exploration Subsurface exploration took place September 3-4, 2025, and included six (6) borings, designated DH-1 through DH-6, one SCPT, designated CPT-1, and two test pits, designated TP-1 and TP-2, conducted within proposed development areas to depths ranging from 3 to 75 feet below existing grade. An exploration location plan showing the investigation locations and site plan overlaid on aerial imagery is included in Appendix A. The borings were advanced using a truck mounted, rotary drill rig (Diedrich D50) using continuous flight hollow-stem augers owned and operated by Alpine Geotechnical. Test pits were conducted using a Kubota KX040 compact excavator owner and operated by Alpine Geotechnical. Representative samples were obtained by split-barrel sampling methods in general accordance with ASTM D1586, where the standard penetration resistance value (SPT-N) is recorded by counting the number of blows required to advance a standard 2-inch outside Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 2 diameter split-barrel sampler 12 inches following the initial 6-inch seating penetration. The energy in the SPT test is delivered by a 140-pound hammer with a free fall of 30 inches. The SPT-N value is used to estimate the in-situ relative density of cohesionless soils and consistency of cohesive soils. Representative undisturbed samples were recovered with a thin-walled tube sampler in general accordance with ASTM D1587, where a nominal 3-inch outside diameter galvanized tube with a beveled cutting edge is pushed hydraulically through fine-grained subgrade materials to obtain a relatively intact soil sample suitable for compressibility, permeability, strength, and density testing. Collected samples were tagged for identification, sealed to reduce moisture loss, and taken to our laboratory for further examination, testing, and classification. Information provided on the boring logs attached to this report includes soil descriptions, consistency evaluations, boring depths, sampling intervals, and groundwater conditions. The borings were backfilled by the drill crew with auger cuttings at the conclusion of each boring. The Vertek SCPT system is equipped with a seismic cone and a series of instruments on the end of a rod string, which is pushed into the ground at a constant rate of approximately 0.8 inches per second providing continuous measurements of subsurface parameters. The total force acting on the cone face, Qc, divided by the projected area of the cone, Ac, produces a measurement of cone resistance, qc; the total force acting on the friction sleeve, Fs, divided by the surface area of the friction sleeve, As, produces a measurement of sleeve friction, fs, and pressure is also measured behind the cone for a measurement of pore water pressure, u. The results of the field investigation are presented on the CPT logs and sounding summary. The Logs present delineation of subsurface strata as determined from nearby drilling and samples recovered during the field investigation and inference made from correlations of the CPT data. A field log of each boring was prepared by our staff engineer. These logs included visual classifications of the subsurface materials encountered during drilling as well as interpretation of the subsurface conditions between samples. Final boring logs included with this report represent field visual classifications, modified as needed based on laboratory tests of the samples. The logs also contain the field SPT results, natural moisture content, groundwater information, and any boring-specific comments. Based on our field classifications and laboratory test results, the estimated group symbol for each stratum is shown on the logs, according to the Unified Soil Classification System (USCS). SITE CONDITIONS The existing surface grade across most of the development area is relatively flat. The property is surrounded by existing commercial development within the Village Loop complex. The site is situated atop a continuous north to south trending bluff known for past sloughing and instability along residential areas north of this site. The proposed building is setback approximately 50 feet from the slope crest. The slope inclination along this bluff is in the range of 1.75H:1V to 2H:1V along the upper portions based on Lidar survey of this site. Slope stability modeling was provided for this area of development, which will be discussed later in this report. Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 3 SUBSURFACE CONDITIONS Geology The project site is in north Kalispell, Montana, which lies in the Rocky Mountain Trench bounded by the Salish Mountains to the west and the Swan Range to the east. These mountain ranges were formed during Tertiary tectonic activity in which Precambrian Belt rocks were faulted and uplifted. Pleistocene mountain and continental glaciation advanced generally southeastward through the trench in the vicinity of Kalispell depositing generally competent till soils beneath the base of the ice sheet. As the glaciers retreated, a sequence of weaker lakebed and outwash alluvial soils were deposited over the glacial till as meltwater accumulated in areas where drainage was impeded by morainal features. The specific near-surface geology for the project site consists of alluvial and outwash silts and sands with interbedded lean clay. Soil Conditions Based on the results of the borings and SCPT’s, subsurface conditions across the property can be generalized as limited fill materials and organic silt topsoil atop native soils. Native soils primarily consist of silt and silty sand with zones of lean clay throughout the subsurface profile. The native soils in the upper 10 feet of the soil profile had primarily loose or soft to medium stiff consistency, based upon Standard Penetration Test (SPT) N-values ranging from 3 to 7 blows per foot. Natural moisture contents in the upper 10 feet range from 5 to 27 percent, indicating moist to wet conditions. The soils throughout the strata are highly interbedded, therefore, the attached logs should be reviewed for a detailed description of the conditions encountered at the individual investigation locations and depths. Laboratory Testing Representative portions of each recovered sample obtained during the field investigation were sealed in air tight containers and transported to our laboratory for further visual and laboratory examination. Each sample obtained during the field investigation was tested for natural moisture content. Selected samples were tested for liquid limit, plastic limit, and plasticity index (ASTM D4318), particle size (ASTM C136 & C117), in-situ unit weight (density), California Bearing Ratio (ASTM D1883), one-dimensional consolidation (ASTM D2435), and specific gravity of soil solids (ASTM D854) to aid in soil classification and to provide input for our analyses. A description of the laboratory test results for each project site is included in the Soil Conditions section of this report, and complete results of the laboratory tests are attached in Appendix B. Based on our field classifications and laboratory test results, the estimated group symbol for each stratum is shown on the logs, according to the Unified Soil Classification System (USCS). A brief description of the USCS is attached to this report in Appendix C, along with General Notes that provide explanation of the USCS. Particle size testing (ASTM C117 & C136) of soils taken from the borings are shown in the table below: Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 4 Boring Depth (ft) Passing No. 4 (%) Passing No. 200 (%) Classification DH-1 20.0 100 17 Silty SAND (SM) DH-2 5.3 100 45 Silty SAND (SM) Liquid-limit, plastic limit, and plasticity index testing (ASTM D4318) of soils taken from select borings are shown in the table below: Boring Depth (ft) Liquid Limit (%) Plasticity Index (%) Classification DH-1 21.5 32 11 Lean CLAY (CL) DH-2 8.0 28 9 Lean CLAY (CL) One-dimensional consolidation/swell by ASTM D2435 was conducted on portions of two thin- walled tube samples of lean clay taken at depths of approximately 10 feet. The consolidation results indicate moderate compressibility of the in-situ cohesive soils at stresses up to 2,000 psf and high compressibility at stresses up to 8,000 psf with negligible collapse upon wetting. A laboratory maximum dry density test of a bulk subgrade sample of sandy silty clay by standard Proctor (ASTM D698) indicated a maximum dry density of 107.8 pcf at optimum water content of 15.6%. A California Bearing Ratio (CBR) test on the bulk sample indicated a CBR value of 11.6% when compacted to 95% of standard Proctor maximum dry density. Complete laboratory test results are included in Appendix B. Individual boring logs, as well as the Soil Conditions section of this report should be reviewed for details on estimated depths of fill based on the field investigation. It should be noted that differences in topsoil and/or fill thickness may occur between the relatively widely-spaced boring locations. Bidding contractors should be advised that soil borings were not completed to exactly quantify the depth of removal of unsuitable material (which would require additional, more closely-spaced borings), but rather to provide a general summary of anticipated subsurface conditions. Groundwater Conditions The borings were observed while drilling and immediately after completion for the presence and level of groundwater. Static groundwater was not encountered in the borings during the field investigation, however, wet seep zones within interbedded fine-grained soils were encountered throughout the subsurface below depths of 10 feet. It should be recognized that fluctuations of the groundwater table will occur due to seasonal variations in the amount of rainfall, runoff, and other hydrologic factors not evident at the time the borings were performed. Therefore, groundwater levels during construction or at other times in the future may vary relative to the conditions indicated on the logs. Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 5 ENGINEERING RECOMMENDATIONS Geotechnical Considerations We understand the proposed buildings are anticipated to be multi-story above grade, with an approximate total footprint of 9,000 square feet with no planned basement. Design loading has been provided and is estimated to have maximum uniform line loads and point loads of 5,000 pounds per lineal foot and 50,000 pounds, respectively. We have performed our settlement analysis and prepared our foundation preparation recommendations based on this loading information. Areas with higher loading will stress the soils more significantly and will result in higher settlements than those estimated. The fill and topsoil layers that currently extend to depths between about 0.5 to 2.5 feet across the site should be completely removed beneath the entire building since these materials are not considered reliable to support foundations because of the risk of excessive settlement. The native sandy silty clay beneath the fill/topsoil is soft to medium stiff, which transitions into loose silty sand. To provide uniformity and better load-settlement relations, we have included recommendations for subexcavation and replacement with 24 inches of Structural Fill beneath building foundations. Exterior stoops/patios and unheated spaces attached to the buildings can be very susceptible to seasonal frost-related uplift, which can cause undesirable impacts that can restrict door openings and cause problems if they are tied to the foundation of the heated structure. The native soils are highly frost-susceptible at this site; therefore, care should be taken at all exterior stoop and hardscape locations where they cross the foundation backfill zone. The backfill from the foundation level to finished grade beneath all settlement and frost heave sensitive areas should be comprised of Structural Fill or sufficiently clean, granular fill to minimize the potential for undesirable settlement and/or cyclical frost heave distress. Minimizing water infiltration from roofs, runoff, irrigation, and other sources within the backfill zone should be a top priority when developing project plans. Slope Stability Analyses Stability analyses were conducted at the SCPT location nearest the slope crest (CPT-1). The slope sections were input based upon Lidar data provided by Jackola. Following initial stability analyses, a single slope section was identified and specifically analyzed for the critical condition based upon slope inclination and/or building proximity. The critical slope model was identified along the steepest portion of the slope. The slope in this vicinity has a typical slope inclination of about 1.75H:1V along the upper portions, which has a mostly uniform surface along the slope face. Maintenance buildings and a flattened parking area are located along the base of the upper slope. The maximum overall slope height in this area is on the order of 50 feet +/-. Stability analyses models were conducted using the program EnSlope v2025 by Ensoft Inc to compute 2-dimensional, limiting equilibrium solutions by the Modified Bishop Method for circular arc failure surfaces at the slope sections noted above. In the limiting equilibrium approach, Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 6 factors of safety are computed for various potential failure surfaces by comparing resisting moments to driving moments. That is, if resisting and driving moments for the failure mass are equal, the factor of safety is FS = 1.0 and failure impends. If resistance, or shear strength along a failure surface, exceeds the driving or destabilizing influences, then the factor of safety increases. Typically, a minimum factor of safety FS = 1.3 is desired for in-service, static conditions, and FS = 1.0 is desired for seismic conditions. Detailed results of each slope model are shown in Appendix B. Soil shear strength parameters and general soil stratigraphy for the current analysis were generated by Alpine based upon the SCPT data and laboratory testing, as well as estimates based on our experience with the local subsurface conditions. We have applied some level of conservatism to these parameters because shear strength values for variable/interbedded soils are difficult to accurately measure for the in-situ condition. Peak ground accelerations used within the slope models was based on mapping by the US Geological Survey for the project latitude and longitude, which indicates an estimated horizontal peak ground acceleration of 0.40g with a 98 percent probability of non-exceedance each year period, which corresponds to a return period of 2475 years. Our analyses focused on the steepest slopes adjacent to the property, which indicated factors of safety on the order of FS = 1.4 for static conditions and 1.0 for seismic conditions, with failure surfaces that generally extend beyond the slope crest about 20 to 30 feet +/- under drained, or in-service conditions. The groundwater/seepage zone was established at about 20 feet below grade, which corresponds to the presence of seepage zones encountered during the drilling. Static groundwater was encountered at a depth of 50 feet below existing grade at the time of the field investigation. A building surcharge load of 500 pounds per square foot (psf) was applied to model the effects of the proposed building about 40 feet back from the crest of the slope. The stability results shown in Appendix B include the existing slope under static conditions and following building construction for both static and seismic conditions. Based on our analyses, we conclude the proposed development will have no major impact on stability of the existing slope relative to the current design building setback under static conditions. The current building setback is designed to be at least 40 feet from the slope crest, which is acceptable based on our analyses. In addition, all storm drain facilities should be setback a minimum of 150 feet from the slope crest and should be slightly oversized to minimize oversaturation of the infiltrative soils based on the double ring infiltration test results. The slope was shown to be stable under static conditions, with factors of safety on the order of FS = 1.4 estimated for both the pre and post construction analyses. However, it should be recognized that under seismic conditions via an earthquake, the factor of safety in this area dropped significantly to FS = 1.0, which we consider marginally stable. Therefore, during construction of the building and parking areas, all earthwork operations within 40-feet of the slope crest should be done to provide minimal disturbance to the existing slope and should be conducted in thin lifts with static/non-vibratory compaction only via sheepsfoot roller or rubber-tired rollers or construction equipment only as necessary. Any surcharge loading of the area near the slope Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 7 crest (within 40 feet +/-) should be strictly minimized; this would include loading from snow piles, vehicles, or soil overburden. Alpine can provide additional guidance for this approach if requested. Foundation Preparation In our opinion, the proposed building foundations can be supported by conventional strip and column foundations bearing on a layer of Structural Fill atop properly prepared subgrade. For both strip and spread foundations, the excavation should be extended to a minimum of 24 inches beyond the foundation level. If the subgrade at this level consists of silty sand, it should be water conditioned and recompacted to a minimum of 95% relative to standard Proctor (ASTM D698) maximum dry density. If silt or clay is encountered at the subexcavation level, it should be neatly excavated using smooth-lipped buckets to minimize disturbance. Geotextile separation fabric (Geotex 200ST or Alpine approved equivalent) should be placed at the subgrade interface, followed by the recommended 24 inches of Structural fill to re-establish final footing grade. A relative density of 98% of standard Proctor is the target for Structural Fill. However, it may not be possible to achieve this density over the loose subgrade materials. With the approval of Alpine’s designated representative, 95% is acceptable if this situation arises. All fill should be placed in 12-inch lifts. The Structural Fill should extend laterally a distance of 8 inches for every 12 inches of thickness. Foundation recommendations have been developed to provide an allowable bearing capacity based upon this specific preparation sequence, and proper preparation is critical to satisfactory foundation performance. A sketch below shows the approximate dimensions for the Structural Fill under foundations and slabs. The base of each foundation excavation should be free of water and any loose or soft soil prior to placing concrete. Concrete should be placed as soon as possible after foundation preparation to reduce bearing soil disturbance. If the subgrade should become excessively dry, disturbed, saturated, or frozen, the affected soil should be removed to an undisturbed surface and Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 8 replaced under geotechnical observation prior to placing concrete. Design recommendations for shallow foundations to support the proposed building is presented below. Description Value Allowable bearing pressure: Spread & Strip Footings Bearing Surface: 24 inches Structural Fill 2,000 psf Minimum footing dimensions Continuous Footings: 18 inches Spread Footings: 30 inches Minimum embedment below finished grade 42 inches Approximate total settlement from foundation loads < 3/4 inch Estimated differential settlement from foundation loads 1/2 to 2/3 of the total settlement Coefficient of sliding friction µs between concrete foundations and Structural Fill 0.50 Foundation settlement will depend upon the variations within the subsurface profile, the structural loading conditions, the embedment depths of the footings, the thickness of gravel or engineered fill, and the quality of the earthwork operations and footing construction. These recommendations are based on the maximum loads provided. Design loading in excess will increase the stress applied to the supporting soils and require additional geotechnical analysis to ensure estimated settlement will meet engineer/owner expectations. Seismic Site Classification Code Used Site Classification 2021 International Building Code (IBC) 1 D2 1. In general accordance with the 2021 International Building Code, Section 1613.3.2, and ASCE 7-16 Table 20.3-1. 2. The 2021 International Building Code and ASCE 7-16 require a site soil profile determination extending a depth of 100 feet for seismic site classification. The current scope requested does not include the required 100-foot soil profile determination. SCPT’s for this report extended to a maximum depth of 75 feet. Seismic site classification was determined based on an average seismic velocity of approximately 700 ft/sec throughout the subsurface. The following seismic parameters per ASCE 7-16 are applicable to this project: • Seismic Risk Category II according to Table 1.5-1 • Ss value of 0.863 per section 11.4.2 • S1 value of 0.259 per section 11.4.2 • Fa value of 1.155 per section 11.4.4 • Fv value of 2.1 per section 11.4.4, 11.4.8, 20.3.1, and 21.3 (iii) Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 9 Below-Grade Walls For preliminary design, reinforced concrete walls with unbalanced backfill levels on opposite sides should be designed for earth pressures at least equal to those indicated in the following table. Earth pressures will be influenced by structural design of the walls, conditions of wall restraint, methods of construction and/or compaction and the strength of the materials being restrained. Active earth pressure is commonly used for design of free-standing cantilever retaining walls and assumes wall movement. The "at-rest" condition assumes no wall movement. The recommended design lateral earth pressures do not include a factor of safety and do not provide for hydrostatic pressure on the walls. EARTH PRESSURE COEFFICIENTS EARTH PRESSURE CONDITIONS COEFFICIENT FOR BACKFILL TYPE EQUIVALENT FLUID DENSITY (pcf) SURCHARGE PRESSURE (psf) EARTH PRESSURE (psf) Active (Ka) Structural Fill - 0.26 Processed site fill – 0.39 35 41 (0.26)S (0.39)S (35)H (41)H At-Rest (Ko) Structural Fill - 0.41 Processed site fill – 0.56 55 59 (0.41)S (0.56)S (55)H (59)H Passive (Kp) Structural Fill – 3.85 Processed site fill – 2.56 500 270 --- --- --- --- Applicable conditions to the above include: • For active earth pressure, wall must rotate about base, with top lateral movements of about 0.002 H to 0.004 H, where H is wall height • For passive earth pressure to develop, wall must move horizontally to mobilize resistance • Uniform surcharge, where S is surcharge pressure • Horizontal backfill, compacted to 95 percent (native materials) and 98 percent (Structural Fill) of standard Proctor maximum dry density • No hydrostatic pressure acting on wall • No loading from compaction equipment • No loading from nearby footings or slabs • No dynamic loading • No safety factor included in soil parameters • Ignore passive pressure in the frost zone Drainage Site grading should provide effective drainage away from the structure during and after construction. Water permitted to pond next to the structure can result in greater soil movements. Finished grades should be positively sloped away from the foundation and backfill Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 10 zones at a minimum slope of 5 percent over the 10 feet immediately adjacent to the foundation perimeter. Irrigation in the backfill zone should be strictly minimized or isolated from the backfill zone. Roof gutters with downspouts should be provided with discharge points beyond the backfill zone. If positive drainage is not provided during the life of the structure, then increased movement could develop. Double ring infiltration tests were conducted at the two storm drain locations at this site. The following table shows the results of the double ring infiltration tests. Complete results are included in Appendix B. Location Depth below existing grade Stabilized Rate (in/hr) Soil Description TP-1 3.5 feet 4.59 Silt with sand TP-2 4.0 feet 15.20 Silty Sand Floor Slabs Lightly-loaded interior floor slabs found on a layer of granular base course atop properly prepared subgrade are expected to have low risk of differential performance assuming earthwork is completed in accordance with this report. Following removal of all organic topsoil and previously placed materials, we recommend that slabs be supported on a minimum thickness of 12 inches of Structural Fill followed by a minimum 4-inch-thick leveling course comprised of well-graded ¾” crushed base material. These materials should be placed according to the Earthwork section of this report. If greater thicknesses are required to meet final grades, then the thickness of Structural should be increased as necessary. Floor slabs should be structurally independent of any building footings or walls to reduce the possibility of floor slab cracking caused by differential movement between the slab and foundation. A soil subgrade reaction modulus value of 250 psi/in should be used for floor slabs bearing on Structural Fill supported crushed base course. Joints should be constructed or saw cut at regular intervals as recommended by the American Concrete Institute (ACI) to help control the location of cracking. Differential settlement between the floor slabs and foundation could occur, and provisions to allow some independent movement should be included in the design. The use of a vapor retarder should be considered beneath concrete slabs on grade that will be covered with wood, tile, carpet, or other moisture sensitive or impervious coverings, or when the slab will support equipment sensitive to moisture. When conditions warrant the use of a vapor retarder, the slab designer should refer to ACI 302 and/or ACI 360 for procedures and cautions regarding the use and placement of a vapor retarder. Alpine Geotechnical can provide additional input in this regard if requested by the Structural Engineer. Earthwork For the specific recommended preparation sequence for building slab and foundation, please refer to the Foundation Preparation section of this report. To prepare the site for construction, Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 11 all organic or previously placed fill materials, and any loose, soft, frozen, or otherwise unsuitable materials should be removed from excavation areas. The extent of removal should be evaluated by Alpine Geotechnical personnel during construction. Excavated materials not suitable for use as backfill should be disposed of off-site. The exposed subgrade should be stable under the loading of construction equipment, thoroughly recompacted and tested by Alpine personnel prior to fill placement. Depending on the season of construction and other factors such as defined haul routes, instability may develop that will require subgrade stabilization. Our engineering staff should be consulted if this situation develops to provide stabilization recommendations, such as subexcavation and replacement, or geotextile/geogrid reinforcement. The on-site fill soils are not suitable for use as building backfill under hardscaped areas but may be in landscaped areas, which may include portions of the structure backfill. For building backfill (both interior and exterior) and fill areas beneath all exterior hardscaped features such as roadways, sidewalks, and exterior patios/stops we recommend support from Structural Fill to minimize undesirable settlement and/or seasonal frost heave, especially within the backfill zone of the buildings. Building interior backfill areas should include a minimum of 8 inches of Structural Fill and 4 inches of crushed base course beneath the concrete slab. Special attention should be paid in areas where exterior patios or hardscape features cross the building backfill zone. If such areas are planned, we recommend Structural Fill be used exclusively for exterior backfill from foundation depth to reduce settlement potential. Structural Fill for soil replacement and backfill should be developed from reliable source(s) approved by Alpine Geotechnical and meeting the following gradation and composition requirements: Screen or Sieve Size Percent Passing by Weight 3-inch 100 1 1/2-inch 85-100 No. 4 30-60 No. 200 10 maximum • The sand, gravel, and cobble-size particles comprising the fill must be hard, durable rock materials that will not degrade by moistening or under mechanical action of the compacting equipment; i.e. not shale or other clayey rock types. • The binder/fines fraction should have maximum Liquid Limit and Plasticity Index values of 25 and 10 percent respectively. • No frozen, organic, or other deleterious materials should be present in the fill aggregate. Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 12 The soil’s water content at the time of compaction should be in the range specified in the following table. Some moisture conditioning of on-site soils may be required to achieve adequate compaction; wetting or drying may be required depending on the natural soil moisture conditions at the time of construction. All fill materials should be placed and compacted in horizontal lifts. The fill lifts should not exceed 12 inches in loose thickness for heavy compaction equipment, and 6 inches for smaller equipment such as large vibratory plates and jumping jacks used in foundation and utility excavations. Small vibratory plate compactors should be used in landscaped areas only. Typically, sheepsfoot compactors are best suited for fine-grained, cohesive soils and vibratory, smooth-drum compactors are needed for coarse- grained soils. All fill material should be compacted as specified in the table on the following page. Fill Material Type Laboratory Compaction Characteristics of Soil using Standard Effort (ASTM D-698) Minimum Percent Compaction Moisture content range, from optimum Structural Fill* Below Foundations 98% Workable, generally within 3% of optimum * Interior and Exterior Structure Backfill/Soil Replacement below slabs and hardscapes 95% General Fill* Processed existing site fill materials Below unimproved landscaped areas 90% -3% to +3% specific evaluation for each material * The gradation of a granular material may affect its stability and the moisture content required for proper compaction. Samples of all proposed fill materials should be submitted to Alpine Geotechnical for testing and approval prior to use. At a minimum, excavations should be performed in accordance with OSHA 29 CFR, Part 1926, Subpart P, “Excavations” and its appendices, and in accordance with any applicable local, state, and federal safety regulations. The contractor should be aware that slope height, slope inclination, and excavation depth should in no instance exceed those specified by these safety regulations. Flatter slopes than those dictated by these regulations may be required depending upon the soil/groundwater conditions encountered and other external factors. These regulations are strictly enforced and if they are not followed, the owner, contractor, and/or earthwork and utility subcontractor could be liable and subject to substantial penalties. Under no Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 13 circumstances should the information provided in this report be interpreted to mean that Alpine Geotechnical is responsible for construction site safety or the contractor’s activities. Construction site safety is the sole responsibility of the contractor who shall also be solely responsible for the means, methods, and sequencing of the construction operations. Our engineering staff will be available during construction to provide guidance, if requested in connection with agreed construction phase work by Alpine Geotechnical. Pavements It is anticipated that final subgrade elevations within the parking/access roadway areas will be at or slightly above existing grades. Prior to placing any additional fill for pavement section construction, the existing subgrade materials should be stable under rubber-tired construction equipment, including dump truck traffic. Areas that are shown to be unstable during this proof loading operation indicate that deeper subgrade deficiencies may exist, and these areas should be repaired under the direction of our geotechnical engineer. The requirements of a suitable fill and its placement are discussed earlier in the Earthwork section of this report. Unsuitable material encountered below subgrade and/or subbase course level should be further undercut and replaced with Structural Fill based on observation by our geotechnical engineer. The upper 1 foot of subgrade material below the subexcavation depth should be compacted to at least 95% of the maximum dry density per ASTM D698. The design approach used to develop the following tables for the flexible surfacing was based on the American Association of State Highway and Transportation Officials (AASHTO) 1993 Guide for Design of Pavement Structures, Chapter 4 Low Volume Road Design. We used structural coefficients of the Montana Department of Transportation and our local experience. We also consulted the National Asphalt Pavement Association (NAPA) methodology, which is specific to low-volume pavements. Specific information regarding anticipated vehicle types, axle loads, and traffic volumes was not provided. In developing our recommendations, we have assumed that traffic will consist primarily of automobile traffic and a limited number of delivery trucks and trash removal trucks. If heavier vehicle types or higher traffic volumes are expected, Alpine should review these assumptions and recommendations. The design of pavement thickness was based on this traffic data and the following: ◼ Stable subgrade as previously detailed and verified by proof-loading with rubber-tired construction equipment and dump truck traffic. ◼ Placement of Geotextile Fabric (Geotex 200ST or equivalent) ◼ Any required fill is placed in accordance with the Earthwork section of this report. ◼ Flexible Pavement Design Catalog assuming a maximum of 5 ESAL’s per day over the service life. A CBR value of 11.6 percent was used as the basis for subgrade pavement design based on the bulk sandy silty clay subgrade sample. ◼ A service life of 20 years. Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 14 As a minimum, we suggest the following typical pavement section be considered: Typical Pavement Section Thickness Traffic Area Asphalt Concrete Surface Course Crushed Base Course Subbase Course Total Thickness Access Road and Parking Lot 4 inches 4 inches 8 inches 16 inches For the areas identified for garbage collection, higher performance will be achieved through installation of a minimum 5-inch-thick Portland Cement Concrete Pavement as the surface course to support the tipping axle of the garbage truck during stop/start and loadout. We recommend our technical staff be afforded the opportunity to evaluate the existing subgrade materials during construction. We also recommend field density testing be performed of all fill placed to achieve final subgrade elevation as well as subbase and base course materials. Pavement sections based upon a more detailed pavement design could be provided if specific traffic loading, frequencies, and desired pavement design life are provided. The pavement section provided is based on design traffic loading as discussed and is not intended for nor should it be construed to be a construction platform either in full or partial section. Construction use is likely to exert heavier and higher frequency axle/wheel loads under adverse weather or channelized traffic conditions than assumed in this forgoing design. If construction access/haul load sections are desired, additional geotechnical input based on construction traffic will be required. Pavements subjected to higher traffic volumes than assumed above may require thicker pavement sections. The above section represents the minimum thickness for in-service use and, as such, periodic maintenance should be anticipated. Aggregate base course should meet Montana Public Works Specification Section 02235 (6th Edition) for Crushed Base Course, 1 ½ inch or ¾ inch minus and compacted to at least 95% of the maximum ASTM D 698 dry density. Long term pavement performance will be dependent upon several factors, including maintaining subgrade moisture levels and providing for preventive maintenance. The following recommendations should be considered the minimum: • Site grading at a minimum 2% grade away from the pavements • The subgrade and the pavement surface have a minimum ¼ inch per foot slope to promote proper surface drainage • Consider appropriate edge drainage and pavement underdrain systems • Install joint sealant and seal cracks regularly Geotechnical Investigation Report Village Loop Multi Family ■ Kalispell, Montana October 13, 2025 ■ Alpine Geotechnical Project No. 25-861 15 Preventive maintenance should be planned and provided through an on-going pavement management program. Preventive maintenance activities are intended to slow the rate of pavement deterioration, and to preserve the pavement investment. Preventive maintenance consists of both localized maintenance (e.g. crack and joint sealing and patching) and global maintenance (e.g. surface sealing). Preventive maintenance is usually the first priority when implementing a planned pavement maintenance program and provides the highest return on investment for pavements. Prior to implementing any maintenance, additional engineering observation is recommended to determine the type and extent of preventive maintenance. CLOSURE/LIMITATIONS Alpine Geotechnical should be retained to review the final design plans and specifications so comments can be made regarding interpretation and implementation of our geotechnical recommendations in the design and specifications. Alpine Geotechnical also should be retained to provide observation and testing services during site preparation, removal of unsuitable soils, foundation preparation/construction, and backfilling of excavations and other earth-related construction phases of the project. The analysis and recommendations presented in this report are based upon the data obtained from the borings and SCPT’s performed at the indicated locations and from other information discussed in this report. This report does not reflect variations that may occur between boring locations, across the site, or due to the modifying effects of weather. The nature and extent of such variations may not become evident until construction has commenced. If variations appear, Alpine should be immediately notified so that further evaluation and supplemental recommendations can be provided. This report has been prepared for the exclusive use of our client for specific application to the project discussed and has been prepared in accordance with generally accepted geotechnical engineering practices. No warranties, either expressed or implied, are intended or made. Site safety, excavation support, and dewatering requirements are the responsibility of others. If changes in the nature, design, or location of the project as outlined in this report are planned, the conclusions and recommendations contained in this report shall not be considered valid unless Alpine Geotechnical reviews the changes and either verifies or modifies the conclusions of this report in writing. APPENDIX A 120 Round Stone Drive Kalispell, MT 59901 PH. (406) 257-6479 Project No. Scale Date 25-861 NTS 09-04-25 Exploration Location Plan Exhibit Village Loop Multi Family Kalispell, Montana A-0 DH-2 TP-1 TP-2 DH-1 DH-3 DH-6 DH-4 DH-5 CPT-1StormDrain Storm Drain Building Building Parking Lot 0 2 4 6 8 10 12 14 16 18 20 22 24 26 4 6 4 215 15 26 26 7 22 33 13 5 6 5 7 9 17 5 7 6 6 3 3 2 2 4 3 3 4 4 3 2 4 3 3 4 6 5 4 5 5 10 11 6 6 OL CL-ML SM ML CL SM CL Organic SILT topsoil with surficial grass, dark brown, moist, stiff, 5" thick Sandy silty CLAY, brown, moist, stiff to medium stiff, trace organics to 1.0' Silty SAND with interbedded zones of silt trace sand, brown, moist, loose, laminated SILT with interbedded zones of lean clay/silty sand, brown, very moist, medium stiff, with rapid dilation (seep zone) Lean CLAY with interbedded zones of silty sand/silty clay, pink/brown/grey, moist, medium stiff, laminated with rust colored mottling Silty SAND, brown, moist, loose to medium dense Lean CLAY trace sand, brown, very moist, very stiff, laminated End of Boring DH-1 at 22.0' Alpine Geotechnical BORING LOG NO.: DH-1 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-03-25 Coordinates:48.22787, -114.30602 Elevation:Existing Driller: Alpine Geotechnical Logged By:Jeremy Primmer Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Augers Depth to Water- Initial :N/E After 24 hrs : Figure A-1 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 65 7 5 206 27 24 8 27 23 29 15 4 5 10 7 20 5 7 8 10 6 2 2 3 3 3 2 3 2 3 7 4 5 3 4 3 12 11 9 5 OL CL-ML SM CL SM CL Organic SILT topsoil with surficial grass, dark brown, moist, stiff, 3" thick Sandy silty CLAY, brown, moist, very stiff, laminated, trace organics to 1.5' Silty SAND with interbedded zones of silt, brown, moist, loose With rust colored mottling below 5.0' Lean CLAY with interbedded zones of silty sand/silt, brown/ pink/grey, moist, medium stiff to stiff, laminated with rapid dilatant silt zones (seep zones) Silty SAND with interbedded zones of slow dilatant silt, brown, moist, loose to medium dense Lean CLAY trace sand, brown, very moist, very stiff, laminated End of Boring DH-2 at 22.0' Alpine Geotechnical BORING LOG NO.: DH-2 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-03-25 Coordinates:48.22791, -114.30636 Elevation:Existing Driller: Alpine Geotechnical Logged By:Jeremy Primmer Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Augers Depth to Water- Initial :N/E After 24 hrs : Figure A-2 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 5 1114 10 11 17 8 27 23 23 24 8 12 22 22 14 5 3 5 12 7 21 6 7 7 9 5 3 2 2 4 2 1 2 3 2 3 5 3 6 6 8 4 4 3 4 9 10 11 12 FILL OL CL-ML CL SM ML CL ML SM CL-ML SM Fill, sandy silt with gravel, brown, moist, stiff, 12" thick Organic SILT topsoil, dark brown, moist, stiff, 3" thick Sandy silty CLAY, brown, moist, medium stiff Lean CLAY with interbedded zones of silty clay/silt, brown/ grey, moist, soft Silty SAND, brown, moist, very loose, with rust colored mottling SILT trace sand, brown, very moist, medium stiff, with slow dilation (seep zone) Lean CLAY with interbedded zones of silt/silty sand, brown/ pink, moist, medium stiff, laminated SILT trace sand, brown, very moist, stiff, with slow dilation (seep) Silty SAND, brown, moist, medium dense to loose Silty CLAY, brown, very moist, medium stiff Silty SAND, brown, moist, medium dense End of Boring DH-3 at 22.0' Alpine Geotechnical BORING LOG NO.: DH-3 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-03-25 Coordinates:48.22778, -114.30672 Elevation:Existing Driller: Alpine Geotechnical Logged By:Jeremy Primmer Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Augers Depth to Water- Initial :N/E After 24 hrs : Figure A-3 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 4 6 9 3 14 26 24 25 24 21 7 5 8 8 9 21 8 9 12 8 7 3 4 4 4 3 2 2 5 4 4 4 3 3 5 7 2 4 5 3 8 9 12 10 OL CL-ML SM CL SM ML ML Organic SILT topsoil with surficial grass, dark brown, moist, very stiff, 4" thick Sandy silty CLAY, brown, moist, very stiff, trace organics to 1.0' Silty SAND, brown, moist, loose Lean CLAY with interbedded silt, brown, very moist, medium stiff, with intermittent seep zones Silty SAND, brown, moist, loose SILT trace sand, brown, very moist to wet, stiff Sandy SILT, brown, very moist, very stiff, with intermittent zones of silty sand and seep zones End of Boring DH-4 at 22.0' Alpine Geotechnical BORING LOG NO.: DH-4 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-04-25 Coordinates:48.22749, -114.30661 Elevation:Existing Driller: Alpine Geotechnical Logged By:Cliff Clark Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Augers Depth to Water- Initial :N/E After 24 hrs : Figure A-4 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 5 5 5 18 10 6 6 8 10 10 7 5 5 5 3 3 3 4 FILL OL CL-ML SM Fill, organic silt topsoil with surficial grass, dark brown, moist, soft, 3" thick Fill, silt trace gravel, light brown, moist, very stiff Organic SILT topsoil, dark brown, moist, very stiff Sandy silty CLAY, brown, moist, very stiff to stiff Silty SAND, brown, moist, medium dense to loose End of Boring DH-5 at 7.0' Alpine Geotechnical BORING LOG NO.: DH-5 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-04-25 Coordinates:48.22741, -114.30619 Elevation:Existing Driller: Alpine Geotechnical Logged By:Cliff Clark Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Augers Depth to Water- Initial :N/E After 24 hrs : Figure A-5 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 5 6 2 9 8 5 23 6 4 4 8 15 9 5 3 3 3 3 2 2 3 FILL OL SM Fill, organic silt topsoil, dark brown, moist, medium stiff, 3" thick Fill, silt, light brown, moist, very stiff Fill, silty gravel with sand, brown, moist, medium dense Organic SILT topsoil, dark brown, moist, very stiff Silty SAND, brown, moist, loose End of Boring DH-5 at 7.0' Alpine Geotechnical BORING LOG NO.: DH-6 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-04-25 Coordinates:48.22778, -114.30618 Elevation:Existing Driller: Alpine Geotechnical Logged By:Jeremy Primmer Drill Rig:Diedrich D50 Drilling Method:Hollow Stem Augers Depth to Water- Initial :N/E After 24 hrs : Figure A-6 Depth (ft) Moisture Content (%) N Value Standard Penetration Test USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 FILL CL-ML ML Fill, silt trace gravel with surficial grass, light brown, moist, stiff Sandy silty CLAY, brown, moist, stiff Sandy SILT, brown, moist, medium stiff End of Excavation TP-1 at 3.0' Alpine Geotechnical TEST PIT LOG NO.: TP-1 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-04-25 Coordinates:48.22798, -114.30659 Elevation:Existing Excavator:Diedrich D50 Logged By:Cliff Clark Depth to Water Table:N/E Figure A-7 Depth (ft) Moisture Content (%) Sa m p l e Ty p e Soil Symbols So i l St r a t a Wa t e r Ta b l e USCS Description PAGE 1 OF 1 0 2 4 6 8 10 12 14 16 18 20 22 24 26 FILL OL CL-ML SM Fill, silt trace gravel with surficial grass, light brown, moist, stiff Organic SILT topsoil with surficial grass, dark brown, moist, stiff Sandy silty CLAY, brown, moist, stiff Silty SAND, brown, moist, medium dense to loose End of Excavation TP-2 at 4.0' Alpine Geotechnical TEST PIT LOG NO.: TP-2 Project:Village Loop Multi Family Project No.:25-861 Client:Mountain Harvest Builders Date:09-04-25 Coordinates:48.22745, -114.30620 Elevation:Existing Excavator:Diedrich D50 Logged By:Cliff Clark Depth to Water Table:N/E Figure A-8 Depth (ft) Moisture Content (%) Sa m p l e Ty p e Soil Symbols So i l St r a t a Wa t e r Ta b l e USCS Description PAGE 1 OF 1 SOUNDING PROJECT: 25-861 SITE: Village Loop Multi Family COMPANY: Alpine Geotechnical TEST ID: CPT-1 TEST DATE: Wed 03/Sep/2025 NOTES:: Example of notes Depth(ft) Tip Resistance (Qc) (tsf) FINAL BASELINE: -1.07 (tsf) 0 160 0 10 20 30 40 50 60 70 80 Sleeve Friction (tsf) FINAL BASELINE: -0.0208 (tsf) 03 Pore Pressure U2 (psi) WT: UNDEF. FINAL BASELINE: 0.549 (psi) 0 160 SBT(1983)* (RC 1983) 1 sensitive fine grained 2 organic material 3 clay 4 silty clay to clay 5 clayey silt to silty clay 6 sandy silt to clayey silt 7 silty sand to sandy silt 8 sand to silty sand 9 sand 10 gravelly sand to sand 11 very stiff fine grained (*) 12 sand to clayey sand (*) *SBT/SPT CORRELATION: UBC-1983 0 12 Seismic Velocity (ft/s) 0 1000 REMARKS APPENDIX B Client: Project: Project No.:Figure Mountain Harvest Builders Village Loop Multi Family 25-861 B-1 SYMBOL SOURCE SAMPLE DEPTH Material Description USCSNO.(ft.) SOIL DATA PE R C E N T F I N E R 0 10 20 30 40 50 60 70 80 90 100 GRAIN SIZE - mm. 0.0010.010.1110100 % +3"Coarse % Gravel Fine Coarse Medium % Sand Fine Silt % Fines Clay 0 0 0 0 0 83 17 0 0 0 0 0 55 45 0 0 0 1 2 46 51 6 i n . 3 i n . 2 i n . 1½ i n . 1 i n . ¾ in . ½ in . 3/8 i n . #4 #1 0 #2 0 #3 0 #4 0 #6 0 #1 0 0 #1 4 0 #2 0 0 Particle Size Analysis DH-1 3180 20.0 Silty SAND SM DH-2 3187 5.3 Silty SAND SM BULK 3227 2.0 Sandy silty CLAY CL-ML LIQUID LIMIT, PLASTIC LIMIT, AND PLASTICITY INDEX PL A S T I C I T Y I N D E X 0 10 20 30 40 50 60 LIQUID LIMIT 0 10 20 30 40 50 60 70 80 90 100 110 CL-ML CL o r O L CH o r O H ML or OL MH or OH Dashed line indicates the approximate upper limit boundary for natural soils 47 SOIL DATA SYMBOL SOURCE NATURAL USCSSAMPLEDEPTHWATERPLASTICLIQUIDPLASTICITY NO.CONTENT LIMIT LIMIT INDEX (%)(%)(%)(%) Client: Project: Project No.:Figure Mountain Harvest Builders Village Loop Multi Family 25-861 B-2 DH-1 3181 21.5 33 21 32 11 CL DH-2 3189 8.0 27 19 28 9 CL BULK 3227 2.0 17 23 6 CL-ML LABORATORY MOISTURE DENSITY RELATIONSHIP Curve No.: 3227 Project No.:Date: Project: Client: Source of Sample: BULK Depth: 2.0 Sample Number: 3227 Remarks: MATERIAL DESCRIPTION Description: Classifications -USCS:AASHTO: Nat. Moist. =Sp.G. = Liquid Limit =Plasticity Index = % < No.200 = TEST RESULTS Figure Alpine Geotechnical 25-861 09-04-25 Village Loop Multi Family Mountain Harvest Builders Sandy silty CLAY CL-ML A-4(0) 2.65 23 6 51 % Maximum dry density = 107.8 pcf Optimum moisture = 15.6 % B-3 Dr y d e n s i t y , p c f 100 105 110 115 120 125 130 135 Water content, % 8 10 12 14 16 18 20 22 24 100% SATURATION CURVES FOR SPEC. GRAV. EQUAL TO: 2.82.7 2.6 Test specification: ASTM D 698-91 Procedure A Standard BEARING RATIO TEST REPORT ASTM D1883-14 Project No: 25-861 Project: Village Loop Multi Family Source of Sample: BULK Depth: 2.0 Sample Number: 3227 Date Sampled: 09-04-25 Date Received: 09-04-25 Sandy silty CLAY Test Description/Remarks: Test run saturated Figure B-4 107.8 15.6 23 6CL-ML Material Description USCS Max. Dens. (pcf) Optimum Moisture (%) LL PI Molded Density (pcf) Percent of Max. Dens. Moisture (%) Soaked Density (pcf) Percent of Max. Dens. Moisture (%) CBR (%) 0.10 in.0.20 in. Linearity Correction (in.) Surcharge (lbs.) Max. Swell (%) 1 86.7 80.4 15.6 86.7 80.4 25.5 0.6 0.6 0.000 27.63 0 2 96.6 89.6 15.6 96.3 89.3 21.1 4.3 4.4 0.000 27.63 0.3 3 103.0 95.5 15.6 102.4 95 17.9 12.5 13.8 0.002 27.63 0.6 Pe n e t r a t i o n R e s i s t a n c e ( p s i ) 0 100 200 300 400 500 Penetration Depth (in.) 0 0.1 0.2 0.3 0.4 0.5 Dashed line is curve linearity correction Sw e l l ( % ) 0 0.2 0.4 0.6 0.8 1 Elapsed Time (hrs) 0 24 48 72 96 CB R ( % ) 0 4 8 12 16 Molded Density (pcf) 70 80 90 100 110 120 10 blows 25 blows 56 blows CBR at 95% Max. Density = 11.6% for 0.10 in. Penetration Final Voids [Log]D2435 95.0Dry Density (pcf) 26.6Moisture (%) Saturation (%)92.5 Void Ratio 0.78 100.00 1000.00 10000.00 Pressure (psf) 0.68 0.70 0.72 0.74 0.76 0.78 Fi n a l V o i d R a t i o , e Specimen (A) Final Void Ratio Curve (B) Point of Maximum Curvature (C) Tangent Line to Curve Intersecting at B (F) Tangent to Steepest Linear Portion of A (D) Horizontal Line Through B (E) Line Bisecting Angle Made by Lines C and D BEFORE AFTER Specific Gravity Liquid Limits Plastic Limits 0.71 98.5 25.7 99.0 2.706 28 19 Test Date 9/9/2025 MEASURED Depth (ft) Sample Number Sample Description Project Number Client Project Boring Number Remarks Location Village Loop Multi Family 3189 Lean CLAY 25-861 DH-2 9.5'-9.6' Mountain Harvest Builders 48.22791, -114.30636 Inundated Preconsolidation Stress (psf) 2800 Cc 0.091 Cr 0.018 Consolidation Test - Results Report Created: 9/15/2025 Page 1 Technician: Teal Gayner Test Date: 9/9/2025 Figure: B-5Project Name: Village Loop Multi Family Project Number: 25-861 Inundated 48.22791, -114.30636 Mountain Harvest Builders 9.5'-9.6' DH-2 25-861 Lean CLAY 3189 Village Loop Multi Family Location Remarks Boring Number Project Client Project Number Sample Description Sample Number Depth (ft) Index Loading Sequence (psf) Cummulative Change in Height (in) Void Ratio Specimen Height (in) Height of Voids (in) Vertical Strain (%) T90 Fitting Time (Hr) T50 Fitting Time (Hr) T90 Cv (in²/Min) T50 Cv (in²/Min) Sequence Status 0 0.00 0.0000 0.00001.0000 0.0 0.778 0.000 0.000 0.00000 0.00000 ENABLED 1 250.00 0.0003 0.43620.9997 0.0 0.774 0.042 0.009 0.08464 0.09019 ENABLED 2 500.00 0.0029 0.43360.9971 0.3 0.769 0.000 0.000 0.00000 0.00000 ENABLED 3 1,000.00 0.0085 0.42800.9915 0.8 0.759 0.028 0.007 0.12189 0.11418 ENABLED 4 2,000.00 0.0167 0.41980.9833 1.7 0.745 0.023 0.005 0.14908 0.16398 ENABLED 5 4,000.00 0.0302 0.40630.9698 3.0 0.721 0.015 0.003 0.21734 0.22752 ENABLED 6 8,000.00 0.0510 0.38550.9490 5.1 0.684 0.021 0.005 0.15313 0.13084 ENABLED 7 4,000.00 0.0486 0.38790.9514 4.9 0.688 0.000 0.000 0.00000 0.00000 ENABLED 8 2,000.00 0.0455 0.39100.9545 4.5 0.694 0.000 0.000 0.00000 0.00000 ENABLED 9 1,000.00 0.0428 0.39370.9572 4.3 0.699 0.000 0.000 0.00000 0.00000 ENABLED 10 500.00 0.0396 0.39690.9604 4.0 0.704 0.000 0.000 0.00000 0.00000 ENABLED 11 250.00 0.0377 0.39880.9623 3.8 0.708 0.000 0.000 0.00000 0.00000 ENABLED Consolidation Test - Results SummaryD2435 Report Created: 9/15/2025 Page 2 Technician: Teal Gayner Test Date: 9/9/2025 Figure: B-5Project Name: Village Loop Multi Family Project Number: 25-861 SWELL/COLLAPSE TEST REPORT Pe r c e n t S t r a i n 0.50 0.46 0.42 0.38 0.34 0.30 0.26 0.22 0.18 0.14 0.10 Applied Pressure - psf 100 1000 10000 Water Added Natural Dry Dens.LL PI Sp.Overburden eo Swell Press.Clpse. %CrSat.Moist.(pcf)Gr.(psf)(psf) 83.0 %26.6 %90.5 28 9 2.706 0.867 0.3 Lean CLAY with interbedded zones of silt/silty sand CL 25-861 Mountain Harvest Builders Village Loop Multi Family B-6 MATERIAL DESCRIPTION USCS AASHTO Project No.Client:Remarks: Project: Source of Sample: DH-2 Depth: 8.0 Sample Number: 3189 Figure Final Voids [Log]D2435 98.2Dry Density (pcf) 22.5Moisture (%) Saturation (%)84.5 Void Ratio 0.72 100.00 1000.00 10000.00 Pressure (psf) 0.62 0.64 0.66 0.68 0.70 0.72 0.74 Fi n a l V o i d R a t i o , e Specimen (A) Final Void Ratio Curve (B) Point of Maximum Curvature (C) Tangent Line to Curve Intersecting at B (F) Tangent to Steepest Linear Portion of A (D) Horizontal Line Through B (E) Line Bisecting Angle Made by Lines C and D BEFORE AFTER Specific Gravity Liquid Limits Plastic Limits 0.70 97.2 25.0 99.6 2.706 28 19 Test Date 9/10/2025 MEASURED Depth (ft) Sample Number Sample Description Project Number Client Project Boring Number Remarks Location Village Loop Multi Family 3203 Lean CLAY 25-861 DH-3 10.6'-10.7' Mountain Harvest Builders 48.22778, -114.30672 Inundated Preconsolidation Stress (psf) 1900 Cc 0.082 Cr 0.017 Consolidation Test - Results Report Created: 9/15/2025 Page 1 Technician: Teal Gayner Test Date: 9/10/2025 Figure: B-7Project Name: Village Loop Multi Family Project Number: 25-861 Inundated 48.22778, -114.30672 Mountain Harvest Builders 10.6'-10.7' DH-3 25-861 Lean CLAY 3203 Village Loop Multi Family Location Remarks Boring Number Project Client Project Number Sample Description Sample Number Depth (ft) Index Loading Sequence (psf) Cummulative Change in Height (in) Void Ratio Specimen Height (in) Height of Voids (in) Vertical Strain (%) T90 Fitting Time (Hr) T50 Fitting Time (Hr) T90 Cv (in²/Min) T50 Cv (in²/Min) Sequence Status 0 0.00 0.0000 0.00001.0000 0.0 0.720 0.000 0.000 0.00000 0.00000 ENABLED 1 250.00 0.0003 0.41730.9997 0.0 0.717 0.031 0.007 0.11465 0.11779 ENABLED 2 500.00 0.0033 0.41430.9967 0.3 0.711 0.031 0.007 0.11310 0.10863 ENABLED 3 1,000.00 0.0088 0.40880.9912 0.9 0.702 0.008 0.002 0.44844 0.39791 ENABLED 4 2,000.00 0.0192 0.39840.9808 1.9 0.684 0.027 0.006 0.12634 0.12714 ENABLED 5 4,000.00 0.0339 0.38370.9661 3.4 0.659 0.011 0.003 0.30627 0.28085 ENABLED 6 8,000.00 0.0531 0.36450.9469 5.3 0.626 0.011 0.003 0.29248 0.26102 ENABLED 7 4,000.00 0.0520 0.36550.9480 5.2 0.628 0.000 0.000 0.00000 0.00000 ENABLED 8 2,000.00 0.0488 0.36880.9512 4.9 0.633 0.000 0.000 0.00000 0.00000 ENABLED 9 1,000.00 0.0458 0.37180.9542 4.6 0.638 0.000 0.000 0.00000 0.00000 ENABLED 10 500.00 0.0427 0.37490.9573 4.3 0.644 0.000 0.000 0.00000 0.00000 ENABLED 11 250.00 0.0393 0.37830.9607 3.9 0.649 0.000 0.000 0.00000 0.00000 ENABLED Consolidation Test - Results SummaryD2435 Report Created: 9/15/2025 Page 2 Technician: Teal Gayner Test Date: 9/10/2025 Figure: B-7Project Name: Village Loop Multi Family Project Number: 25-861 SWELL/COLLAPSE TEST REPORT Pe r c e n t S t r a i n 0.285 0.270 0.255 0.240 0.225 0.210 0.195 0.180 0.165 0.150 0.135 Applied Pressure - psf 100 1000 10000 Water Added Natural Dry Dens.LL PI Sp.Overburden eo Swell Press.Clpse. %CrSat.Moist.(pcf)Gr.(psf)(psf) 78.7 %22.5 %95.3 28 19 2.706 0.773 0.1 Lean CLAY with interbedded zones of silt/silty sand CL 25-861 Mountain Harvest Builders Village Loop Multi Family B-8 MATERIAL DESCRIPTION USCS AASHTO Project No.Client:Remarks: Project: Source of Sample: DH-3 Depth: 10.0 Sample Number: 3203 Figure Client:Mountain Harvest Builders Date:9/4/2025 Project: Village Loop Multi Family Project #:25-861 Report of:Infiltration Rate of Soils in Field SILT with sand Double Ring Infiltrometer ASTM D3385 4.59 in/hr 3.5' Reviewed By: Final Stablized Infiltration Rate: Soil Description: Location:TP-1 48.22790, -114.30659 Depth: 0.00 1.00 2.00 3.00 4.00 5.00 6.00 7.00 0 10 20 30 40 50 60 70 80 90 100 In f i l t r a t i o n R a t e ( i n c h / h r ) Cumulative Time (min) Infiltration Rate vs. Cumulative Time Inner Ring Annular Ring Client:Mountain Harvest Builders Date:9/4/2025 Project: Village Loop Multi Family Project #:25-861 Report of:Infiltration Rate of Soils in Field Silty SAND Double Ring Infiltrometer ASTM D3385 15.20 in/hr 4.0' Reviewed By: Final Stablized Infiltration Rate: Soil Description: Location:TP-2 48.22745, -114.30620 Depth: 0.00 5.00 10.00 15.00 20.00 25.00 0 5 10 15 20 25 30 35 In f i l t r a t i o n R a t e ( i n c h / h r ) Cumulative Time (min) Infiltration Rate vs. Cumulative Time Inner Ring Annular Ring LIDAR Slope Cross-Section for Slope Models Factor of Safety (Bishop) = 1.439, X = 265.21, Y = 3037.83, R = 82.91 Village Loop Multi Family 0 50 100 150 200 250 300 350 400 450 Horizontal Coordinate (ft) 28 5 0 29 0 0 29 5 0 30 0 0 30 5 0 31 0 0 Ve r t i c a l C o o r d i n a t e ( f t ) Static Existing Condition - No Building Factor of Safety (Bishop) = 1.439, X = 265.21, Y = 3037.83, R = 82.90 Village Loop Multi Family 0 50 100 150 200 250 300 350 400 450 Horizontal Coordinate (ft) 28 5 0 29 0 0 29 5 0 30 0 0 30 5 0 31 0 0 Ve r t i c a l C o o r d i n a t e ( f t ) Static case 30-foot building setback Factor of Safety (Bishop) = 1.020, X = 265.21, Y = 3037.83, R = 82.90 Cx = 0.150 Cy = 0.150 Village Loop Multi Family 0 50 100 150 200 250 300 350 400 450 Horizontal Coordinate (ft) 28 5 0 29 0 0 29 5 0 30 0 0 30 5 0 31 0 0 Ve r t i c a l C o o r d i n a t e ( f t ) Seismic case 30-foot building setback APPENDIX C UNIFIED SOIL CLASSIFICATION SYSTEM Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests A Soil Classification Group Symbol Group Name B Coarse Grained Soils: More than 50% retained on No. 200 sieve Gravels: More than 50% of coarse fraction retained on No. 4 sieve Clean Gravels: Less than 5% fines C Cu  4 and 1  Cc  3 E GW Well-graded gravel F Cu  4 and/or 1  Cc  3 E GP Poorly graded gravel F Gravels with Fines: More than 12% fines C Fines classify as ML or MH GM Silty gravel F,G, H Fines classify as CL or CH GC Clayey gravel F,G,H Sands: 50% or more of coarse fraction passes No. 4 sieve Clean Sands: Less than 5% fines D Cu  6 and 1  Cc  3 E SW Well-graded sand I Cu  6 and/or 1  Cc  3 E SP Poorly graded sand I Sands with Fines: More than 12% fines D Fines classify as ML or MH SM Silty sand G,H,I Fines Classify as CL or CH SC Clayey sand G,H,I Fine-Grained Soils: 50% or more passes the No. 200 sieve Silts and Clays: Liquid limit less than 50 Inorganic: PI  7 and plots on or above “A” line J CL Lean clay K,L,M PI  4 or plots below “A” line J ML Silt K,L,M Organic: Liquid limit - oven dried  0.75 OL Organic clay K,L,M,N Liquid limit - not dried Organic silt K,L,M,O Silts and Clays: Liquid limit 50 or more Inorganic: PI plots on or above “A” line CH Fat clay K,L,M PI plots below “A” line MH Elastic Silt K,L,M Organic: Liquid limit - oven dried  0.75 OH Organic clay K,L,M,P Liquid limit - not dried Organic silt K,L,M,Q Highly organic soils: Primarily organic matter, dark in color, and organic odor PT Peat A Based on the material passing the 3-in. (75-mm) sieve B If field sample contained cobbles or boulders, or both, add “with cobbles or boulders, or both” to group name. C Gravels with 5 to 12% fines require dual symbols: GW-GM well-graded gravel with silt, GW-GC well-graded gravel with clay, GP-GM poorly graded gravel with silt, GP-GC poorly graded gravel with clay. D Sands with 5 to 12% fines require dual symbols: SW-SM well-graded sand with silt, SW-SC well-graded sand with clay, SP-SM poorly graded sand with silt, SP-SC poorly graded sand with clay E Cu = D60/D10 Cc = 6010 2 30 DxD )(D F If soil contains  15% sand, add “with sand” to group name. G If fines classify as CL-ML, use dual symbol GC-GM, or SC-SM. H If fines are organic, add “with organic fines” to group name. I If soil contains  15% gravel, add “with gravel” to group name. J If Atterberg limits plot in shaded area, soil is a CL-ML, silty clay. K If soil contains 15 to 29% plus No. 200, add “with sand” or “with gravel,” whichever is predominant. L If soil contains  30% plus No. 200 predominantly sand, add “sandy” to group name. M If soil contains  30% plus No. 200, predominantly gravel, add “gravelly” to group name. N PI  4 and plots on or above “A” line. O PI  4 or plots below “A” line. P PI plots on or above “A” line. Q PI plots below “A” line. Whitefish Stage Whitefish Stage Ritzman Ln Trevin o D r W Nicklaus Ave S o merset Dr Village L o o p W N i c k l a u s A v e W oodDr W Evergreen Dr R-3 Residential RA-1 Residential Apartment P-1 Public RA-2 Residential Apartment/Office R-5 Residential/Professional Office B-1 Neighborhood Business R-4 Residential R-4/PUD Residential With Pud R-2 Residential Subject Parcel Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - 0 150 300 45075Feet¯ Subject Parcel B-1 Neighborhood Business P-1 Public R-2 Residential R-3 Residential R-4 Residential R-4 Residential w/PUD R-5 Residential/Professional Office RA-1 Residential Apartment RA-2 Residential Apartment Basemap: Esri Community Maps, ArcGIS.com Kalispell Zoning KCU-25-07 Village Loop November 6, 2025 Whitefish Stage Whitefish Stage Ritzman Ln Trevin o D r W Nicklaus Ave S o merset Dr Village L o o p W N i c k l a u s A v e W oodDr W Evergreen Dr Public Or Openspace Urban Residential Neighborhood Commercial Urban Mixed Use Urban Residential Urban Residential Subject Parcel 0 150 300 45075Feet Kalispell Growth Policy KCU-25-07 Village Loop Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski -¯ Subject Parcel Neighborhood Commercial Urban Mixed Use Urban Residential Public/Quasi Public, Openspace Basemap: Esri Community Maps, ArcGIS.comNovember 6, 2025 Whitefish Stage Whitefish Stage Ritzman Ln Trevin o D r WNicklaus Ave Villa ge L o o p T r e v i n o DrW N i c k l a u s A v e W oodDr W Evergreen Dr 0 140 280 42070Feet Kalispell Mailing List ¯ Subject Parcel Mailing List Parcels Other Parcels Basemap: Esri Community Maps, ArcGIS.com KCU-25-07 Village Loop November 6, 2025 Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - 1 NORTHWESTERN ENERGY REQUEST FOR A CONDITIONAL USE PERMIT KALISPELL PLANNING DEPARTMENT STAFF REPORT #KCU-25-08 DECEMBER 9, 2025 A public hearing on this matter will be held before the Kalispell City Planning Commission on December 9, 2025, beginning at 6:00 PM in the Kalispell City Council Chambers. Following the hearing, the Planning Commission will forward a recommendation to the Kalispell City Council for final action. BACKGROUND INFORMATION NorthWestern Energy previously pursued a Conditional Use Permit to expand the existing non- conforming utility yard at 890 North Meridian Road. The request was evaluated under Staff Report #KCU-20-06 dated December 2, 2020, and received a public hearing before the Kalispell Planning Board on December 15, 2020. That review resulted in City Council approval of a 5,305 square-foot addition to the existing 13,975 square-foot structure, consistent with the non-conforming use provisions that allow cumulative expansions of up to 50% with a Conditional Use Permit. Following approval, the applicant did not commence construction, submit follow-up permits, or advance the project within the required timeframe. Without development activity or continuous progress, the 2020 Conditional Use Permit lapsed. The current application therefore represents a renewed request to expand the legally established non-conforming use and seeks new approval under current zoning standards. The proposed scope remains materially consistent with the previously reviewed project. The applicant again proposes a 5,305 square-foot addition to the existing 13,975 square-foot building. When combined with the prior 1,720 square-foot administrative CUP granted in 2011, this request reaches the maximum 50% cumulative expansion allowed for non-conforming uses. Since the original review, surrounding conditions have continued to evolve. North Meridian Road has intensified as a mixed commercial corridor, incorporating a wider range of quasi-public, service, and neighborhood-scale uses, while Glenwood Drive remains the primary transition into adjacent residential neighborhoods to the west. These changes inform the present review and warrant focused attention on circulation, compatibility, and operational characteristics of the proposed expansion, rather than solely on building footprint. A: Applicant: Northwestern Energy 3010 W 69th St Sioux Falls, SD 57108 B: Location: The property is located at 890 North Meridian Road. The property can be described as Lot 1 of Montana Power Addition No. 139, as shown on the map or plat thereof on file and of record in the office of the Clerk and Recorder, Flathead County, Montana. 2 C: Existing Land Use and Zoning: The subject property is an existing utility storage yard with associated offices. It includes a paved parking lot in front for the public and a fenced, unpaved area serving as the storage yard with no public access. The B-1 zoning is intended to provide “certain commercial and professional office uses where such uses are compatible with the adjacent residential areas. This district would typically serve as a buffer between residential areas and other commercial districts. Development scale and pedestrian orientation are important elements of this district. This district is also intended to provide goods and services at a neighborhood level. The district is not intended for those businesses that require the outdoor display, sale and/or storage of merchandise, outdoor services or operations to accommodate large-scale commercial operations. This zoning district would typically be found in areas designated as neighborhood commercial or urban mixed use on the Kalispell Growth Policy Future Land Use Map.” D. Size: The subject property is approximately 2.88 acres. E: Adjacent Zoning: North: RA-2/R-3/R-5/RA-1 East: B-1 South: B-2 West: RA-1 F: Adjacent Land Uses: North: Single-family and multi- family residential; offices East: Homeless shelter; retail South: Retail and fairgrounds West: Townhomes and multi-family residential 3 G: General Land Use Character: The subject property is located in one of the main commercial corridors within the city along North Meridian Road. It contains a mix of uses which runs most of the spectrum. To the east and south, the County Fairgrounds property is the dominant use. Most of the properties to the south are retail and office which tend to increase in intensity as one approaches US Highway 2, including the US Post Office. Immediately to the east across Meridian is the Flathead Warming Center. To the west, there is residential development including primarily townhomes and multi-family residential. To the north, there are offices and residential uses before transitioning again into commercial/industrial developments H: Relation to the Growth Policy: The City of Kalispell Growth Policy Plan-It 2035, Chapter 4B, Land Use-Business and Industry, encourages the development and growth of commercial and industrial districts, but notes that, particularly in neighborhood commercial areas, “uses should be architecturally designed, landscaped and buffered to fit the surrounding neighborhood.” The land use designation of the subject property is Urban Mixed Use, which is the appropriate land use designation for the B-1 Zone and anticipates the type of use requested. I: Utilities/Services: Sewer: City of Kalispell Water: City of Kalispell Refuse: City of Kalispell Electricity: Flathead Electric Cooperative Gas: NorthWestern Energy Telephone: Lumen Schools: School District #5, Russell Elementary/Glacier High School Fire: City of Kalispell Police: City of Kalispell 4 EVALUATION OF THE REQUEST This application has been reviewed in accordance with the conditional use review criteria in the Kalispell Zoning Ordinance. A conditional use permit may be granted only if the proposal, as submitted, conforms to all of the following general conditional use permit criteria, as well as to all other applicable criteria that may be requested. 1. Site Suitability: a. Adequate Useable Space: The subject property is approximately 2.88 acres. The entire project site is flat with no significant impediments, thus leaving the entire site developable. When the project is submitted for building permit and site review, the specific layout of the site, including parking, will be addressed. b. Height, bulk and location of the building: The building is existing. The purpose of the conditional use permit is to allow an addition to the building. Under the ordinance, up to a 50% cumulative increase of the building is allowed with a conditional use permit (applies to both building footprint and floor area). There was an administrative conditional use permit issued in 2011 for a 1720 square foot storage building. The prior permit and the proposed addition would utilize all of the allowable increase and no further additions would be allowed. There are no issues relating to height, bulk or location of the building in terms of setbacks, lot coverage, or other property development standards under B-1 zoning. c. Adequate Access: There are two access points to the property. The public access is off of North Meridian Road. There is a secured access to the storage yard from both the parking lot in front and off of Glenwood Drive on the west side of the property. There is adequate access for the proposed expansion. 5 d. Environmental Constraints: There are no known environmental constraints, such as steep slopes, streams, floodplains, or wetlands on the property, which could affect the proposed use. 2. Appropriate Design: a. Parking Scheme/Loading Areas: Due to the nature of the use of the addition as inside storage for equipment, there would only be a minimal increase in the number of required parking spaces. While there is more than enough area to provide for any additional parking spaces that may be necessary, there may need to be some increase in the paved area to meet the minimum number of spaces if any are required or for access purposes. The specific layout will be reviewed through the building permit and site review process to ensure that all city parking standards are met prior to building permit issuance. b. Lighting: Chapter 27.26 of the Kalispell Zoning Ordinance sets standards for all outdoor lighting on commercial or residential structures. Exterior lighting installed in conjunction with the development will be reviewed for compliance with the zoning ordinance during site development review and prior to building permit issuance. c. Traffic Circulation: Public traffic can only access the property from Meridian Road, which provides access to a parking lot. Access to the storage yard on the property is controlled and public access is not allowed. Driveway aisles meet minimum requirements for ingress and egress, and any changes will be reviewed prior to building permit issuance. d. Open Space: There are no open space requirements associated with the utility storage yard or associated office. e. Fencing/Screening/Landscaping: Because the utility yard is adjacent to residential neighborhoods to the north and west, enhanced buffering is necessary to reduce visual and operational impacts. The existing chain-link fence provides security but little screening. Additional measures—such as solid fencing, evergreen landscaping, or a combination of both—should be installed along the north property line and the Glenwood Drive frontage to block views of equipment storage, mitigate light and glare, and create a more compatible edge with nearby homes. Rocked areas near the Glenwood entrance should incorporate landscaping to soften the site’s appearance and reinforce the transitional role of the B-1 district. f. Signage: The development shall comply with all of the sign standards as set forth in Chapter 27.22 of the Kalispell Zoning Ordinance. 3. Availability of Public Services/Facilities: a. Police: Police protection will be provided by the Kalispell Police Department. No unusual impacts or needs are anticipated from the project. 6 b. Fire Protection: Fire protection will be provided by the Kalispell Fire Department. Station 61 is approximately 1.2 miles from the subject property, giving good response time. The addition will be constructed subject to a building permit, ensuring that the addition will meet building and fire code standards. c. Water: City water is available and currently serves the property. A new four-inch fire service line is proposed as part of the project d. Sewer: Sewer service is also available and currently serves the property. The plans call for the addition of a sand oil separator and a new four-inch sewer service line connecting to Glenwood Drive. e. Storm Water Drainage: Roof drains and a catch basin will be provided and will tie into a treatment facility before discharging into the city stormwater system. On-site storm drainage will be reviewed as part of the site review process. Along Glenwood, a stormwater main will need to be installed. The main is anticipated to be constructed outside of the roadway. The details of those improvements should be coordinated with Public Works. f. Solid Waste: Solid waste pick-up will be provided by the City. g. Streets: The primary street frontage is North Meridian Road, an existing road which provides access to the greater City of Kalispell circulation system. No improvements are necessary to Meridian other than removing an existing driveway access that is not currently used. It should be rebuilt to city standards, including, but not limited to, a sidewalk matching the existing sidewalk on each side and curb/gutter. The property also has frontage along its western side on Glenwood Drive, but has only a private restricted access. Glenwood will need to be upgraded to an urban local standard for the full length of the frontage, including, but not necessarily be limited to, the street, street lighting, street signage, drainage, curb, gutter, boulevard and sidewalks. h. Sidewalks: There is an existing sidewalk along the full frontage of the property along Meridian Road that should be rebuilt as discussed above. There is no sidewalk along the Glenwood frontage. A sidewalk should be added as part of providing the standard street profile, and the sidewalk should be extended through the driveway per city standards. 7 i. Schools: This site is within the boundaries of School District #5. There would not be an impact on schools. j. Parks and Recreation: No parkland or recreational amenities are required. 4. Neighborhood impacts: a. Traffic: There is minimal impact on traffic in connection with the proposed use. The addition would not create increased public access to the facility. b. Noise and Vibration: The expansion of the building of the property will not create additional noise and vibration, and will likely reduce those impacts because the purpose of the addition is to provide inside equipment storage. c. Dust, Glare, and Heat: The use of the property would not generate any unreasonable dust, glare, and heat beyond what is already part of the existing use as the proposal is for inside equipment storage. d. Smoke, Fumes, Gas, or Odors: The expansion of the building of the property will not create additional smoke, fumes, gas and odors, and, as with noise and vibration, will likely reduce them because the purpose of the addition is to provide inside equipment storage. e. Hours of Operation: They will maintain existing hours, which are 8:00 AM to 5:00 PM Monday through Friday with occasional after hour emergencies. 5. Consideration of historical use patterns and recent changes: The property is located in one of the main commercial corridors within the city along North Meridian Road, with a mix of uses that have developed over time. In recent years, Meridian was expanded from a two-lane road to a three-lane (plus a turn lane) as commercial development occurred along what was previously the edge of town. This particular property has been used as a utility yard for some time. 6. Effects on property values: No significant impacts on property values are anticipated as a result of the requested conditional use for the expansion of the existing non-conforming use. 7. Impact on surrounding area: After considering the foregoing review criteria, it is found that the proposed use conforms to the requirements set forth in Chapter 27 of the Kalispell Zoning Ordinance. Furthermore, the application of generally applicable design standards and the conditions of approval provided for herein ensure that the proposed use of the property will have no more adverse effect on the health, safety, or comfort of persons living or working in the area and will be no more injurious, economically, or otherwise, to property or improvements in the surrounding area than would any use generally permitted in the district. 8 RECOMMENDATION The staff recommends that the Kalispell Planning Commission adopt staff report #KCU-25-08 as findings of fact and recommend to the Kalispell City Council that the conditional use permit be approved subject to the following conditions: CONDITIONS OF APPROVAL 1. That commencement of the approved activity must begin within 18 months from the date of authorization or that a continuous good faith effort is made to bring the project to completion. 2. That the development and use of the site shall be in substantial conformance with the submitted application and architectural/site plan drawings. 3. Prior to occupancy, the applicant shall apply for a building permit through the City of Kalispell Building Department to review the proposed addition and improvements. 4. To ensure the traffic flow and access comply with Kalispell Design and Construction Standards, as well as compliance with other site development standards, the development shall receive Site Review Committee approval prior to issuance of the building permit. 5. The northern existing driveway on North Meridian Road shall be removed and rebuilt to city standards, including, but not limited to, a sidewalk matching the existing sidewalk on each side and curb/gutter. 6. Glenwood Drive shall be upgraded to an urban local standard for the full length of the frontage. This infrastructure shall include, but not necessarily be limited to, the street, street lighting, street signage, drainage, curb, gutter, boulevard and sidewalks. The sidewalk shall be extended through the existing driveway per city standards. 7. Additional screening shall be installed along the north property line and the west frontage on Glenwood Drive. Screening shall consist of solid fencing, evergreen landscaping, or a combination of both sufficient to block views of the utility yard and stored equipment, subject to approval by the Parks Director. Landscaping shall also be incorporated into the rocked areas at the Glenwood entrance. 8. The purpose of the conditional use permit is to allow an addition to the building. Under the ordinance, up to a 50% cumulative increase of the building is allowed with a conditional use permit (applies to both building footprint and floor area). There was an administrative conditional use permit issued in 2011 for a 1720 square foot storage building. The prior permit and the proposed addition would utilize all of the allowable increase and no further additions will be allowed. Website: CONDITIONAL USE PERMIT City, State, Zip Applicant Email Address Property Address OWNER OF RECORD NAME OF APPLICANT Applicant Phone Owner Address Owner Email Address Address City, State, Zip City, State, Zip Address Email Address POINT OF CONTACT FOR REVIEW COMMENTS List ALL owners (any individual or other entity with an ownership interest in the property): Project Name Applicant Address Phone City, State, Zip If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application. Legal Description (please attach a full legal description for the property and a copy of the most recent deed). Before the application will be deemed to be accepted for review, our office must receive an approval of the legal description from the Flathead County Plat Room. Please submit the legal description to their office (plat@flatheadcounty.gov). www.kalispell.comEmail:planning@kalispell.com CONSULTANT (ARCHITECT/ENGINEER)Phone Email Address Owner Phone Development Services Department 201 1st Avenue East Kalispell, MT 59901Phone (406) 758-7940 Lot 1 of Montana Power Addition No. 139 Northwest Energy Addition Modifications 890 N. Meridian Road Thomas Moody (406) 498-7386 890 N. Meridian Road Kalispell, MT 59901 thomas.moody@northwestern.com Northwestern Energy (888) 467-2669 3010 W 69th Street Sioux Falls, SD 57108 Jackola Engineering and Architecture (406) 755-3208 2250 US 93 S.Kalispell, MT 59901 Ned Halling (406) 755-3208 2250 US 93 S.Kalispell, MT 59901 nhalling@jackola.com l. Adjacent sidewalks & bike trails l. Storm drainage 1. Zoning District and Zoning Classification in which use is propsed: 2. Attach a site plan of the affected lot which identifies the following items: a. Vicinity map and surrounding land uses b. Dimensions and shape of lot c. Topographic features of lot d. Size(s) and location(s) of existing buildings e. Size(s) and location(s) of proposed buildings f. Existing use(s) of structures and open areas g. Proposed use(s) of structures and open areas h. Existing and proposed landscaping, screening, fencing, open space & signage i. Exisiting and proposed parking, loading, lighting & traffic circulation j. Exisiting and proposed garbage collection, streets & utilities k. Floodplain if applicable 3. Attach Building Elevations - (drawing of any proposed building and/or addition showing views from north, south, east and west ) 4. On a separate sheet of paper, discuss the following topics relative to the proposed use (please elaborate beyond referencing materials listed above): a. Traffic flow and control b. Access to and circulation within the property c. Off-street parking and loading d. Refuse/garbage collection and service areas e. Utilities (water, sewer, electric, etc.) f. Screening and buffering g. Signs, yards and other opens spaces h. Height, bulk and location of structures i. Location of proposed open space uses j. Hours and manner of operation k. Noise, light, dust, odors, fumes, vibration, glare and heat Applicant Signature Date m. Fire/Police 5. Attach supplemental information for proposed uses that have additional requirements (consult Planner) 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 incorrect 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. Development Services Department 201 1st Avenue EastKalispell, MT 59901Phone (406) 758-7940 3 INSTRUCTIONS FOR CONDITIONAL USE PERMIT APPLICATION A pre-application meeting with the planning director or member of the planning staff is required. Application Contents: 1. Completed application form. 2. Appropriate attachments listed under items 2, 3, and 4 on the application. 3. Application fee based on the schedule below, made payable to the City of Kalispell: Conditional Use Permit: Single-family (10 or fewer trips/day) $250 Minor Residential (2-4 units or 11-49 trips/day) $300 + $25/unit or 10 trips Major Residential (5 or more units or 50+ trips/day) $350 + $50/unit or every 10 trips Churches, schools, public / quasi-public uses $350 Commercial, industrial, medical, golf courses, etc. $400 + $50/acre or unit or $.05/sf of leased space over 5,000 sq. ft. whichever is greater 4. Electronic copy of the application materials submitted. Either copied onto a disk or emailed to planning@kalispell.com (Please note the maximum file size to email is 20mg) 5. A bona fide legal description of the subject property and a map showing the location and boundaries of the property. * Note verify with the Flathead County Clerk and Recorder that the legal description submitted is accurate and recordable. The Flathead County Clerk and Recorder can be reached at (406) 758- 5526. Application must be completed and submitted a minimum of thirty five (35) days prior to the planning board meeting at which this application will be heard. The regularly scheduled meeting of the planning board is the second Tuesday of each month. After the planning board hearing, the application is forwarded with the board’s recommendation to the city council for hearing and final action. Once the application is complete and accepted by Kalispell planning staff, final approval usually takes 60 days, but never more than 90 days. Narrative Narrative 3. NorthWestern Energy Shop Addition CUP Application a. Traffic flow and control The subject property is located at 890 N Meridian Road, Kalispell, Montana. This project is a developed site that is expanding its current facility. The use of the lot will not change and the expansion will be utilized for inside storage of existing equipment and as such will not increase the current traffic in or out of the site. b. Access to and circulation within the property The subject property is accessed from N Meridian Road as well as Glenwood Drive. Circulation of public traffic and employees enter the site from Meridian Road that accesses the facility’s existing parking lot. The rear access from the property onto Glenwood drive is a gated yard that is utilized for company vehicle and equipment ingress and egress. The west access from Glenwood Drive will continue to serve the facility as-is, however, a sidewalk will be installed as part of the frontage improvements along Glenwood. The improvements will provide a 9-foot boulevard between the existing curb and the sidewalk. Minimal grading is anticipated to be required to allow the proposed sidewalk to cross at grade per city standard. The existing drainage ditch along Glenwood Drive is intended to be filled in at the time of construction of the stormwater main discussed below. Current site circulation is not changing with the current proposed project. c. Off-street parking and loading Off-street parking is provided in close proximity to the building. The number of parking spaces provided exceeds the requirements of the zoning ordinance with the new addition taken into account. Parking is currently not an issue for the existing site and is not anticipated to be an issue after the proposed addition. d. Refuse and service areas Trash service is provided to the existing site and is not proposed to change or to be modified by the proposed building addition project. e. Utilities The shop addition proposes the addition of a sand oil separator and new 4” sewer service line connecting to the sewer main in Glenwood Drive. A new 4” fire service line is also proposed to connect to the water main in Meridian Road. Existing water and sewer service will be maintained from Meridian Road. Roof drains and a catch basin in the shop yard will be provided to improve on-site stormwater management. They will be tied into a mechanical treatment system prior to entering the municipal stormwater system. Peak flows are not anticipated to be increased as the site currently exists of mostly impervious areas. A storm report supporting this will be provided with engineering plans. The treatment system will likely be designed to account for future paving of the yard. This document was created by an application that isn’t licensed to use novaPDF. Purchase a license to generate PDF files without this notice. As part of frontage improvements along Glenwood Drive, a stormwater main will be constructed outside of the roadway to avoid a water main in Glenwood. The stormwater main will include adding a manhole south of the existing driveway on Glenwood. That manhole will connect the existing culvert under the driveway. A main will extend from that new manhole to a new manhole at the south end of the property along the existing drainage ditch. The drainage ditch will be stripped of topsoil and filled with compacted fill. The manhole at the south end of the property will include a discharge pipe that allow stormwater to continue south along the existing ditch. f. Screening and buffering An existing chain link fence may need to be relocated slightly once a final survey is performed to define the property line. g. Signs, yards and other open spaces Existing signage will be maintained. The site has a fenced storage yard with gated access only. The gate accessing from Meridian will be moved east within the property approximately 50 feet. h. Height, bulk and location of structures The Existing building is 13,975 SF and the proposed addition of 5,305 SF bringing the total square footage to 19,281 SF. The addition will match the existing building appearance. Building height allowed is 60 ft and proposed building height is 21 ft. The addition will be outside all building setbacks. i. Location of proposed open space uses On site open spaces are primarily landscaped along Meridian Road and a fenced-in contractor storage yard behind the warehouse. j. Hours and manner of operation The existing facility hours will not change and will be 8 am to 5 pm week days with occasional emergency after hour emergencies. k. Noise, light, dust, odors, fumes and vibration No adverse impacts are expected to these items. During construction the contractor will be required to mitigate the impacts. Most activity will be performed during normal business hours and should not adversely impact any surrounding lots. This document was created by an application that isn’t licensed to use novaPDF. Purchase a license to generate PDF files without this notice. EXHIBITS -Certificate of Survey -Land Use Exhibit -C0.10 Existing Site Plan -C1.20 Utility Plan -C1.10 Proposed Site Plan B-1 B-2 R-4 R-3 GlenwoodDr GlenwoodDr GlenwoodDr BingCt JubileeCt 424 424 424 NMeridianRd WArizonaSt WColoradoSt ArcGIS Web Map © OpenStreetMap (and) contributors, CC-BY-SA, Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, AT, Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © Override 1 AnnexationBoundary Zoning_Color Residential Apartment/Office General, Central or Industrial Business Neighborhood Business Residential/Professional Office Residential Two Family Residential Multi-family Residential Zoning Parcel Information 8/21/2020, 10:03:19 AM 0 175 35087.5 ft 0 50 10025m 1:2,000 Web AppBuilder for ArcGIS Maxar | AT | JasonSingleton | Jason Singleton | Core Area Drone Imagery 062820198 | FGDC Cadastral Subcommittee | Credit given to Flathead County GIS would be appreciated when deriving products from this data. | Flathead County GIS | Esri Community Maps Contributors, BuildingFootprintUSA, Esri, HERE, BASIS OF SURVEY:CITY OF KALISPELL UTILITY MAP BASIS OF ELEVATION:STORM SEWER MANHOLE LOCATED IN THE CENTER OF MERIDIAN ROADNEAR TO THE NORTHWEST OF THE EXISTING BUILDING.ELEVATION = 2982.50' PER CITY OF KALISPELL UTILITY MAP PROPERTY INFORMATIONLOT 1 OF MONTANA POWER ADDITION NO. 139 LOCATED INSE 1/4 NE1/4 SECTION 12, TOWNSHIP 28N, RANGE 22 W., P.M.M. PHYSICAL ADDRESS:890 N. MERIDIAN RD.KALISPELL, MT 59901 NOTE:PROPERTY MONUMENTS WERE NOT LOCATED DURING FIELD SURVEY. KEYNOTES: 1.NEATLY SAWCUT, REMOVE, AND PROPERLY DISPOSE OF EXISTING ASPHALT. 2.NEATLY SAWCUT, REMOVE, AND PROPERLY DISPOSE OF EXISTING CONCRETE. 3.DEMO EXISTING GAS LINE. 4.REMOVE EXISTING FENCE AND REUSE IF POSSIBLE. 5.MOVE EXISTING SHEDS, COORDINATE LOCATION WITH OWNER. 6.RELOCATE STOCK PILES AS NEEDED TO PLACE NEW SEWER SERVICE. 7.GRAVEL TO BE REMOVED AND STOCKPILED FOR RE-USE. # CC GM EM GM SS FINISH FLOORELEV. = 2982.52 297 8 297 9 2 9 8 0 2 9 8 1 2 9 8 1 29 7 7 29 7 6 29 7 5 29 7 6 29 7 7 29 7 7 2 9 8 0 2980 2980 29 7 9 29 7 8 29 7 7 29 7 6 2979 2981 2982 ///////////// / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / ///////// 1 4 4 3 3 3 2 EXISTING STORAGE ~1,800 SFT TOWER EXISTING SHOP AREA ~11,150 SFT EXISTING OFFICE AREA ~3,700 SFT 1 5 6 1 2 7 1 2 2 FINISH FLOORELEV. = 2982.52 2 9 8 1 2 DATE: JACKOLA ENGR. & ARCH., P.C. WITHOUT THE WRITTEN CONSENT OF MAY NOT BE USED OR REPRODUCED IS PROPRIETARY. THIS DOCUMENT THE INFORMATION CONTAINED HEREIN REVISIONS: KALISPELL 406-755-3208 # BOZEMAN 406-586-0707 VANCOUVER 360-852-8746 DRAWN:CHECKED: info@jackola.com jackola.com PR O J E C T # : Z: \ C l i e n t F i l e s \ 2 0 2 0 \ N W E \ 2 0 0 5 0 1 S h o p A d d i t i o n \ 6 D r a w i n g s \ 1 A u t o c a d \ N W E _ C 0 . 1 0 . d w g NOT FOR CONSTRUCTION PERMIT SET C0.1019 0 8 0 5 10/6/2020 SLDJRC EXISTING SITE AND DEMO PLAN KA L S I P E L L , M O N T A N A 89 0 N M E R I D I A N R O A D SH O P A D D I T I O N NO R T H W E S T E R N E N E R G Y OVERALL EXISTING SITE AND DEMO PLAN11" = 20'10-10 20 40 SCALE: 1" = 0 20' MERIDIAN ROAD SITE AND DEMO PLAN21" = 10'5-5 10 20 SCALE: 1" = 0 10' LOT SUMMARY: B-1 - NEIGHBORHOOD BUSINESS MINIMUM YARD SETBACKS: FRONT-15FT SIDE-5FT REAR-10FT PARKING SUMMARY: PARKING REQUIRED - 20 STALLS 1 STALLS PER 1000 SF = 19,281 SF / 1000 SF = 19.28 SPACES PARKING EXISTING - 36 STALLS ADA REQUIRED - 2 STALLS ADA PROVIDED - 2 STALLS INTERIOR LANDSCAPING IS NOT ADDRESSED BY THIS PROJECT. ALL PARKING IS EXISTING AND IS NOT BEING ALTERED IN THIS BUILDING ADDITION PROJECT. CONDITIONAL USE PERMIT REQUIRED BEFORE CONSTRUCTION. KEYNOTES: 1.NEW PAVEMENT SECTION PER DTL. 1/C2.00. 2.NEW 6' CHAIN LINK FENCE PER DTL 7/C2.00. 3.NEW 6' CHAIN LINK GATE PROVIDED BY OWNER. 4.NEW BOLLARD PER DTL 8/C2.00. 5.CONCRETE APRON PER DTL. 4/C2.00. 6.SIDEWALK PER DTL. 5/C2.00. 7.NEW CURB AND GUTTER PER DTL. 3/C2.00. 8.PARKING STRIPING PER DTL. 2/C2.00. 9.GRAVEL SECTION TO MATCH EXISTING. 10.STANDARD DRIVEWAY PER DTL. 6/C2.00. GENERAL NOTES: 1.TOPSOIL AND SEED TO MATCH EXISTING AT ALL DISTURBED AREAS. # CC GM EM GM SS FINISH FLOORELEV. = 2982.52 297 8 297 9 2 9 8 0 2 9 8 1 2 9 8 1 29 7 7 29 7 6 29 7 5 29 7 6 29 7 7 29 7 7 2 9 8 0 2980 2980 29 7 9 29 7 8 29 7 7 29 7 6 2979 2981 2982 X X X X X X X X X SHOP ADDITION 5000 SF FF = 2982.48 X 9.73' 20 . 0 0 ' 5. 0 0 ' 20 . 0 0 ' 5.08' 4 2 2 3 4 1 24 . 8 6 ' 24 . 9 7 ' 4 4 20.00' 5.00' 21 . 8 5 ' 6 5 5 71 4 1 4 8 6 9 1 6 2 6 10 7 7 1 5.00'9.00' 5.00' FINISH FLOORELEV. = 2982.52 2 9 8 1 X X X X X X X X X X X X X X 6 1 7 9 6 DATE: JACKOLA ENGR. & ARCH., P.C. WITHOUT THE WRITTEN CONSENT OF MAY NOT BE USED OR REPRODUCED IS PROPRIETARY. THIS DOCUMENT THE INFORMATION CONTAINED HEREIN REVISIONS: KALISPELL 406-755-3208 # BOZEMAN 406-586-0707 VANCOUVER 360-852-8746 DRAWN:CHECKED: info@jackola.com jackola.com PR O J E C T # : Z: \ C l i e n t F i l e s \ 2 0 2 0 \ N W E \ 2 0 0 5 0 1 S h o p A d d i t i o n \ 6 D r a w i n g s \ 1 A u t o c a d \ N W E _ C 1 . 1 0 . d w g NOT FOR CONSTRUCTION PERMIT SET C1.1019 0 8 0 5 10/6/2020 SLDJRC SITE PLAN KA L S I P E L L , M O N T A N A 89 0 N M E R I D I A N R O A D SH O P A D D I T I O N NO R T H W E S T E R N E N E R G Y SITE PLAN11" = 20'10-10 20 40 SCALE: 1" = 0 20' MERIDIAN ROAD SITE PLAN DETAIL21" = 10'5-5 10 20 SCALE: 1" = 0 10' CC GM EM GM SS FINISH FLOORELEV. = 2982.52 297 8 297 9 2 9 8 0 2 9 8 1 2 9 8 1 29 7 7 29 7 6 29 7 5 29 7 6 29 7 7 29 7 7 2 9 8 0 2980 2980 29 7 9 29 7 8 29 7 7 29 7 6 2979 2981 2982 X X X X X X X X X SHOP ADDITION 5000 SF FF = 2982.48 X G G G G G G G G G G G co co UP co co W W W W W W UP UP UP UP UP UP UP UP UP UP UP UP UP UP UP SS SS SS SS SS SS SS SS SS SS SSSS SS SSSS SS SD CB SD RD RD RD RD RD RD RD RD RD RD RD RD SD SD SD RD RD RD RD RD SD CB SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSD SDSDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD 7 7 7 2 6 6 9 8 6 2 9 1 7 3 14 15 13 13 12 " S T O R M 12 " S T O R M 13 11 KEYNOTES: 1.1" PVC UNDERGROUND POWER CONDUIT AND 3/4" COMMUNICATIONS CONDUIT TO AUTOMATIC GATE OPENER, COORDINATE WITH ELECTRICAL. 2.RELOCATED GAS SERVICE BY OWNER. 3.165 LF 4" PVC FIRE SERVICE TO BUILDING TRANSITIONING TO DUCTILE IRON 5' FROM FOUNDATION. 4.WATER GATE VALVE PER DTL. 5/C2.01. 5.4" FIRE SERVICE TAP PER DTL. 4/C2.01. TAP WATER MAIN IN MERIDIAN ROAD, CONTRACTOR RESPONSIBLE FOR MDT ENCROACHMENT PERMIT. REFER TO DETAIL 1/C1.20 FOR PLAN VIEW OF FIRE SERVICE. 6.NEW 4" SANITARY SEWER DRAIN FROM INTERIOR FLOOR DRAIN. CONNECT INTO OIL/SAND SEPARATOR LOCATED INSIDE BUILDING. DISCHARGE TO MUNICIPAL SANITARY SEWER MAIN IN GLENWOOD DRIVE. COORDINATE WITH PLUMBING. 7.SANITARY SEWER CLEAN-OUT PER DTL. 8/C2.01. 8.SEWER TAP PER DTL. 7/C2.01. 9.4" ROOF DRAIN DISCHARGED TO UNDERGROUND STORMWATER CHAMBER SYSTEM FOR STORAGE. 10.UNDERGROUND STORMWATER CHAMBER SYSTEM FOR STORAGE AND INFILTRATION. 115 LF OF STORM CHAMBERS PER DTL. 2/C2.02. 11.30" STORM WATER CATCH BASIN PER DTL. 4/C2.02. 12.STORM INSPECTION PORT AND CLEAN-OUT ACCESS PER DTL. 3/C2.02. 13.NEW STORM MANHOLE PER DTL. 5/D2.02. 14.NEW CDS UNIT PER DTL. 15.(3) 2" CONDUITS, COORDINATE WITH OWNER. GENERAL NOTES: 14.COORDINATE GAS RELOCATION IF NECESSARY. 15.ROOF DRAIN AND SEWER UTILITY TRENCHING PER DTL 1/C2.01. 16.OIL/SAND SEPARATOR IS LOCATED WITHIN THE BUILDING. REFER TO PLUMBING. # FINISH FLOORELEV. = 2982.52 2 9 8 1 29 8 1 X X X X X X X X X X X X X X UP UP W W W W W W W W W W W W W W 3 4 5165 LF 4" PVC FIRE SERVICE DATE: JACKOLA ENGR. & ARCH., P.C. WITHOUT THE WRITTEN CONSENT OF MAY NOT BE USED OR REPRODUCED IS PROPRIETARY. THIS DOCUMENT THE INFORMATION CONTAINED HEREIN REVISIONS: KALISPELL 406-755-3208 # BOZEMAN 406-586-0707 VANCOUVER 360-852-8746 DRAWN:CHECKED: info@jackola.com jackola.com PR O J E C T # : Z: \ C l i e n t F i l e s \ 2 0 2 0 \ N W E \ 2 0 0 5 0 1 S h o p A d d i t i o n \ 6 D r a w i n g s \ 1 A u t o c a d \ N W E _ C 1 . 2 0 . d w g NOT FOR CONSTRUCTION PERMIT SET C1.2019 0 8 0 5 10/6/2020 SLDJRC SITE UTILITY PLAN KA L S I P E L L , M O N T A N A 89 0 N M E R I D I A N R O A D SH O P A D D I T I O N NO R T H W E S T E R N E N E R G Y SITE UTILITY PLAN11" = 20'10-10 20 40 SCALE: 1" = 0 20' FIRE SERVICE DETAIL21" = 10'5-5 10 20 SCALE: 1" = 0 10' Hawthorn Ave Hawthorn Ave Glenwood Dr N Meridian Rd N Meridian RdLibertySt Bing Ct Rosewood Dr 182 Glenwood Drive W Wyoming St W Wyoming St R-3 Residential R-4 Residential RA-2 Residential Apartment/Office B-2 General Business RA-1 Residential Apartment R-5 Residential/Professional Office P-1 PublicB-1 Neighborhood Business Subject Parcel Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski - 0 150 300 45075Feet¯ Subject Parcel B-1 Neighborhood Business B-2 General Business P-1 Public R-3 Residential R-4 Residential R-5 Residential/Professional Office RA-1 Residential Apartment RA-2 Residential Apartment Basemap: Esri Community Maps, ArcGIS.com Kalispell Zoning KCU-25-08 Northwest Energy November 6, 2025 Hawthorn Ave Hawthorn Ave Glenwood Dr N Meridian Rd N Meridian RdLibertySt Bing Ct Rosewood Dr 182 Glenwood Drive W Wyoming St W Wyoming St Urban Residential Urban Residential High Density Residential Urban Mixed Use Public Or Openspace Subject Parcel 0 150 300 45075Feet Kalispell Growth Policy KCU-25-08 Northwest Energy Data Sources: Montana Cadastral,Flathead County GIS City of Kalispell GIS, Austin Bachurski -¯ Subject Parcel Urban Mixed Use High Density Residential Urban Residential Public/Quasi Public, Openspace Basemap: Esri Community Maps, ArcGIS.comNovember 6, 2025 CERTIFICATION APPLICANT: FILE NO: I, the undersigned certify that I did this date mail via First Class Mail a copy of the attached notice to the following list of landowners adjoining the property lines of the properties where the application(s) have been requested. __________________________________ Date: __________________________________ Kirstin Robinson Development Services Department 201 1st Avenue East Kalispell, MT 59901 Phone: (406) 758-7940 Fax: (406) 758-7739 www.kalispell.com/planning To: Kalispell Planning Commission From: PJ Sorensen, Assistant Director Date: December 9, 2025 Work Session – Land Use Plan BACKGROUND: 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 necessarily with review of a site-specific project. This work session is the sixteenth in a series the Planning Commission has held over the last year. It is intended that the focus of this work session will be a discussion of the comprehensive preliminary draft land use plan. It is an opportunity for the public and the Commission to ask questions and add comments prior to the formal public hearing, which is anticipated to be scheduled for January 13, 2026, in front of the Planning Commission. Attachments: Draft Land Use Plan Montana Land Use Planning Act (CHAPTER 25. MONTANA LAND USE PLANNING ACT - Table of Contents, Title 76, MCA) KALISPELL LAND USE PLAN PLAN-IT 2045 City of Kalispell, Montana 2025 Prepared by: City of Kalispell | Planning Commission 201st Avenue East, Kalispell MT 59901 2 VISION KALISPELL IS: The commercial and governmental center of the Flathead Valley with a diverse economy, robust employment, and vibrant neighborhoods offering a variety of housing options; where community history and culture are celebrated, parks are abundant and well-maintained, greenways and trails connect the community, and public services provide for the needs of residents and visitors alike, while meeting future growth demands. When the first settlers came upon the forested landscape north of Flathead Lake, with majestic mountains draped with lush timberlands on three sides, few could have imagined how this remote wilderness would change over the coming century. Founded in 1891, as a division point for the Great Northern Railroad on its route through the Rocky Mountains, Kalispell’s founders positioned it as the financial, governmental and cultural center of the Flathead Valley. The railroad, in 1904, chose another route and served Kalispell with a branch line, but their vision held true and Kalispell has flourished in the intervening years. As of 2025, Kalispell’s population stands at just over 33,000 residents with a local and regional economy that belies its modest size. Kalispell is the regional trade center and the county seat of Flathead County, in the northwest corner of Montana. Kalispell is just a 45- minute drive south of Glacier National Park and a 20-minute drive north of Flathead Lake, the largest fresh-water lake west of the Mississippi. Since the railroad first put Kalispell on the map on New Year’s Day of 1892, this town has been the center for housing, healthcare, education, commerce, government, and retail development in this remote valley along the Rocky Mountain Front. Prior to the Covid-19 pandemic, Kalispell was experiencing consistent population growth which placed it in the top three fastest growing micropolitan areas in the United States from 2017 through 2019. Population growth was wildly amplified by the forces of the pandemic when many individuals and families sought an escape from stifling lockdowns required in urban settings, found new freedom in the opportunity to work from home with no reduction in wages and compensation, and discovered their home buying power exponentially stronger in this rural community. Post Covid, Kalispell was named the FASTEST growing micropolitan area in the country. Although the pandemic has become a thing of the past, 3 Kalispell is continuing to see rapid growth becoming the fastest-growing city in Montana between 2020-2024, which brings about numerous challenges as the City looks to the future. Kalispell is prepared to grow. “Kalispell Growth Policy PLAN-IT 2045” lays out a framework to guide growth in and around the City for the next 20 years. It was developed through a comprehensive outreach effort with scores of community groups with a stake in Kalispell, followed by an in-depth review by the Kalispell Planning Commission and Kalispell City Council. Following the adoption of the Land Use Plan by the City Council, the next step is to begin development of significant and relevant deliverables described in its recommendations. There are XX key projects that will have a tangible, positive impact on the citizens of Kalispell. They include: • X • X • X • X • X Throughout its history, the development of the City of Kalispell has been a cooperative effort between its citizens, its businesses, and various government entities; and so has it been with the creation of “Kalispell Growth Policy PLAN-IT 2045.” A vision for the future of Kalispell is spelled out in the following pages, but that vision can only be realized through the actions of many people and organizations working for a variety of interests. “PLAN-IT 2045” serves to weave these actions into a cohesive fabric that will ensure Kalispell is a unique and vibrant place for people to live, work, and play – now and into the future. City of Kalispell Council Members Mayor – Mark Johnson Ward 1 – Kari Gabriel and Sandy Carlson Ward 2 – Sam Nunnally and Chad Graham Ward 3 – Ryan Hunter and Jessica Dahlman Ward 4 – Sid Daoud and Jed Fisher 4 City of Kalispell Planning Commission Members Chad Graham, City Council Member – President Rory Young, City Member – Vice President Doug Kauffman, City Member Joshua Borgardt, City Member Pip Burk, County Member Catherine (Cate) Walker, City Member Shelby Odell, City Member Stakeholders: 5 CITY OF KALISPELL GROWTH POLICY Contents Introduction (MLUPA background, public process) Chapter 1 – Existing Conditions and Population Projections 1.1 Existing Conditions 1.2 Population Projections 1.3 Growth Implications and Community Context 1.3.1 Infrastructure Demands 1.3.2 Public Services and Facilities 1.3.3 Neighborhoods, Land Use, and Character 1.3.4 Economic and Cultural Opportunities 1.3.5 Planning Choices Ahead Chapter 2 – Community Growth and Design Introduction Historical Growth and Planning Context Growth Policy Area Existing Land Use and Zoning Future Land Use Conservation Easements Annexation and County Coordination Issues Goals Policies Recommendations Chapter 3 – Housing 3.1 Introduction 3.2 Existing Housing Conditions 3.3 Housing Market Dynamics and Affordability 3.4 Population Growth and Housing Demand 3.5 Land Capacity and Zoning 3.6 Policy Framework and Strategies 3.7 Conclusion 6 Chapter 4 – Local Services and Facilities 4.1 Public Safety and Emergency Services 4.1(A) Police Protection 4.1(B) Fire and Ambulance Service 4.1(C) Healthcare 4.2 Utility Services 4.2(A) Water 4.2(B) Sewer 4.2(C) Stormwater Management 4.2(D) Solid Waste Management 4.3 Transportation 4.4 Education 4.5 Parks Chapter 5 – Economic Development 5.1 Existing and Potential Development – Job Composition and Trends – Site Inventory 5.2 Local Supports and Constraints – Local Characteristics, Assets, Resources – Services, Facilities, Schools, Housing – Financial Feasibility of Supporting Development Chapter 6 – Natural Resources, Environment, and Hazards 6.1 Existing Conditions 6.2 Natural Resources 6.3 Natural Environment – Soils, Geology, and Topography – Vegetation – Surface and Ground Water – Floodplain – Scenic Resources – Wildlife and Riparian 6.4 Hazards – Flooding 7 – Fire – Seismic – Geologic / Slope Hazards Chapter 7 – Future Land Use Map 7.1 Future Land Use Map 7.2 Future Land Use Map Use Designations (a) Commercial (b) Industrial (c) Urban Mixed Use (d) Suburban Mixed Use (e) Low Density Residential (f) Urban Residential (g) Suburban Residential (h) Public / Quasi-Public / Open Space 7.3 Applicable Zoning, Subdivision, and Other Land Use Regulation 7.4 Geographic Distribution of Future Land Uses Supporting Land Use Plan 7.5 Impact of Covenants, Codes, and Restrictions 7.6 Areas of Increased Growth Pressure Chapter 8 – Implementation 8.1 Zoning Regulations 8.2 Housing Strategies 8.3 Subdivision Regulations 8.4 Land Use Plan Amendments and Updates 8.5 Land Use Plan Amendments by Petition 8.6 Neighborhood, Area, and Issue Plan Amendments 8.7 Extension of Services Plan 8.8 Capital Improvement and Facilities Plans 8.9 Urban Renewal Districts 8.10 Other Plans, Studies, and Reports Chapter 9: Neighborhood and Area Plans and Growth Policy Amendments 8 Appendices Transportation Plan Facility Plans Parks Plan Extension of Services Plan Capital Improvements Plan Other Supporting Documents Figures (To be completed upon final map insertion) 9 Introduction Kalispell, Montana, stands on the cusp of transformative change in 2025, as it experiences economic, residential, and infrastructural growth. At the heart of this evolution lies Montana Senate Bill 382, legislation signed by Governor Gianforte in May 2023 that required a new planning paradigm for 10 Montana cities, including Kalispell. Known as the Montana Land Use Planning Act, the act mandates that cities with populations over 5,000 in counties with over 70,000 people comprehensively update their land use plans, zoning regulations, and subdivision regulations. The act is designed to address the complexities of modern urban planning, requires the adoption of a land use plan serving as a guiding document for cities like Kalispell. Key requirements of the act include the following: • Public Participation – Continuous public participation in the planning and adoption of the land use plan. The goal is the public input is sought in the input of the plan, thereby shifting public involvement away from site specific projects towards the broader land use planning process. • Planning Commission – The act requires the creation of a Planning Commission. The roles of the Planning Commission are similar to the previous Planning Board. • Land Use Map – Creation or update land use map, including population projections and land uses needed in order to accommodate future growth demands for specific uses. • Zoning Code and Map – Update the zoning code and map to reflect land use plan goals and objectives. • Subdivision Regulations – Update subdivision regulations to reflect land us plan goals and objectives. 10 Housing affordability, a critical issue in rapidly growing cities, was the driving force behind the act. The act requires zoning reforms that encourage high-density and mixed-use developments, making efficient use of available land while preserving historical sites and ecological landmarks. The act recognizes the dual challenge of fostering economic growth while preserving Montana’s natural and cultural heritage. One of its central pillars is the integration of public input into the planning process, requiring municipalities to actively engage their communities through forums, surveys, and workshops. This ensures that urban policies are not only technically sound but also reflective of local priorities, values, and aspirations. By embedding public engagement as a foundational element, the act empowers residents to take an active role in shaping their city’s future. The act mandates that cities like Kalispell regularly assess and revise their policies to incorporate new technologies, respond to demographic shifts, and align with state-level growth goals. This adaptive approach ensures that urban plans remain relevant but also fosters a culture of continuous improvement and innovation. This land use plan for Kalispell draws directly from the principles and mandates of the Montana Land Use Planning Act, providing a detailed roadmap for the city’s growth. Public engagement is positioned as a cornerstone of this plan, with regular town halls, surveys, and workshops designed to foster trust, inclusivity, and community-driven policymaking. These initiatives ensure that every resident’s voice is heard and that their perspectives contribute meaningfully to shaping the city’s trajectory. Through its focus on housing, infrastructure, and hazard mitigation, this plan addresses the multifaceted challenges of urban growth. This plan lays the groundwork for a resilient and thriving community. Kalispell’s adherence to the Montana Land Use Planning Act ensures that its growth is not only ambitious but also balanced, creating a city that values progress without compromising the well-being of its residents or the environment. As Kalispell continues to evolve, this land use plan will serve as a vital instrument for achieving a sustainable, inclusive, and prosperous future. 11 BRIEF HISTORY OF THE KALISPELL AREA Non-Native settlement of the Upper Flathead Valley did not occur on a significant scale until the 1880s. Kalispell was founded on March 17, 1891, when railroad executive James J. Hill selected the site as a division point for the Great Northern Railway. Hill is credited with naming the city, drawing from the Pend d’Oreille term meaning “prairie above the lake.” The railroad’s arrival created the first major transportation corridor over the Continental Divide, spurring timber production, commercial activity, and a wave of European immigration into the Flathead Valley. Before Kalispell was established, Demersville—located a few miles southeast—served as the region’s main settlement. Founded in 1887 by Jack Demers at the “Head of Navigation” on the Flathead River, the town grew rapidly as travelers arrived from the south via Flathead Lake. Anticipation of the railroad led to a speculative boom in 1890, with the assumption that Demersville would secure the division point. However, two fires in 1891 and the official selection of Kalispell redirected investment and population almost overnight. By spring 1892, Demersville had largely vanished, and its former townsite was eventually redeveloped—much of it in the 1990s as the Green Tree Meadows Subdivision. The Kalispell Townsite was purchased and platted by the Northwest Land Company of Moorhead, Minnesota. Land sales began in April 1891 and exceeded $100,000 on the first day. Construction started immediately afterward, and by October the Missoula County Commissioners formally recognized the community, which already contained several Chinese laundries and general stores. A major fire in 1892 destroyed an entire city block, but rebuilding was swift. By 1893 the city had installed electrical service and a municipal water and sewer system, including 57 fire hydrants—an extraordinary feature for the region at that time. When Flathead County was created in 1894, Kalispell became the county seat. 12 Despite periods of drought, a national economic downturn, and a railroad strike in the mid- 1890s, population growth continued. By 1900 Kalispell had 2,526 residents, housing construction boomed, and farmland prices climbed to approximately $40 per acre. In 1904 the Great Northern Railway relocated its division point to Whitefish, taking several hundred jobs with it; however, Kalispell remained the Flathead Valley’s governmental and commercial center. By 1910 the city’s population had grown to 5,549. During the early 20th century, Kalispell continued to expand, growing by 18 percent in the 1920s, 35 percent in the 1930s, and 18 percent in the 1940s. Lumber production, agriculture, and local commerce fueled the economy. While growth was compact and centrally located during the first half of the century, suburban development increasingly shaped the region after World War II. Beginning in the 1950s, major regional economic drivers emerged, including tourism associated with Glacier National Park and the development of Big Mountain (now Whitefish Mountain Resort). Increased demand for timber resulted in the establishment of multiple lumber mills throughout the valley. Rural areas experienced stronger percentage growth than incorporated cities. Kalispell’s population increased modestly— about 4 percent in both the 1950s and 1960s, and 1 percent in the 1970s. Growth accelerated to 12 percent in the 1980s and nearly 20 percent during the 1990s. Between 2000 and 2006, Census estimates indicated a 36.6 percent increase, and the city’s land area more than doubled due to annexations and new development. Today, Kalispell remains the regional hub of the Flathead Valley, serving as the primary center for commerce, health care, education, and government services. The city hosts major institutions such as Flathead Valley Community College, Logan Health Medical Center, and numerous state and federal agency offices. Significant commercial expansion has occurred north and west of downtown since the early 2000s, driven by retail anchors along U.S. Highway 93 and the completion of the U.S. 93 Alternate Route (Bypass). Development areas such as Spring Prairie, Hutton Ranch, and School Trust Section 36 have transitioned into major mixed-use districts featuring retail, dining, lodging, 13 entertainment, and residential uses. Continued buildout of these areas reflects Kalispell’s role as the economic and population center for northwest Montana. Chapter 1: Existing Conditions and Population Projections 1.1 Existing Conditions Kalispell today is a city at the crossroads of tradition and transformation. With a permanent population surpassing 33,000 in 2025, the community has grown by more than 40 percent since 2010, making it one of the fastest-growing small cities in the northern Rockies. This surge reflects broader trends across the Mountain West, where lifestyle migration, proximity to outdoor recreation, and relatively lower housing costs have drawn new residents from across the nation. Growth is visible in nearly every corner of the city. On the urban fringe, subdivisions expand outward into farmland and open space, reshaping the edge of town. Within the city’s core, vacant parcels and underutilized sites are redeveloped into multi-family housing, commercial businesses, or mixed-use projects. At the same time, Kalispell’s downtown retains its historic role as the civic and cultural heart of the Flathead Valley. Here, historic brick storefronts, the Conrad Mansion, the courthouse square, and a growing mix of restaurants and breweries anchor community identity, even as new investment adds modern amenities. The physical environment illustrates this balance of old and new. Major hospitality and retail developments underscore Kalispell’s role as a regional service hub. The Home2 Suites by Hilton, with over 62,000 square feet of accommodations, adds capacity for both leisure and business travelers. The planned Costco Warehouse along U.S. 93 will serve as a regional anchor, drawing customers from across northwest Montana. Smaller but no less important projects, such as the Kalispell Superwash with its automated service model and 14 pet wash stations, demonstrate the continuing diversification of services designed to meet both local and visitor demand. Residential development is occurring at multiple scales. Stillwater Village represents a 47-acre neighborhood adding 181 units in a mix of detached single-family homes and attached townhouses. Tronstad Meadows and Whitetail Crossing together will provide 355 single-family lots ranging from 6,000 to 14,000 square feet, meeting demand for entry-level and mid-sized homes. North Town Center, at 350 acres, is the most ambitious project currently underway, integrating residential, retail, and employment opportunities in a walkable, mixed-use environment expected to build out over two decades. Infrastructure improvements accompany this wave of development. A one-million-gallon, 170-foot water tower near Rose Crossing is under construction, ensuring reliable capacity and pressure for northern growth areas. Transportation improvements are also underway, most notably on the U.S. 93 Bypass, where redesigned intersections, expanded pedestrian pathways, and upgraded lighting are intended to improve safety, relieve congestion, and support multimodal access. These projects are complemented by ongoing investment in wastewater treatment, stormwater management, and power distribution, all of which are essential to sustaining long-term growth. The city’s role as the Flathead Valley’s service and employment hub magnifies the impact of these changes. Kalispell is home to Logan Health Medical Center, Flathead Valley Community College, and the Valley’s largest concentration of retail, professional, and government services. Each of these anchors draws people from throughout the region, increasing the city’s daytime population well beyond its resident base. Seasonal visitors amplify this effect, with summer and winter peaks adding tens of thousands of people to the effective service population. Collectively, these existing conditions illustrate a community experiencing rapid change while striving to preserve the qualities that make it unique. Kalispell continues to embody the balance of a small, livable city and a regional hub, where historic neighborhoods and 15 cultural institutions coexist with expanding subdivisions, modern retail, and major infrastructure investments. 1.2 Population Projections The pace of Kalispell’s growth is not unprecedented, but it is remarkable in scale and duration. Historical census data provide a clear picture of the city’s trajectory. In 1990, Kalispell had just 11,917 residents. By 2000, the population had grown to 14,223, an increase of 19 percent over the decade, fueled in part by the expansion of retail and healthcare services and the initial wave of amenity-driven migration. Growth accelerated sharply in the 2000s, with the population reaching 19,927 by 2010—a 40 percent increase—despite the national economic downturn that slowed housing construction in many parts of the country. By 2020, the census recorded 24,558 residents, and in just the five years since, the population has surged to an estimated 33,000. This represents a 34 percent increase in half a decade, among the fastest rates of growth in Montana and the 16 broader northern Rockies. Looking ahead, projections anticipate steady growth. At an average annual growth rate of 2.5 percent, the city is expected to reach 37,716 residents by 2030, 43,141 by 2035, 49,330 by 2040, and 56,386 by 2045. This equates to 23,386 new residents, nearly 70 percent growth from the 2025 baseline. With an average household size of 2.3 persons, population growth will generate demand for 9,500–10,000 new housing units by 2045, or roughly 475–500 units per year. By 2030, Kalispell will need 2,050 additional units; by 2035, 4,400; by 2040, 7,100; and by 2045, 9,500–10,000. Commercial development will expand in parallel. Between 2019 and 2023, Kalispell averaged 165,000 square feet of new commercial construction annually, totaling more than 826,000 square feet. Looking ahead, commercial development is projected to add nearly 4.8 million square feet by 2045 at a two percent annual growth rate. Seasonal population increases remain a defining characteristic. Each summer, the service population swells by 20 to 25 percent, raising the effective number of people in the city to between 65,000 and 70,000. 1.3 Growth Implications and Community Context The combination of existing conditions and projected growth illustrates both the opportunities and challenges facing Kalispell as it charts its future. By 2045, Kalispell will need to accommodate 23,386 new residents, 9,500–10,000 additional housing units, and nearly 240 acres of new commercial and employment development. These changes will reshape the city’s physical form, redefine its neighborhoods, and place new demands on infrastructure, services, and natural resources. 1.3.1 Infrastructure Demands One of the most immediate implications of growth is the expansion of basic infrastructure. Kalispell’s water, sewer, and stormwater systems will need to be extended and upgraded to serve new neighborhoods, particularly those planned for the northern and western edges of the city. The construction of the one-million-gallon water tower near Rose Crossing 17 demonstrates proactive investment, but it represents only the beginning of a multi-decade program to ensure reliable water supply and pressure. Wastewater treatment facilities, stormwater management systems, and solid waste disposal will also need to be scaled to match the needs of a population that will be nearly seventy percent larger than today. Transportation networks face parallel pressures. The U.S. 93 Bypass improvements highlight the importance of addressing traffic congestion, but continued growth will also require investment in local collector streets, expanded multimodal facilities, and enhanced regional connectivity. Seasonal tourism adds complexity, as peak summer and winter months can swell the effective population to 65,000 or more, stressing intersections, parking facilities, and transit systems beyond year-round norms. 1.3.2 Public Services and Facilities The implications for public services are equally significant. Growth will drive demand for expanded police and fire protection, additional school capacity, and enhanced healthcare facilities. Kalispell already serves as the regional hub for education and healthcare, with Flathead Valley Community College and Logan Health Medical Center anchoring critical services. By 2045, both institutions will need to expand capacity to serve a growing resident base as well as regional demand. Similarly, School District 5 will need to accommodate thousands of additional students, requiring new classrooms, facilities, and teaching staff. Public safety services will require additional personnel, equipment, and stations to meet expanded coverage needs. 1.3.3 Neighborhoods, Land Use, and Character Growth will reshape the physical fabric of Kalispell’s neighborhoods. Infill and redevelopment will add density within the core, while annexation and subdivision development will expand the city outward. This expansion raises important questions about neighborhood character, as residents weigh the benefits of growth against concerns about traffic, open space preservation, and the scale of new development. The challenge will be to integrate higher- 18 density housing and mixed-use development in a way that strengthens neighborhoods rather than undermines them. The city must also balance growth with preservation. Agricultural lands, riparian corridors, and scenic open spaces are central to Kalispell’s identity and appeal. Unchecked sprawl risks eroding these resources. Conservation easements, greenway planning, and compact development strategies will be essential to preserving the landscape that makes the Flathead Valley unique. 1.3.4 Economic and Cultural Opportunities Growth also offers important opportunities. A larger population base will expand the city’s tax revenues, enabling greater investment in public facilities, parks, and infrastructure. The influx of new residents will attract employers seeking a stable workforce and will support the growth of healthcare, education, technology, and manufacturing sectors. Cultural amenities, including arts, recreation, and entertainment, will expand with demand, enriching quality of life. Tourism, while presenting seasonal strains on infrastructure, will continue to reinforce Kalispell’s role as a gateway community. Visitor spending sustains local businesses, supports jobs, and strengthens the city’s regional identity. With careful planning, Kalispell can leverage its position as both a resident community and a visitor destination to create a dynamic and resilient local economy. 1.3.5 Planning Choices Ahead The future of Kalispell will depend on deliberate planning choices. Growth of this scale can strain the systems that make the city livable, but it can also provide the resources and momentum needed to strengthen neighborhoods, preserve open space, and enhance community services. The Growth Policy provides a framework for these choices, ensuring that development is aligned with infrastructure capacity, that housing is affordable and diverse, and that the community’s unique character is preserved. Kalispell stands at a pivotal moment. The next twenty years will determine whether the city becomes a model of balanced growth—sustaining its small-town identity while accommodating new residents and businesses—or whether unmanaged pressures undermine the qualities that make it special. The challenge is significant, but so too is the opportunity. With foresight, coordination, and a clear vision, Kalispell can ensure that growth strengthens, rather than diminishes, its role as the heart of the Flathead Valley. 19 Chapter 2: Community Growth & Design Introduction The Kalispell Growth Policy represents the community’s collective vision for how the city and its surrounding area should grow and evolve over time. While it is not a law or regulation, it provides the guiding framework for land use decisions, serving as a comprehensive plan for how Kalispell can manage growth in a way that balances development, infrastructure, and quality of life. Montana law requires cities to prepare and adopt such a policy, and for local decision-makers to give careful consideration to its goals and direction when reviewing zoning, subdivision, or infrastructure investments. In this way, the Growth Policy serves as both a vision and a blueprint for the physical development of the community. The legal foundation for Kalispell’s Growth Policy lies in Montana state planning statutes. With the passage of the Montana Land Use Planning Act (MLUPA) in 2023, cities are now required to update their policies into comprehensive Land Use Plans by 2026. For Kalispell, this transition extends the planning horizon to 2045, ensuring that growth is managed in a modern and proactive way. This also means that decisions made today—whether regarding housing, infrastructure, or environmental protection—are part of a long-range effort to shape Kalispell as it continues to grow. The state statute prescribes the following specific elements be included in the Growth Policy document: A. Community goals and objectives; B. Maps and text describing the jurisdictional area; C. Projected trends for the duration of the Growth Policy; D. Policies, regulations, and other measures to be implemented in order to achieve the goals and objectives established above; E. Development, maintenance, and replacement strategies for public infrastructure; F. An implementation strategy that includes: a. a timetable for implementing the Growth Policy; b. a list of conditions that will lead to a revision of the Growth Policy; and c. a timetable for reviewing the Growth Policy at least once every 5 years and revising the policy if necessary; G. A statement of how the governing bodies will coordinate and cooperate with other jurisdictions and the county in which the city or town is located on matters related to the Growth Policy; 20 H. A statement explaining how the governing bodies will define, evaluate and make decisions regarding subdivisions and their impacts. I. An explanation of how public hearings regarding subdivisions will be conducted; J. An evaluation of the potential for fire and wildland fire in the jurisdictional area, including whether or not there is a need to delineate the wildland-urban interface. Historical Growth and Planning Context Planning in Kalispell has evolved alongside the community’s growth. The city’s first master plan was adopted in 1962, updated in 1974, and later replaced by the Growth Policy in 2003. Each of these plans reflected the realities of their time, responding to changing demographics, economic forces, and land use pressures. In 2012, a major public outreach process refreshed the city’s vision and led to adoption of Plan-It 2035, which extended the planning horizon and focused on balancing growth with livability. The community’s growth patterns have been dynamic. In the early 1990s, Kalispell grew quickly before leveling off at the end of the decade. The early 2000s saw another wave of rapid residential and commercial expansion, pushing the city outward until the 2008–2009 recession slowed new construction dramatically. By 2012, growth began to recover, and by the late 2010s the pace accelerated once again. Between 2015 and 2025, Kalispell became one of the fastest-growing micropolitan areas in the nation. The population now exceeds 33,000, and new subdivisions, retail corridors, and employment centers have reshaped the edges of the city. These cycles of expansion, pause, and renewed growth underscore the importance of having a policy that is resilient to both surges and slowdowns. 21 The Growth Policy Area At the heart of Kalispell’s Growth Policy is the definition of its planning boundaries. These boundaries serve as guideposts for where growth should be directed and where services can be most efficiently provided. • City Limits cover roughly 13 square miles and represent the area where Kalispell has full authority to implement zoning, subdivision, and development regulations. • Annexation Boundary includes land beyond the city where water, sewer, and infrastructure can be reasonably extended within the next decade. These are the most likely candidates for annexation and urban development. • Growth Policy Planning Area spans approximately 28,000 acres (44 square miles) and stretches three miles beyond the city limits. This is the broader area envisioned to be served by city utilities over the next 30 to 50 years, and it helps shape long- term strategies for transportation, land use, and infrastructure. The boundaries have evolved over time. In 2003, Kalispell’s Growth Policy defined a smaller area. Rapid development led to expansions in 2005 and 2006, adding land southward and northward into what is now the city’s North Corridor. In subsequent years, adjustments such as the Section 35 amendment shifted designations from suburban to urban residential to accommodate higher densities. This evolving boundary reflects both the city’s responsiveness to growth pressures and its commitment to aligning expansion with infrastructure capacity. 22 Existing Land Use and Zoning Kalispell today is a city of diverse land uses, blending traditional neighborhoods with newer subdivisions, downtown commerce with highway-oriented retail, and industrial activity with agricultural landscapes on the edge. Inside the city, zoning ensures that residential, commercial, and industrial development occurs in an orderly way. Outside the city, Flathead County retains zoning authority, although development there directly impacts Kalispell’s services and infrastructure. • Residential areas dominate city limits, ranging from historic grid neighborhoods to modern subdivisions with curvilinear streets. Infill and accessory dwelling units are becoming more common as the city adapts to new housing needs. • Commercial development is anchored downtown and along major corridors such as Highway 93, Highway 2, and Reserve Drive. While strip-style development remains prevalent, design standards now encourage landscaping, pedestrian access, and better integration with surrounding neighborhoods. • Industrial uses cluster near the rail line and Glacier Rail Park, ensuring that Kalispell maintains a strong employment base and access to regional shipping. • Agricultural and rural lands define much of the Growth Policy Area, particularly in West Valley and the northern corridor. These areas remain productive but are under strong development pressure. • Parks and open space provide vital recreation opportunities and protect riparian corridors like Ashley Creek and the Stillwater River. 23 24 25 Future Land Use The Future Land Use Map builds on today’s conditions but envisions a city that is more compact, connected, and resilient by 2045. The focus is on channeling growth into areas where infrastructure is already in place or can be extended logically, while preserving agricultural lands and natural features. Future land use emphasizes: • Higher-density urban residential areas with diverse housing choices. • Suburban residential neighborhoods on the fringe that transition rural lands into city fabric. • Mixed-use centers and corridors that blend housing, retail, and employment. • Industrial districts concentrated in rail-accessible areas. 26 • Public and quasi-public uses like schools, parks, and government facilities distributed throughout the community. • Expansion of open space, greenways, and conservation areas. This vision acknowledges that Kalispell will continue to grow, but growth can be shaped in a way that strengthens downtown, creates attractive gateways, and ensures neighborhoods remain livable. Conservation Easements Each year hundreds of acres of open riparian lands, wildlife habitat, scenic areas, and farmlands in the Flathead Valley are converted to subdivisions and development. In response, conservation easements have become an important tool to protect the public values of these lands as open space. Conservation easements offer significant advantages as an alternative to regulation by: • Encouraging stewardship by making each landowner a central partner in the conservation process. • Allowing flexibility to tailor restrictions to fit each individual site and the landowner’s preferences. • Providing a voluntary, businesslike approach, rather than a confrontational one. • Ensuring long-term protection of resources for future generations. A conservation easement is a development right granted by a landowner to a qualified non- profit organization or government agency. The landowner maintains title to the land and can continue to use it for any purpose except those prohibited by the easement. Landowners often use easements to preserve wildlife habitat, farmland, historical sites, or other critical areas. In exchange for transferring some or all development rights, the owner may receive income tax benefits and the assurance that the land’s conservation values will be preserved. Three non-profit conservation organizations are active in Flathead County: Montana Land Reliance, The Nature Conservancy, and Flathead Land Trust. These groups partner with landowners and local governments to secure voluntary, long-term protection of open space. Within the Kalispell Growth Policy Area itself, conservation easements are still limited, but interest has grown. The Carlson easement (27 acres between the Stillwater River and 27 Grandview Drive) represents one example. Additional easements nearby include the 744- acre Bibler easement southeast of Foy’s Lake, the adjacent 68-acre Wallner easement, the 331-acre and 60-acre Nelson easements along the Flathead River south of the old Steel Bridge, and the 78-acre Peterson easement along the same river corridor. Together these demonstrate that conservation tools are increasingly being used in proximity to the Growth Policy Area, reinforcing the importance of preserving open space and agricultural land even as growth continues. Annexation and County Coordination Annexation is one of the primary tools Kalispell uses to manage growth. By bringing land into the city and extending services, development can occur at densities that are efficient for infrastructure and supportive of city services. Annexations are carefully reviewed for fiscal impacts, traffic generation, infrastructure needs, and compatibility with existing neighborhoods. Given that much of the Growth Policy Area remains under County jurisdiction, collaboration between Kalispell and Flathead County is essential. Joint planning on transportation, neighborhood plans, and rezonings near the annexation boundary helps prevent fragmented or incompatible development. This cooperation ensures that growth on the urban fringe is consistent with both the city’s vision and the county’s rural character. Issues 1. Periods of rapid growth followed by slowdowns make long-range planning challenging. 2. Growth can bring prosperity but also strains infrastructure and quality of life. 28 3. Differences between City and County regulations create inconsistencies at the urban fringe. 4. Low-density fringe development makes service extension costly and inefficient. 5. Highway strip development threatens corridor functionality and downtown vitality. Goals 1. RESIDENTIAL AND COMMERCIAL DEVELOPMENT SHOULD COMPLEMENT THE COMMUNITY VALUES OF: a. Creating walkable and bikeable neighborhoods. b. Design that integrates the new development into the surrounding neighborhood. c. De-emphasizing large parking lots adjacent to the street or highway and making the building the prominent feature from the street or highway. 2. IMPLEMENT A COMPREHENSIVE, EFFECTIVE GROWTH MANAGEMENT PROGRAM THAT RECOGNIZES AND UPHOLDS THE GENERAL WELFARE OF THE COMMUNITY AS WELL AS INDIVIDUAL RIGHTS. 3. ENCOURAGE HOUSING TYPES THAT PROVIDE HOUSING FOR ALL SECTORS AND INCOME LEVELS WITHIN THE COMMUNITY. 4. COMMERCIAL AND RESIDENTIAL DEVELOPMENT SHOULD BE DESIGNED TO TAKE ADVANTAGE OF AND ENHANCE ADJACENT STREETS, PARKS, AND NATURAL FEATURES. 5. IMPLEMENT DESIGN STANDARDS AT THE HIGHWAY ENTRANCES TO THE CITY. 6. REINFORCE THE MAJOR STRENGTHS OF DOWNTOWN WHICH ARE ITS CENTRAL LOCATION; ITS DENSITY AND INTRICATE MIX OF LAND USES; ITS HISTORIC DISTRICTS AND APPEALING PEDESTRIAN ENVIRONMENT; ITS CIVIC FUNCTIONS AS THE SEAT OF CITY AND COUNTY GOVERNMENT; AND ITS SYMBOLIC IMPORTANCE AS THE CENTER OF THE COMMUNITY. Policies 1. Encourage resolution of disputes involving land use policy by broad participation, education, compromise, and consideration of private property rights alongside neighborhood interests. Maintain mechanisms to provide for open, well-publicized public processes. 2. Encourage consistent government policies for development and infrastructure within urban areas. 29 3. Provide for land use changes which are complementary to well-established residential areas that have significant neighborhood and cultural integrity, such as Kalispell’s historic districts. 4. Design and locate development to protect public health and safety, ensure adequate provision of services, and complement the character of its surroundings. 5. Development by the public sector should comply with the same standards and rules as private sector development. Encourage, where feasible, development by the private rather than public sector. 6. Public-private partnerships should be considered when greater efficiency of resources or mutual benefits can be realized by both parties. 7. Encourage the design of urban public spaces such as local streets, plazas, and public squares to be central areas framed by buildings, creating a sense of place and visual quality of partial enclosure. 8. Encourage the design of urban streets to provide for convenient circulation and safe pedestrian access, while avoiding excessive road widths that encourage speeding and make pedestrian crossings difficult. 9. Encourage deployment of cutting-edge information technology infrastructure to support and attract residents and businesses, while ensuring the preservation of the community’s historic and cultural heritage and natural environment. 10. Highway entrances into the City should be developed as attractive gateways with generous setbacks, quality landscaping, and multi-use trails that connect with the pedestrian and bicycle system. Recommendations 1. Maintain a municipal annexation program in conjunction with the City of Kalispell Water, Sewer, and Storm Drainage Systems Facility Plan to provide timely and efficient service to fringe developments. 2. Use the Kalispell potential utility service area plan, as indicated in this document and drawn from the Kalispell Facility Plan, as a guide when deciding future uses and densities in areas that may be annexed. 3. Continually monitor, update, and streamline development codes to keep abreast of changing trends and technologies, to better coordinate the development review process, and to avoid unnecessary or costly delays in processing applications. 4. Encourage infill housing where public services are already available by allowing guest cottages, garage apartments, and accessory dwellings when feasible. 30 5. Require that when large-scale development may have significant impacts on the community, studies are provided to assist in assessing those impacts, including analyses of traffic, infrastructure capacity, and the cost of providing services. 6. Review all zoning district designations periodically for conformance with this Growth Policy. The City or neighborhoods may initiate zone changes to bring zoning into compliance. 7. Give adequate consideration to parcel boundaries to avoid splitting lots into different zoning districts whenever reasonable. 8. Develop and adopt design standards for the highway entrances into the City to ensure attractive and consistent gateways. 9. Encourage design standards for commercial projects that contribute positively to Kalispell’s community character. 10. Continue to monitor sign standards and policies so that non-conforming signs are gradually removed and replaced with conforming, attractive signage. 31 32 33 Chapter 3: Housing 3.1 Introduction Housing is one of the most visible and pressing issues facing Kalispell as it transitions into a mid-sized city over the next two decades. The city’s ability to provide safe, affordable, and diverse housing opportunities will determine whether it can sustain its role as the economic, cultural, and service hub of the Flathead Valley. For many households, housing represents the single greatest share of monthly expenditures, and for the city as a whole, it represents the most direct interface between population growth and land use planning. As Kalispell continues to grow, the availability and affordability of housing will shape who can live in the community, the nature of its workforce, the patterns of its neighborhoods, and the overall livability of the city. Like many growing cities in the Mountain West, Kalispell faces significant challenges in balancing demand with supply. Rising land and construction costs, coupled with rapid in-migration, have strained the market. At the same time, the community has opportunities: a large supply of vacant land, updated zoning tools, and a growing awareness of the need for strategic planning. This chapter provides a detailed assessment of Kalispell’s existing housing conditions, analyzes affordability trends, projects future housing needs, evaluates land capacity, and outlines strategies to ensure housing remains a strength for the community through 2045. 34 3.2 Existing Housing Conditions Kalispell’s housing stock reflects its history of development and its role as the central city of the Flathead Valley. As of 2025, there are approximately 19,000 housing units in the greater urban area, with about 12,000 located within city limits. The distribution remains heavily weighted toward single-family detached housing, which accounts for 60 percent of the total stock. Multi- family housing, including apartments, duplexes, and townhouses, makes up about 30 percent, while manufactured or mobile housing accounts for the remaining 10 percent. This pattern reflects decades of suburban development, with single-family neighborhoods spreading outward from the historic downtown core. Older neighborhoods in the city center, many built before 1940, feature modest homes on smaller lots, often with garages accessed by alleys. Postwar subdivisions expanded the city between 1945 and 1970, while suburban-style developments with larger lots dominated from 1970 through the early 2000s. More recently, mixed-use and multi-family projects have become more common along U.S. 93, U.S. 2, and within the Core Area, reflecting changing market demand for smaller, more affordable units. The age of housing stock illustrates these trends. Approximately 15 percent of units were built before 1940, concentrated in the downtown grid. Another 25 percent were built between 1940 and 1970, primarily in first-generation suburban neighborhoods. The largest share of units—nearly 40 percent—were built between 1970 and 2000, with a focus on single-family subdivisions. The remaining 20 percent have been built since 2000, reflecting the most recent wave of growth. 35 Table 3.1: Housing Stock by Age and Type While much of the housing stock is in good condition, older units in the downtown core often require reinvestment. These homes, while modest in size and value, represent some of the most affordable housing in the city and are vital to maintaining long-term affordability. Without targeted rehabilitation programs, however, these units risk falling into disrepair or being lost to redevelopment. 3.3 Housing Market Dynamics and Affordability Affordability has become the defining housing issue for Kalispell. The median home value in 2025 is $574,000, compared to $352,000 in 2020 and $123,000 in 2000. While values have moderated slightly since peaking at $640,000 in 2022, they remain more than eight times the area’s median household income of $70,000. Housing is considered affordable when costs do not exceed three times annual income, meaning Kalispell is well beyond that threshold. Rental affordability tells a similar story. The average rent in 2025 is $1,650 per month, nearly 28 percent of median household income. Vacancy rates are just 1.1 percent, compared to the 5 percent rate typically associated with a healthy rental market. This scarcity leaves renters with few options and places significant upward pressure on rents. 36 37 3.4 Population Growth and Housing Demand Population projections indicate Kalispell will grow from 33,000 residents in 2025 to 56,386 by 2045. This represents a net increase of 23,386 residents, or 70 percent, over two decades. At an average household size of 2.3 persons and a 5 percent vacancy rate, this growth will require between 9,500–10,000 new housing units. 38 39 40 3.5 Land Capacity and Zoning Kalispell has sufficient land to meet projected housing demand, but the distribution of that land raises important questions about how growth will be managed. Of the 8,436 acres in city limits, 2,484 acres are vacant, with 96 percent zoned residential. An additional 3,871 acres of vacant land are located within the Annexation Boundary, 88 percent of which could support housing. 41 3.6 Policy Framework and Strategies The Growth Policy emphasizes housing diversity, affordability, and quality. Goals include ensuring that safe and accessible housing is available to all residents, preserving historic neighborhoods, encouraging compact urban residential development, and directing higher densities near schools, transit, and employment centers. Narrative: Achieving these goals will require both regulatory changes and proactive programs. Streamlining permitting, allowing accessory dwelling units, and updating zoning codes to better accommodate townhomes and apartments will encourage incremental supply. Partnerships with developers, nonprofits, and state agencies can leverage funding for workforce and affordable housing. Rehabilitation programs for aging housing stock will help preserve naturally affordable units. Mixed-use redevelopment in the Core Area will provide both housing and employment opportunities, reinforcing the city’s vision of compact growth. 3.7 Conclusion Housing represents both Kalispell’s greatest challenge and one of its greatest opportunities. By 2045, the city will need nearly 10,000 new units, in addition to addressing current shortages and replacing aging stock. With sufficient land capacity, updated zoning, and clear policy direction, the city has the tools to succeed. The key will be in the implementation—ensuring that growth is directed into areas with infrastructure, that affordability is preserved, and that housing diversity reflects the needs of a changing population. If Kalispell succeeds, it will sustain its role as the vibrant heart of the Flathead Valley, a place where residents of all incomes and life stages can find a home. If it falls short, affordability pressures and limited choice will erode community livability and economic resilience. The stakes are high, but with foresight and commitment, housing can be a cornerstone of Kalispell’s long-term prosperity. 42 43 CHAPTER 4 - LOCAL SERVICES AND FACILITIES One of the main benefits of living in or operating a business within the City of Kalispell is access to municipal public infrastructure, such as water, sewer, storm drainage, and streets, and the municipal services of police, fire protection, EMS, solid waste management, and parks and recreation. In addition, non-municipal services such as health care and education are vital to the community. The provision and reliability of these public services is of paramount importance for current residents and for the orderly growth of the City’s population and boundary. Individual facility and services plans for components of public infrastructure and city services have been adopted by the City. The Water Facility Plan was adopted in 2018, the Sanitary Sewer Collection and Wastewater Treatment Plant Facility Plans were adopted in 2019, the Transportation Plan was adopted in 2021, and the Solid Waste Master Plan was adopted in 2024. Updates to the water, sewer, and WWTP facility plans are being developed, as well as an update to the storm water facility plan, which was adopted in 2008. A Parks and Recreation Comprehensive Master Plan was adopted in 2006 with an update currently being developed. A Public Safety levy was approved by the voters in 2024 to help support the implementation of the Police and Fire/EMS reports. All of the plans listed above are hereby incorporated by reference into this land use plan. This chapter reinforces the findings and recommendations in those plans and updates, and provides the basis for their implementation and periodic updates. In addition, the city funded a Police Operations and Data Analysis Report in 2023 and a Fire and EMS Operational and Administrative Analysis Report in 2023. The reports were not specifically adopted by the City Council, so they are not incorporated into this land use plan. 44 4.1 PUBLIC SAFETY AND EMERGENCY SERVICES - 4.1(A) POLICE PROTECTION: Within City limits, police protection is provided by the Kalispell Police Department; outside of City limits, the Flathead County Sheriff’s Office has jurisdiction. The City and County provide mutual aid upon request. Issues: 1. The Flathead County Jail located in Kalispell serves both the City and County and is continually overcrowded. When the jail was opened in 1987 it was built to house up to 64 beds. Currently, the jail is outdated and is typically capped at 100 inmates at a time. A new jail has been proposed in the south side of Kalispell to upgrade the facility and to alleviate overcrowding. 2. Illegal drugs in the community pose a threat to residents and public at large. 3. Limited space with the police department office creates problems with attempting to bring on additional staff. GOALS: 1. ENSURE THAT WE HAVE SAFE AND HEALTHY NEIGHBORHOODS. 2. FOSTER PARTNERSHIPS FOR JAIL EXPANSIONS. 3. ELIMINATE THE ABILITY OF MANUFACTURERS AND USERS OF ILLEGAL DRUGS TO EXIST OR OPERATE IN THE COMMUNITY. 4. BUILD ON ESTABLISHED RELATIONSHIPS BETWEEN LAW ENFORCEMENT AGENGIES TO ENHANCE THE EFFECTIVENESS OF THE DRUG TASK FORCE. 5. ENSURE THE HIGHEST LEVEL OF PUBLIC SAFETY WHILE PROTECTING THE RIGHTS AND DIGNITY OF THE CITIZENS OF THE COMMUNITY. 45 6. INCREASE COMMUNITY AWARENESS REGARDING THE PRODUCTION AND USE OF DRUGS. 7. STRIVE TO CONTINUALLY IMPROVE THE SKILLS, EQUIPMENT AND RESOURCES OF THE LAW ENFORCEMENT COMMUNITY. 8. COLLABORATE WITH THE PUBLIC TO IDENTIFY CAUSES OF CRIME AND TO REDUCE CRIME. 9. CONTINUE TO IMPROVE THE COMMUNITY POLICING MODES AND INCREASE THE NUMBER OF COMMUNITY PARTNERSHIPS. 10. CONTINUE TO IMPROVE CO-RESPONDER EFFORTS, PARTICULARLY IN REGARD TO OPIOID AND RELATED ISSUES. Policies: 1. Adequately staff law enforcement agencies. 2. Officers and staff conduct themselves with honesty, integrity, professional competence, compassion and respect for the public. 3. Apply unbiased enforcement of the laws. 4. Pursue “broken window” enforcement strategies. This approach suggests that visible disorder, like vandalism, can lead to more serious crime if left unchecked. Recommendations: 1. Coordinate between all law enforcement agencies to provide a seamless service of law enforcement in the community. 2. Continue to pursue grants to provide funds for staffing and equipment. 3. As the community grows, ensure that the law enforcement agencies have adequate staffing and resources. 46 4. The City of Kalispell should strive to achieve an appropriate response model for the community, including, but not limited to, the goals of the 2024 public safety levy. -4.1(B) FIRE AND AMBULANCE SERVICE: The Kalispell Fire Department, with mutual aid from surrounding fire districts, provides fire response to the community. The City of Kalispell operates an Advanced Life Support (ALS) transport ambulance service that is staffed by cross-trained firefighter/paramedics and responds for emergency medical calls for service to the City of Kalispell and portions of the county EMS districts upon request. Other duties provided for the community are special rescues, community fire safety education, residential fire safety inspections and fire code compliancy in the commercial occupancy setting. Issues: 1. Fire protection provided by the Kalispell Fire Department is currently limited to the area of the City limits of Kalispell. Geographical, population, protection class types and other variables continue to challenge the department in providing an effective and timely response to incidents located on the outer perimeter of the City limits of Kalispell. 2. Continued development on the northern, southern and western boundaries of the city limits of Kalispell add to the constraints of effective fire protection and EMS response. 3. Call demand, frequency, and call type quickly exceed current fire department capabilities, relying on outside agencies other than Kalispell Fire to provide response and care. 47 4. To achieve a beneficial Insurance Services Office (ISO) rating, the department needs to continue to provide adequate training, facilities, and staffing. 5. Only approximately one-third of EMS bills are fully paid by customers when they utilize the service. GOALS: 1. ADEQUATELY STAFF AND OPERATE FIRE COMPANIES TO BE ABLE TO HANDLE CALL DEMAND AND PROVIDE EFFECTIVE FIRE AND EMS RESPONSE AND MITIGATION. 2. MAINTAIN THE CITY’S ISO RATING AT A CLASS 3 OR BETTER. 3. MAINTAIN MUTUAL AID AGREEMENTS WITH SURROUNDING FIRE DISTRICTS AND RESPONDING AGENCIES. 4. ASSIST THE COMMUNITY IN REDUCING AND PREVENTING EMERGENCIES THROUGH PUBLIC EDUCATION, FIRE CODE AND SAFETY ENFORCEMENT, AND COMPLYING WITH CURRENT ENGINEERING STANDARDS BY ADOPTING CURRENT FIRE, BUILDING, AND ELECTRICAL CODES. Policies: 1. All new construction, occupancy remodeling and/or change of documented occupancy use shall be required to comply with adopted fire, electrical and building codes. 2. All fire department actions will be implemented to provide the greatest need for the greatest number to the community. 3. The fire department will attempt to provide a safe working environment available for fire department staff and assisting agencies. 4. The Kalispell Fire Department will protect our community with the highest level of professionalism. 5. Provide adequate training and resources to all fire department personnel. 48 Recommendations: 1. The City of Kalispell should strive to achieve an appropriate response model for the community, including, but not limited to, the goals of the 2024 public safety levy and a beneficial ISO rating. 2. Continue providing appropriate training needed to fire department personnel and maintain training records as needed per National Fire Protection Agency (NFPA) and ISO. 3. Continue necessary multi-company, multi-jurisdictional involvement in training and response. 4. Continue fostering better working relationships with other responding agencies and provide the necessary means to support mutual and automatic aid. -4.1(C) HEALTHCARE Healthcare has been a prominent industry in Kalispell since 1910, when the Sisters of Mercy first opened the Kalispell Hospital in Downtown Kalispell. Searching for additional space to address the increasing demand for healthcare, Logan Health moved to its present day location on Buffalo Hill in 1976. Since that time, medical services associated with Logan Health have continued to grow. A host of additional medical providers have sprung up adjacent to the hospital creating a regional medical community serving a significant area of Northwest United States and reaching into Canada. Services added include: A.L.E.R.T. (a rural rotor wing air ambulance program), Neurology, an Intensive Care Unit, Radiation Oncology, the New Addition Birthing Center, Home Health, Dialysis and Heart Catheterization Services, Inpatient Rehabilitation, a psychiatric and substance abuse treatment center, cardiac surgery, Gastroenterology, a Children’s Hospital and Neonatology. Remodel and cutting edge ideology has long been the norm at Logan Health, with new patient care areas and diagnostic space being added as technology has changed. Flathead County healthcare and social assistance jobs are growing significantly, creating economic development benefits for Kalispell and the region. 49 Because of the growing medical specialties, broad service area, unified medical system, high quality doctor pool, and proximity to Canada, Kalispell has the potential to further grow its destination medical center services. Issues: 1. Logan Health and the surrounding healthcare neighborhood continues to grow and expand placing increased demands on the local transportation systems and infrastructure. 2. As the hospital has grown they have been required to continue to add surface parking. This is becoming problematic because space is limited, surface parking competes with future building sites and adequate parking adjacent to the specific facilities is difficult to coordinate. 3. Pedestrian access to the hospital and the surrounding healthcare neighborhood currently has challenges as new facilities are added in an area that originally had limited pedestrian facilities available. 4. The hospital, the surrounding healthcare related offices, visitors, and surrounding residents are inhibited by a lack of through streets to conveniently carry traffic through the healthcare neighborhood. GOALS: 1. ENCOURAGE THE DEVELOPMENT AND GROWTH OF THE HEALTHCARE INDUSTRY. 2. PROVIDE FOR A SATELLITE AREA WITHIN THE CITY WHERE HEALTHCARE RELATED DEVELOPMENT CAN OCCUR. 3. STRENGTHEN KALISPELL AS A REGIONAL HEALTHCARE CENTER THAT PROVIDES A BROAD SPECTRUM OF HEALTHCARE RELATED SERVICES. Policies: 1. Designate adequate and suitable areas for healthcare related uses. 2. Provide for adequate infrastructure and public services to support the healthcare district. 3. Consider the impacts of healthcare development on the surrounding residential neighborhoods. 50 Recommendations: 1. Coordinate with the hospital in order to monitor and, if necessary, modify the existing PUD for the healthcare district in order to better coordinate land use needs of the expanding medical community with the land use regulatory structure. 2. Allow for short-term and long-term housing options within the healthcare district. 3. Work with major interests in the healthcare district to develop a unified way- finding signage program to help the public and emergency service providers locate services and facilities. 4. Continue to evaluate traffic flows and needs as growth continues on the campus. 4.2 UTILITY SERVICES -4.2(A) WATER: Clean, safe drinking water is arguably the most precious resource the City offers its residents. It is also one of the most vital services it provides. The City of Kalispell and the Evergreen Water District are the primary providers of drinking water in the Growth Policy planning area, but there are a number of private, community water systems owned and operated by homeowner’s associations within residential subdivisions. The demand on the current and future water system is based on land use, population density, the magnitude and type of commercial and industrial activity in the area, visiting population and employment impact, the condition of the existing system, extension opportunity, and regulatory requirements. Issues: 1. Historic population growth has been cyclic with alternating periods of rapid expansion and years of slower growth, making forecasting difficult and inexact. 2. Aging water mains and fittings, many installed over 100 years ago, have outlived their design life, leading to an increase in water main breaks and needed pipe replacements. 51 3. The City of Kalispell possesses significant water rights with respect to growth, priority dates, volumes, and flow rates for both groundwater and surface water sources. 4. Based on population forecasts and the demand on existing system facilities, it is important that the City continually monitor and, when necessary, upgrade and expand the water system supply, storage and distribution to ensure adequate capacity. 5. The timing and need for water main extensions or expansions, wells, and tanks to serve growth is dependent on how fast and where growth occurs. The City water system currently has two separately managed pressure zones with a third in development. The growth in a particular pressure zone dictates the types of expansion for the zone. Proactive expansion of infrastructure can facilitate growth in certain areas. 6. Limited fire flow capacity in some areas of the City hinders redevelopment and reinvestment. 7. There are areas adjacent to the City of Kalispell on private water systems that would not be easily upgraded to meet fire flow requirements and are currently without hydrants. 8. Some areas outside of the City limits use water lines for their domestic water supply which do not meet minimum City standards. 9. Some areas have water mains which are not looped, limiting available water flow, fire protection potential and water service redundancy. 10. There are a number of individual private wells within the City that are unregulated and potentially pose a long-term threat to the aquifer due to pollutant source introduction and infiltration. 11. High summer water usage related to irrigation places a high demand on the water system. 12. PFAS and other contaminants can present a potential risk to the city water supply. 52 13. Unfunded mandates resulting from federal and state regulations create funding difficulties, particularly in light of state taxation and revenue statutes. GOALS: 1. COMPLETE AN UPDATE OF THE WATER FACILITY PLAN INITIATED IN 2025 TO REFLECT THE CURRENT POPULATION TRENDS AND ANY TECHNOLOGICAL ADVANCEMENTS. 2. CONTINUE TO IDENTIFY AND PRIORITIZE LOCATIONS WITH MAINS THAT ARE AT THE HIGHEST RISK OF FAILURE. 3. MAINTAIN AND UPDATE WATER RIGHTS TO ENSURE CURRENT AND FUTURE WATER NEEDS ARE ACCOUNTED FOR. 4. IMPLEMENT WATER CONSERVATION PROGRAMS AIMED AT EDUCATING THE PUBLIC AND PROLONGING THE USEFUL LIFE OF THE EXISTING INFRASTRUCTURE. 5. WORK TO INCORPORATE ALL USERS OF CITY WATER SERVICES INTO THE CITY. 6. LOOP ALL WATER LINES TO PROVIDE ADEQUATE FIRE FLOWS FOR HYDRANTS AND REDUNDANCY FOR ALL WATER USERS. 7. CONTINUE TO PROVIDE SAFE, POTABLE WATER TO MEET THE NEEDS OF ALL USERS. 8. CONSIDER FUTURE NEEDS WITH THE REPLACEMENT, EXPANSION OR INSTALLATION OF MAINS. 9. PROVIDE ADEQUATE PRESSURE AND FLOWS TO MEET FIRE FIGHTING AND FIRE SPRINKLER NEEDS. Policies: 1. Water lines and utility easements should be extended to the farthest extent of new developments to facilitate orderly growth to adjacent lands in the future. 2. Dead-end lines should be avoided. 53 3. Water mains should be looped when practical and feasible. 4. Annexation to the City of Kalispell should be required when water is extended to provide service to an unincorporated area. 5. New water mains should be sized to accommodate current and potential future users in the area. 6. Water systems should be designed and constructed to promote long-term resiliency, efficient operation, and cost-effective maintenance, while aligning with applicable engineering and regulatory expectations. 7. The use of individual wells within the City is discouraged. 8. When individual wells are abandoned, they shall be properly decommissioned in order to protect groundwater resources from contamination. Recommendations: 1. Monitor and, as necessary, update the extension of services plan and facility/capital improvement plans addressing City water system demands, preferably every five years. 2. Construct new wells and storage tanks as necessary to serve growth areas. 3. Areas within the unincorporated area of Kalispell receiving water services should be annexed to the City as part of a comprehensive annexation plan. -4.2(B) SEWER: The City’s sanitary sewer system includes over 150 miles of sanitary sewer main, 43 public sanitary sewer lift stations, and an advanced wastewater treatment facility. All infrastructure is managed and maintained for overall system health. Much of the original infrastructure installed in the original townsite is still in place and functioning today. The newest infrastructure in the system is primarily in the growth areas on the north and west sides of the City. 54 Issues: 1. High groundwater infiltration and storm water runoff inflow have a significant negative impact on the City’s wastewater conveyance system and treatment plant. 2. New development may require upgrades to the existing collection systems including possible upsize, upgrade or replacement of existing sewage pumping facilities. 3. Throughout Kalispell, some neighborhoods still use on-site sewage treatment for sewage disposal. 4. Outside the City limits, Kalispell is surrounded by areas of residential and commercial development using on-site sewage treatment systems. 5. Continued reliance on private septic systems in the valley presents potential risks to water quality in the aquifer, rivers, and lakes, including Flathead Lake. 6. By contract, the City of Kalispell allocates a portion of wastewater treatment capacity to the Evergreen Sewer District. 7. Suburban residential subdivisions developed using on-site sewage treatment systems are difficult to convert to public sewer. 8. The Montana Department of Environmental Quality (MDEQ) is expected to tighten Total Maximum Daily Limits (TMDLs) and water quality standards for Ashley Creek and Flathead Lake. These changes are expected to include nutrient and temperature limits likely unreachable by current technologies. Any new MDEQ requirements will require costly upgrades to the treatment plant. 9. Unfunded mandates resulting from federal and state regulations create funding difficulties, particularly in light of state taxation and revenue statutes. GOALS: 1. COMPLETE AN UPDATE OF THE SANITARY SEWER AND WASTEWATER TREATMENT PLANT FACILITY PLANS INITIATED IN 2025 TO REFLECT THE CURRENT POPULATION TRENDS AND ANY TECHNOLOGICAL ADVANCEMENTS. 55 2. CONNECT AREAS WITHIN THE CITY CURRENTLY USING ON-SITE SEWAGE TREATMENT SYSTEMS TO PUBLIC CITY SEWER WHENEVER POSSIBLE. 3. MAKE PUBLIC SEWER AVAILABLE TO AREAS THAT ARE IN CLOSE PROXIMITY TO SERVICES AS DIRECTED BY THE EXTENSION OF SERVICES PLAN. 4. WORK TO INCORPORATE ALL INDIVIDUAL USERS OF CITY SEWER INTO THE CITY. 5. ELIMINATE INFILTRATION OF HIGH GROUND WATER INTO THE CITY’S SEWER COLLECTION SYSTEM. 6. ENSURE THE WASTEWATER TREATMENT PLANT AND THE SEWER COLLECTION SYSTEM HAVE ADEQUATE CAPACITY TO ACCOMMODATE FUTURE DEVELOPMENT. Policies: 1. New sewer mains should be designed and constructed to accommodate the future extension and expansion of the sewer system. 2. Annexation to the City of Kalispell should be required when sewer is extended to provide services to an unincorporated area. 3. Sewer systems should be designed and constructed to promote long-term resiliency, efficient operation, and cost-effective maintenance, while aligning with applicable engineering and regulatory expectations. 4. Impacts from new development requiring upgrades to the sewer collection system, such as the upsizing of mains and lift stations, should primarily be the responsibility of the developer or builder rather than existing users. 5. Sewer service to new developments should follow the Extension of Services Plan. Recommendations: 1. Continue the study and analysis of the wastewater treatment and collection facilities. 56 2. Complete an update of the Sanitary Sewer Facilities Plan. 3. Monitor and, as necessary, update the extension of services plan and facility/capital improvement plans addressing City sanitary sewer system demands, preferably every five years. 4. Identify and correct instances of groundwater and storm water inflow and infiltration. 5. Continue to update the capital improvements plan. 6. Unincorporated areas of Kalispell receiving sewer service should be annexed to the City as part of a comprehensive annexation plan for the area. -4.2(C) STORMWATER MANAGEMENT: Storm water is rainwater and melted snow that runs off streets, lawns, and other sites. When storm water is absorbed into the ground, it is filtered and ultimately replenishes aquifers or flows into streams and rivers. In developed areas, however, impervious surfaces such as pavement, sidewalks, and roofs prevent precipitation from naturally soaking into the ground. The runoff from these impervious surfaces is often contaminated with various pollutants, which can negatively affect receiving waters, and the concentrated flows can cause downstream flooding, stream bank erosion, habitat degradation and numerous other problems. There are several storm water systems in the City of Kalispell, but few in the unincorporated urban areas of the community. Issues: 1. There are no public storm drainage systems in most of the planning jurisdiction. 2. Storm water management and treatment can be problematic for new development where no public facilities exist. 3. Some areas of the community are especially prone to flooding and ponding because of inadequate storm water management facilities. 4. The City is a regulated small municipal separate storm sewer system (MS4) and is required to meet the storm water Montana Pollution Discharge and Elimination System (MPDES) permit requirements. 57 5. Unfunded mandates resulting from federal and state regulations create funding difficulties, particularly in light of state taxation and revenue statutes. GOALS: 1. COMPLETE AN UPDATE OF THE STORM WATER FACILITY PLAN TO REFLECT THE CURRENT POPULATION TRENDS. 2. ENSURE ADEQUATE STORMWATER MANAGEMENT FACILITES FOR ALL INCORPORATED URBAN AREAS. 3. IMPROVE THE DRAINAGE AND STORMWATER INFRASTRUCTURE IN PROBLEM AREAS OF THE COMMUNITY. 4. REQUIRE ALL NEW DEVELOPMENT AND REDEVELOPMENT TO HAVE ADEQUATE STORM-WATER MANAGEMENT FACILITIES FOR STORM EVENT ATTENUATION AND WATER QUALITY TREATMENT. 5. ENSURE MAINTENANCE AND MANAGEMENT OF EXISTING AND NEW STORM WATER MANAGEMENT FACILITIES ARE BEING PERFORMED ON BOTH PUBLIC AND PRIVATE PROPERTIES TO MAXIMIZE THEIR USE. 6. MEET ALL REQUIREMENTS OF THE MS4 PERMIT INCLUDING EFFLUENT LIMITS, STORM WATER MANAGEMENT PROGRAM, WATER QUALITY MANAGEMENT AND SPECIAL CONDITIONS FOR IMPAIRED WATERS AND MONITORING, RECORDING, AND REPORTING REQUIREMENTS. 7. IMPROVE SERVICE TO LOCATIONS WHERE EXISTING FACILITIES ARE INADEQUATE, SUCH AS THE DOWNTOWN AREA. 8. CONTINUE TO IDENITFY AND DEVELOP LOCATIONS FOR REGIONAL STORMWATER FACILITIES. Policies: 58 1. As new City streets are constructed, and as existing streets are improved, storm drainage infrastructure will be installed or improved. 2. The rate of runoff from a developed piece of property should not exceed that which would occur had the property remained undeveloped. 3. Best management practices should be implemented on new development and redevelopment to reduce the discharge of pollutants as required by the MS4 permit. 4. Encourage the use of low impact development techniques as part of an overall storm water management plan for new development. Recommendations: 1. Complete an update of the Stormwater Facilities Plan. 2. Monitor and, as necessary, update the extension of services plan and facility/capital improvement plans addressing City stormwater system demands, preferably every five years. 3. As the City’s street reconstruction program continues, storm drainage should be improved. 4. Develop a storm water management system for areas identified in the stormwater facility and capital improvement plans. 5. Explore the expansion of existing storm water management facilities to accommodate new development. 6. Seek greater cooperation between public entities such as the City, County, and State to recognize and address storm water management issues in the community. 59 - 4.2(D) SOLID WASTE MANAGEMENT: The City of Kalispell provides residential and commercial solid waste transport service. All of the solid waste in the area is taken to the Flathead County Landfill. All recycling is done through the private sector. Issues: 1. There are limited opportunities for recycling for the general public through community-wide recycling programs. 2. Out of City residents often bring their garbage to be placed in City dumpsters overburdening their capacity. 3. Residents place large pieces of furniture, construction materials and other debris for solid waste pick-up rather than taking them directly to the landfill. 4. Maintenance and operations costs have been increasing at a high rate, complicating efforts to maintain and improve service. GOALS: 1. EXPAND RECYCLING EFFORTS IN A COST-EFFECTIVE WAY TO REDUCE TONNAGE AT THE LANDFILL. 2. KEEP THE CITY STREETS AND ALLEYS CLEAN AND FREE OF DEBRIS. 3. MAINTAIN HIGH LEVELS OF SERVICE FOR SOLID WASTE COLLECTION AND TRANSPORT. 4. REDUCE WASTE AT THE LANDFILL BY ENCOURAGING THE LANDFILL TO HAVE PROGRAMS FOR SEPARATING COMPOSTABLE MATERIALS FROM HOUSEHOLD GARBAGE AND ENCOURAGE PRIVATE RECYCLYING EFFORTS AND PROGRAMS. 5. MAINTAIN REASONABLE AND COMPETITIVE RATES FOR SOLID WASTE TRANSPORT SERVICES. 60 Policies: 1. Encourage citizens to recycle items that can be taken by the local recycling facilities. 2. Encourage citizens to remove large objects such as furniture and construction material from the alleys and utilize the City’s special collection services for bulk items. 3. Encourage and work with the County landfill to develop a composting program. Recommendations: 1. Expand residential and commercial services to new areas in the City. 2. Continue the City’s spring and fall cleanup program and collection of large debris with special collection services. 3. Monitor and, as necessary, update the extension of services plan and facility/capital improvement plans addressing solid waste management, preferably every five years. Figure 8: Public Infrastructure & Services Map 4.3 TRANSPORTATION This chapter is based on the findings and recommendations contained within the MOVE 2040 Kalispell Area Transportation Plan, adopted in 2021. The Kalispell Area Transportation Plan was a major update to the City’s 2008 Transportation Plan. The Plan was written in direct response to the rapid growth Kalispell experienced in the preceding years as well as anticipated future growth, and includes the US Highway 93 Bypass in the modeling of future traffic impacts for the land use plan area. The Transportation Plan contains a comprehensive inventory of the transportation system, along with a discussion of travel demand, traffic calming, system management, and recommended street network improvements. The issues, goals, policies, and recommendations below are summarized from the Kalispell Area Transportation Plan. 61 Issues: 1. Overall traffic volumes in Kalispell have grown considerably over the last 10 years and are forecasted to continue to increase over the next 20 years. 2. A number of local, collector, and, arterial streets lack pedestrian and bicycle facilities or the road right-of-way to add them and pose significant safety problems. 3. Some areas both inside and outside of the City lack a gridded, interconnected street system, which limits route options for local residents and business, and concentrates traffic onto one or two access roads. 4. A significant amount of traffic, including truck traffic and seasonal tourist traffic, passes through the City on US Hwy 93 without making a stop and contributes to traffic congestion in key areas. 5. At times, traffic volumes overwhelm the capacity of the transportation system and associated traffic control devices to adequately maintain system performance. 6. The local climate and snow and ice removal operations cause lane markings to rapidly degrade. 7. Pedestrian safety issues are especially problematic the further one travels from the core of the community, especially in the older and middle-aged neighborhoods, due to the almost total lack of sidewalks, bike lanes and multi-use trails. 8. While there is a comprehensive pedestrian and bicycle travel plan connecting schools, parks, shopping areas, and community facilities with neighborhoods included within the Transportation Plan, there is a lack of a revenue source to implement the improvements. 9. The narrow two-lane segment of Whitefish Stage Road between Oregon Street and West Reserve Drive is substandard with both existing and projected volumes of traffic. 10. There is no east / west connection between Highway 93 and Whitefish Stage Road north of Oregon Street and south of West Reserve Drive, which inhibits free flowing 62 access between Kidsports, Flathead Valley Community College, the Highway 93 North retail area, and Fire Station #62 with the Edgerton School neighborhood and Evergreen. 11. No funding program is in place to upgrade substandard existing or newly annexed streets to urban standards. 12. Congestion from commuter traffic and on-street parking in and around the Flathead High School degrades the residential character of the West Side Neighborhood. 13. Public transportation is limited. 14. Woodland Avenue and Seventh Avenue East do not connect. 15. Funding and construction of roadway improvement projects is time-consuming, expensive, and subject to delays. 16. There are approximately 145 miles of roadway within the City. Of the 145 miles, approximately 36.8 miles is rated poor or very poor based on the City’s Pavement Condition Index (PCI) System. 17. There is a lack of regional cooperation relating to transportation facilities. 18. Lack of available funding limits the ability of the City to address transportation issues. GOALS: 1. PROVIDE A SAFE, EFFICIENT, ACCESSIBLE, AND COST-EFFECTIVE TRANSPORTATION SYSTEM THAT OFFERS VIABLE CHOICES FOR MOVING PEOPLE AND GOODS THROUGHOUT THE COMMUNITY. 2. ADOPT A COMPLETE STREET APPROACH TO RIGHT-OF-WAY DEVELOPMENT THAT BALANCES VEHICLE USAGE WITH TRANSIT AND NON-MOTORIZED MODES OF TRANSPORTATION, SO THEY MAY BE SEEN AS VIABLE ALTERNATIVES TO AUTOMOBILE TRAVEL IN AND AROUND THE COMMUNITY. 63 3. PROVIDE AN OPEN PUBLIC INVOLVEMENT PROCESS IN THE DEVELOPMENT OF THE TRANSPORTATION SYSTEM AND IN THE IMPLEMENTATION OF TRANSPORTATION IMPROVEMENTS WHERE COMMUNITY STANDARDS AND VALUES, SUCH AS AESTHETICS AND NEIGHBORHOOD PROTECTION, ARE INCORPORATED. 4. PROVIDE A FINANCIALLY SUSTAINABLE TRANSPORTATION PLAN THAT IS ACTIVELY USED TO GUIDE TRANSPORTATION DECISION-MAKING THROUGHOUT THE COURSE OF THE NEXT 20 YEARS. 5. IDENTIFY AND PROTECT FUTURE ROAD CORRIDORS THAT WILL SERVE FUTURE DEVELOPMENTS AND PUBLIC LANDS. 6. PROVIDE A TRANSPORTATION CONNECTION BETWEEN KIDSPORTS AND WHITEFISH STAGE ROAD. Policies: 1. Use a complete street approach to the planning and development of capital improvements in the public right-of-way and in the review of development proposals that include dedication of transportation improvements. 2. Coordinate land use and transportation so higher-intensity development is located in well-established areas near arterial and collector streets. 3. Discourage routing heavy traffic and through-traffic in residential areas by creating a more thorough grid system when possible. 4. Utilize and reserve principal and minor arterials for through traffic. 5. Provide access to individual lots by way of local streets to the maximum extent feasible and avoid granting individual access onto collectors and arterials. 6. Reserve adequate right-of-way for designated arterial and collector roads on lands proposed for new development. 7. Support the expansion of public transit services to meet the mobility needs of seniors, disabled persons, and the general public. 64 8. Develop a pedestrian-bicycle system to supplement the auto-oriented street system and to meet local transportation and recreation needs. 9. Provide a bike and pedestrian connection from Woodland Avenue to 7th Avenue East North. 10. Support the development of a roadway connection over the Stillwater River to link the Flathead Valley Community College to the neighborhood surrounding Edgerton School. 11. Coordinate major capital improvement projects on the transportation system and other public infrastructure to minimize “throw-away” costs and make the most efficient use of public resources. 12. Support the acquisition of grants to study and improve traffic system performance. 13. The MOVE 2040 Kalispell Area Transportation Plan identifies a major street network classification system. Each functional classification is defined below. The classifications are listed in a hierarchy intended to describe the function and traffic- carrying capacities of each road, relative to other roads in the system. a. Principal Arterials: Principal arterials provide the means of regional and interstate transportation of people and goods. This is done by having roads which have the highest speed and uninterrupted trips. In urban areas, principal arterials serve as corridors with the highest traffic volume and carry the most trips through urban areas. Principal arterials generally connect to other principal arterials, minor arterials and some collector streets. b. Minor Arterials: The minor arterial routes in the street system provide connections and support the principal arterial system. The trips are generally shorter in nature and spread out over a smaller geographic area. c. Major and Minor Collectors: Major and minor collector streets are designed for lower speeds and shorter distances that collect and distribute traffic from the arterial streets and local streets. These are designed to provide traffic circulation within residential neighborhoods and commercial and industrial areas. The collectors connect to local streets to deliver the traffic to its destination. 65 d. Local: Local streets are all streets not defined above in the hierarchy with the purpose to provide basic access between residential and commercial properties. These streets are generally slower and have the addition of traffic calming measures. These are the largest element in the American public road network in terms of mileage. Recommendations: 1. Review and update the MOVE 2040 Kalispell Area Transportation Plan as necessary. 2. Explore alternative funding sources and methods for developing alternative modes of transportation. 3. Develop alternative funding sources and expanded programs for transportation upgrades. 4. Develop funding for a comprehensive pedestrian / bike system for the community, which may include special improvement districts. 5. Continue to support a comprehensive pavement management system that ensures roadway conditions are inventoried periodically, and repairs and maintenance of the pavement surface and lane markings are performed in a timely manner to minimize costly replacement projects. 6. Connect Woodland Avenue and Seventh Avenue East North with a bike and pedestrian trail. 7. Develop a capital improvement program that provides a plan for implementing the Transportation System Management and Major Street Network improvements presented in the MOVE 2040 Kalispell Area Transportation Plan. 8. Apply for and obtain grants to study and improve the traffic control system performance. 9. Incorporate traffic and pedestrian safety into the analysis of proposed developments and street improvements. 66 10. Update the Transportation Impact Study requirements to include mitigation decision-making criteria that incorporate a safety-related metric and multimodal comfort metric, in addition to LOS metric, as well as an assessment of pedestrian and bicycle facilities and report the impacts of development on active transportation facilities. Figure 7: Transportation System Map 67 4.4 EDUCATION The education system in Kalispell is comprised of several different organizations, both public and private. They include School District 1 (West Valley), School District 5 (Kalispell), School District 15 (Helena Flats), School District 29 (Somers), School District 44 (Whitefish), and School District 50 (Evergreen), as well as Glacier and Flathead High Schools. Flathead Valley Community College provides educational opportunities as a community college as both a regular curriculum and continuing education for the community. In addition, there are several private schools that provide educational opportunities. Homeschooling is another option available. The City does not play a role in operations or funding of any of the schools as they are either a separate public entity or are private. Issues: 1. School funding formulas present challenges for local schools to plan for and provide services. 2. Continued growth and development of both the City and the County add to the student population. 3. Historically, lack of voter support for school levies creates additional funding issues for schools. 4. Federal and state requirements can sometimes be difficult to meet given funding issues. 5. As growth has occurred, historic school district boundaries are not adjusted to meet changing conditions. GOALS: 68 1. CONTINUE TO FOSTER RELATIONSHIPS WITH THE SCHOOL SYSTEM. 2. ENCOURAGE SCHOOL SYSTEMS TO PREPARE FOR GROWTH AND EXPAND TO KEEP PACE WITH COMMUNITY NEEDS. Policies: 1. Encourage cooperation between schools and the City, especially when facing common issues. Recommendations: 1. Explore methods to improve coordination between the schools and City. Figure 8: School Districts Map 69 4.5 PARKS AND RECREATION The Kalispell park system consists of both active and passive recreational areas, including a variety of park types, pathways, and facilities. The City of Kalispell manages approximately 496 acres of parkland, including 138 acres under permanent easement from the State of Montana for the Dan John’s Youth Athletic Complex. The parkland inventory includes 381 acres of active parkland and 115 acres of natural open space. Kalispell also owns 60 acres of undeveloped land. The undeveloped land contains a stormwater detention facility with seven multipurpose fields partially constructed at this time. Additionally, Ashley Creek Park on the west side of Kalispell is beginning development. While it will eventually be a city park, it is not owned by the City at this time. In 2006, the City of Kalispell published the “Parks and Recreation Comprehensive Master Plan” in response to the rapid growth occurring in Kalispell and the Flathead Valley in the first five years of the new millennium. The Master Plan addresses the Kalispell’s anticipated parks and recreation needs until the year 2020. Much of the content for the Growth Policy was taken from the master plan. An updated Parks and Recreation Master Plan was initiated in 2025. 70 Issues: 1. Park system renovations have been historically under-funded and the deferred maintenance is leading to an overall decline in recreation assets. 2. Trails consistently rank high in community surveys, yet the City lacks funding for a comprehensive network of trails, sidewalks and bike lanes. 3. Although wetlands, creeks and, river corridors create barriers to development, they can provide ideal locations for regional greenways and trail systems. 4. The City lacks year-round public indoor recreation spaces and public meeting spaces. 5. With an aging population, parks and recreation programs aimed at older demographics need to be an integral part of city offerings. 6. Based on National Recreation and Parks Association standards, the City is currently under-serving the needs of its citizens relative to parklands and recreation facilities. As the City boundary and population expand, maintaining or improving parks and recreation opportunities should be a focus. 7. There is lack of funding for the City to acquire or maintain additional park area. 8. New park area within the city is typically private rather than public. 71 GOALS: 1. COMPLETE PARK RENOVATIONS IN A TIMELY MANNER. 2. ENSURE THE PARK SYSTEM IS SAFE, USABLE, AND ATTRACTIVE IN ALL SEASONS. 3. CREATE A PARK VOLUNTEER PROGRAM THAT LEVERAGES DEPARTMENT RESOURCES AND ACCOMPLISHES NEEDED PARK IMPROVEMENTS ACROSS THE SYSTEM. 4. DESIGN AND CONSTRUCT A MULTI-FUNCTION COMMUNITY RECREATION CENTER EITHER THROUGH PUBLIC OR PRIVATE INVESTMENT. 5. PLAN FOR AND INVEST IN THE CONNECTIVITY OF PEDESTRIAN AND BICYCLE ROUTES. 6. ESTABLISH A PARK AND RECREATION DISTRICT THAT CREATES A STABLE AND SUSTAINABLE FUNDING MECHANISM FOR PARK MAINTENANCE AND FUTURE ACQUISITION AND DEVELOPMENT. 7. PROVIDE CONVENIENT AND SAFE OPPORTUNITIES FOR PHYSICAL ACTIVITY FOR RESIDENTS OF ALL AGES AND INCOME LEVELS. 8. IMPROVE AMERICANS WITH DISABILITY ACT (ADA) ACCESS AT PARK SITES AND FACILITIES, AS WELL AS THROUGH RECREATION PROGRAMS. Policies: 1. Enhance and develop public/private partnerships with non-profits, private organization and other governmental agencies to provide necessary park and recreation services to the community. 2. Demographic and economic information should inform and support the development of current and future park facility plans. 3. Commercial and residential developments should provide parks and recreation amenities as a condition of approval. Planned unit developments (PUDs) should 72 provide both land and park improvements to mitigate the impacts of increased density. Cash in-lieu is an acceptable substitute for direct improvements when a neighborhood’s park needs are already met. 4. Greenways and trails should be supported for their social, economic, environmental, and public health benefits. 5. Parks, recreation, and dedicated open spaces are essential to the quality of life in Kalispell and should be professionally administered and managed. 6. The City should keep pace with industry trends in Parks and Recreation programs; exploring and adapting to the changing culture of active adults, using social media, and other technical opportunities to enhance our community. 7. Parks should be developed and maintained in a manner that provides a safe environment for all members of the community. Recommendations: 1. Establish a park renovation fund that ensures park renovations are conducted so as to prevent major deterioration of park assets that would necessitate complete replacement. 2. Enhance and develop a park and recreation volunteer program that leverages community assets and improves residents’ understanding and appreciation for the park system and its programs. 3. Plan for and invest in the current and future park needs in the community. 4. Monitor and, as necessary, update the Kalispell Parks and Recreation Plan, preferably every five years. Figure 6: Parks and Recreation Facilities Map 73 Chapter 5: Economic Development The Kalispell area has a diverse economy with healthcare, retail trade, tourism, manufacturing, and construction being the largest contributors to the local economy, followed closely by professional and administrative services and wholesale trade. Farming and forestry are still important in the overall economic picture in the Flathead Valley, although there has been a decline in these sectors over the past several decades. In recent years, the largest gains in the local economy have been in the healthcare and financial services fields. Flathead County healthcare and social assistance jobs are growing at three times the state rate, creating economic development benefits for Kalispell and the region. Kalispell is the retail, commercial, and government center for the Flathead Valley. In addition, Kalispell has increasingly emerged as the regional trade center for Northwest Montana where nonresident spending is $1.26 billion dollars, the highest in Montana. The viability of the local economy depends on some degree on both commercial and economic growth, especially in the areas of basic industries which bring money into the community. In order to meet the demand, numerous districts have developed in the City for business and industry development, including; 1) The Downtown area including the Core Area; 2) South Kalispell along U.S. 93 up to the courthouse; 3) Westside of U.S. 2 near Meridian; 4) North commercial district along U.S. 93; 5) Old School Station industrial tech park; and 6) the Glacier Rail Park. All of the districts mentioned above have developed on, or within close proximity to the U.S. 93 or U.S. 2 highway corridors. The business and industry districts (“B” and “I" Zones) provide for the necessary area for existing and future business development. Additionally, the larger PUD’s have a business and industry component, which provides for additional business opportunities as developments progress. Issues: 1. Although Kalispell functions as the commercial, retail, healthcare, educational and government center of Flathead County, it comprises only 25% of the area’s population. 2. As of 2024, the population in Kalispell age 16 years and over is estimated at approximately 22,300 people, with about 14,200 individuals in the labor force (~64% participation rate). By comparison, Flathead County has an estimated ~89,000 residents age 16 and over, with approximately 55,600 in the labor force (~62% participation rate). 3. The traditional economic base of the Kalispell area are industries including wood products manufacturing, metal refining, railroad, and agriculture which have been 74 replaced by healthcare and tourism-based jobs. Healthcare jobs tend to be high-wage; whereas, tourism jobs tend to be service oriented and low-wage, comparatively. 4. It can be difficult for businesses to fill positions with qualified individuals. 5. Healthcare, retail, government and accommodations/food service sectors of the economy provide the employment base for Kalispell and are responsible for creating most of the new jobs in the area. 6. Light industrial and tech manufacturing, including advanced manufacturing and semiconductor components, form a key sector of the local economy, providing economic diversification and higher-wage job opportunities. Appropriate infrastructure to support this sector should be developed and maintained as appropriate. 7. Joint planning policy between the City and County for the area around Kalispell presents challenges in providing sound infrastructure, growth management, and environmental protection, but also offers an opportunity to strengthen the local economy when joint policy can be agreed upon. 8. The 2025 Legislature revised tax rates for residential, commercial, and agricultural property. Changing the tax rate that applies to a property’s market value revises the taxable portion of a property’s value and the amount of property taxes paid. These tax rate revisions are a balancing act, however, as lowering the tax rate for some properties shifts property taxes to properties that do not receive rate reductions, which can lead to a substantial increased tax burden on commercial and other properties. The increased burden hits small businesses and new start-ups particularly hard, which may then limit the potential for commercial and industrial growth in the city. 9. The cost of developing in the City is greater than in the County leading to more commercial and industrial development in the County. 10. Land with commercial zoning is available in the community but is sometimes located in undesirable areas where infrastructure is either lacking or in need of upgrades. 11. As technology and the economy have evolved the demand for traditional industrial/manufacturing sites with rail access have declined, and the need for areas with full urban services in high-tech industrial park settings have increased. 75 12. Development of DNRC Section 36 land is difficult for small business due to lack of infrastructure improvements despite high demand. 13. State liquor license laws make licenses expensive and the transfer process prohibitive. This makes it harder to attract the type of dining establishments in demand to Kalispell. 14. There is a need for light industrial property as part of the future growth of Kalispell, but no quantifiable information is available that assesses market conditions, absorption potential and vacancy rates. 15. Strict legal interpretation and application of standards for design & construction can sometimes be a hindrance to business. 16. The Kalispell Downtown planning area has significant capacity for future business and industry. Knowing this capacity can help in planning for downtown revitalization and in economic development efforts. GOALS: 1. ENCOURAGE AN ADEQUATE SUPPLY OF JOBS, HIGHER MEDIAN INCOME FOR THOSE JOBS, AND A STABLE, DIVERSIFIED ECONOMY. 2. MONITOR THE GROWTH TRENDS WITHIN THE VALLEY IN ORDER TO BE IN TUNE WITH THE CHANGING ECONOMY. 3. STRENGTHEN KALISPELL AS A REGIONAL HEALTHCARE CENTER THAT PROVIDES A BROAD SPECTRUM OF HEALTHCARE RELATED SERVICES. 4. STRENGTHEN KALISPELL AS A REGIONAL RETAIL CENTER THAT STRIVES TO CAPTURE MORE LOCAL AND OUT OF COUNTY DOLLARS. 5. ENCOURAGE THE DEVELOPMENT AND GROWTH OF PROSPEROUS COMMERCIAL AND INDUSTRIAL DISTRICTS, EACH WITH A VIABLE MIX OF BUSINESSES, SUITABLE INFRASTRUCTURE, AND A COORDINATED DEVELOPMENT PATTERN THAT REDUCES BUSINESS COSTS AND INCREASES BUSINESS OPPORTUNITIES. 6. ENSURE KALISPELL IS EQUIPPED WITH THE TECHNOLOGY INFRASTRUCTURE NEEDED TO CONNECT WITH GLOBAL MARKETS. 76 7. PROVIDE ADEQUATE AREAS WITHIN THE COMMUNITY FOR COMMERCIAL AND INDUSTRIAL DEVELOPMENT THAT MEETS THE NEEDS OF PRESENT AND FUTURE BUSINESSES IN TERMS OF COST, TYPE, DESIGN AND LOCATION. 8. BECOME MORE COMPETITIVE WITH THE COUNTY IN ORDER TO ENCOURAGE MORE BUSINESS DEVELOPMENT WITHIN CITY LIMITS. 9. MAINTAIN THE INTEGRITY OF WELL-ESTABLISHED RESIDENTIAL AREAS BY AVOIDING THE ENCROACHMENT OF INCOMPATIBLE USES AND PROVIDING SIGNIFICANT BUFFER AREAS BETWEEN INCOMPATIBLE USES. 10. DEVELOP A BETTER UNDERSTANDING OF FUTURE COMMERCIAL AND INDUSTRIAL NEEDS IN ORDER TO BE RESPONSIVE TO POTENTIAL GROWTH. Policies: 1. The Growth Policy is a key element in guiding economic development efforts. 2. Provide adequate space for growth that carefully considers the type, location, and design of industrial sites, shopping areas, and tourist facilities. 3. Work with business and industrial associations to promote and coordinate business and industry in accordance with the Growth Policy. 4. Work with economic development organizations to further Growth Policy goals and policies and to encourage countywide coordination of their efforts. 5. Support the Kalispell area’s position as a regional commercial center and a location of major healthcare, government, industrial facilities and retail services. 6. Support amenities and activities that promote the Kalispell area as a retirement, tourism, youth recreation, convention, and arts destination. 7. Highway Community Entrances: a. Emphasize the objective of pleasing corridors that encourage highway landscaping. b. In designated mixed use areas, allow for a compatible mix of office, commercial, light industrial, residential, and public facilities. 77 c. Encourage the use of innovative land use regulations to achieve a pleasing community entrance. d. Encourage highway commercial development to adhere to the following design guidelines: i. Encourage access by a secondary street or use of shared driveways and interconnected parking lots where secondary street access is not feasible. ii. Increase building and parking lot setbacks. iii. Incorporate pedestrian and bicycle facilities into landscaped frontages. iv. Landscape highway frontage and parking lots to enhance development sites and reduce visual impacts of development. v. Keep signs simple to reduce clutter and allow rapid comprehension by highway motorists without undue distraction. Encourage variety and creativity in sign design. vi. Outdoor storage, machinery, utilities, trash dumpsters, service bays, antennas, rooftop equipment, and similar accessory facilities should be hidden or screened from public view to protect aesthetic qualities. vii. Outdoor lighting should be low intensity, directed downward and shielded to prevent glare. viii. Allow for storm water facilities in landscaped areas when consistent and complementary with the overall design. Recommendations: 1. Support public/private partnerships to strengthen commercial districts within the City. 2. Coordinate with employment and educational services to improve long term employment outcomes for job seekers and business. 3. Encourage a range of housing options to support workforce needs. 4. Pursue grants to help with economic development and locating businesses within the City. 5. Develop incentives for business and industry that offer higher paying wages to encourage them to locate within the City. 6. Fund a market study for business and industry development within the City and recruit accordingly. 78 7. Be more proactive as a City at the state level to address issues that are impacting local business and industry. 8. Explore alternative funding mechanisms for infrastructure to eliminate reliance on impact fees. 9. Explore ways the City of Kalispell can create financial and other incentives to encourage improvements that lead to the redevelopment of underutilized business and industry properties. 79 Chapter 6 - Natural Environment Important natural resource and environmental factors in the Land Use Plan area include hydrology, floodplains, air quality, steep slopes, soil limitations, wildfire hazards, trees, forest cover, wildlife habitat, and agricultural lands. The topography and geography of the Kalispell Land Use Plan area presents certain development constraints due to wetlands, steep slopes, floodplains, and hydric soils. Most of the Land Use Plan area consists of nearly level alluvial lands, bottom lands, and low terraces. The Flathead, Whitefish, and Stillwater Rivers in the eastern half of the Land Use Plan area are part of a large riparian complex which creates a large floodplain area. Steep slopes in the southwest portion of the Land Use Plan area pose limitations to development. The steep slopes in combination with timberlands create wildfire hazards. Productive farmlands in the southern and northern parts of the Land Use Plan area contribute to the cultural, economic, and historic character of the Land Use Plan area. Issues: 1. The natural environment is an important part of what makes the area an appealing place to live which may be jeopardized as unplanned growth occurs. 2. Various key sectors of the area’s economy depend upon and impact the natural environment. 3. Development of the farming, ranching and woodland areas reduce open space that functions in a practical and productive manner. 4. The 100-year floodplain is prevalent in many areas and poses significant development limitations due to federal permitting requirements, fill limitations, and subdivision restrictions. 5. Development of agricultural lands that provide a source of food and wood products, export income, scenic open space, wildlife habitat are at risk because of economic and development pressures. 6. High land costs are a major impediment to maintaining and expanding the farming business. 7. Soil stability and erosion pose limitations on development on or near sloping sites, particularly along the high banks of the Whitefish and Stillwater Rivers. 80 8. Water quality continues to be an important issue to the community and ways to avoid nutrient loading and other forms of water contamination to the Flathead River Basin are critical. 9. Wildlife and wildlife habitat is being displaced by residential development resulting in the loss of important habitat. 10. Areas disturbed during development of subdivision roads, building sites and other construction activity can contribute to erosion and the spread of noxious weeds if not properly restored and maintained. Goals: 1. ENCOURAGE DEVELOPMENT THAT IS COMPATIBLE WITH OR ENHANCES NATURAL RESOURCE VALUES INCLUDING AIR, WATER, SOIL, AND VEGETATION. 2. DEVELOPMENT NEAR ENVIRONMENTALLY SENSITIVE AREAS, AS SHOWN IN FIGURE 3 ENVIRONMENTALLY SENSITIVE RESOURCES MAP, SHOULD BE ACCOMPLISHED SO THAT THESE FEATURES ARE LEFT IN A RELATIVELY UNDISTURBED STATE. 3. HIGH LEVELS OF AIR QUALITY AND WATER QUALITY SHOULD BE ENCOURAGED THROUGH DESIGN STANDARDS. 4. DEVELOPMENT SHOULD BE COMPATIBLE WITH IMPORTANT WILDLIFE HABITAT CORRIDORS, ALTHOUGH GREATER EMPHASIS SHOULD BE PLACED ON MINIMIZING SPRAWL INTO ENVIORNMENTALLY SENSITIVE AREAS BY ENCOURAGING INFILL AND DEVELOPMENT ON CITY SERVICES. 5. PROTECT THE HEALTH AND INTEGRITY OF THE NATURAL ENVIRONMENT BECAUSE OF ITS IMPORTANCE IN MAINTAINING A COMPETITIVE ADVANTAGE WITH OTHER REGIONS. 6. PROTECT WETLAND AND RIPARIAN AREAS SINCE THEY ARE IMPORTANT IN FLOOD PROTECTION, MAINTAINING WATER QUALITY, AND PROVIDING HABITAT. 7. ENCOURAGE HIGHER DENSITY MIXED USE DEVELOPMENTS ON LANDS WITHIN AND CLOSE TO THE CITY LIMITS. 8. DISCOURAGE LARGE LOT DEVELOPMENTS WITHOUT PUBLIC INFRASTRUCTURE. 9. WORK CLOSELY WITH THE COUNTY ON PRESERVING AGRICULTURAL LANDS WITHIN THE GROWTH POLICY PLANNING AREA. 81 10. MAINTAIN A DIVERSE URBAN FORESTRY PROGRAM SO THAT FUTURE TREE DISEASE DOES NOT HAVE AS LARGE OF AN IMPACT ON THE COMMUNITY. Policies: 1. Encourage infill, clustering, and other compact development patterns to lessen impacts on sensitive lands. 2. Implement measures to assist in maintaining high water quality and load reduction for the Flathead Basin. 3. Development in areas that have known high groundwater in close proximity to public utilities should be discouraged until such time as public sewer is available. 4. Encourage and create incentives to conserve agricultural lands. 5. Encourage urban growth only on agricultural lands entirely within the City’s annexation policy boundary. 6. Encourage the use of conservation easements to protect productive agricultural lands outside of the City’s annexation policy boundary. 7. Noxious weed controls should be implemented through revegetation of disturbed areas immediately after development along with adequate controls after development. 8. Support right to farm language in developments adjacent to or in close proximity of farmland. 9. Protection of wildlife and wildlife habitat should be encouraged through conscientious actions. 10. Wildlife travel corridors should be conserved and maintained possibly through easements or other voluntary restrictions, although greater emphasis should be placed on minimizing sprawl into environmentally sensitive areas by encouraging infill and development on city services. 11. To prevent compromises to the built and natural environment, utilities shall be placed underground in new developments, signage should be simple and unobtrusive, and lighting shall be dark-sky compliant. 12. Development should be designed to avoid and minimize impacts to the environmentally sensitive areas including: (a) The 100-year floodplain; 82 (b) Wetlands, riparian areas and shallow aquifers; (c) Streams and rivers; (d) Steep slopes; and (e) High bank areas adjacent to the Whitefish and Stillwater Rivers and their tributaries. 13. A healthy, sustainable urban forest along City streets, in parks and open space lands, and on private property is vital to the quality of life in the community, the value of property, and mitigating other environmental impacts. Recommendations: 1. The City should coordinate with the County in developing a community-wide drainage plan encompassing the City and surrounding suburbs, to reduce water pollution and flooding. 2. Coordinate regulatory programs involving floodplains, wetlands, and riparian areas, including unstable river banks, steep slopes, wildlife habitat, and water quality. 3. Limit and mitigate impacts related to outdoor lighting by enforcing dark sky compliant lighting regulations. 4. Protect the shallow aquifers as sensitive water quality zones and establish performance standards. 5. Coordinate with the Flathead Land Trust for the conservation of land whenever feasible. 6. Develop an Urban Forestry Management Plan for the City that describes the tree inventory of the City, identifies short and long-range management prescriptions, lays out the resources needed to manage the resource, and proposes strategies for maintaining and managing the City’s tree and forest cover. 7. Work with developers early in the process to maintain and protect existing trees when development is proposed and consider providing parkland credits when significant trees or stands of trees are protected in long-term conservation easements. [MAP INSERT: Update figure here] Figure 3:Environmentally Sensitive Areas [MAP INSERT: Update map here] Map 6.1 - ENVIRONMENTAL CONSIDERATIONS 83 Kalispell is located at the center of the Upper Flathead Valley, a broad agricultural valley surrounded by the foothills and mountains of the Flathead National Forest, Stillwater State Forest and Glacier National Park. The Swan Range to the east rises 4,500 feet above the valley floor and peaks further east along the continental divide reaching elevations above 10,000 feet. Kalispell is 2,959 feet above sea level and most of the Land Use Plan Area consists of nearly level alluvial lands, bottomlands and low terraces. The confluence of the Flathead, Whitefish and Stillwater Rivers is part of a large riparian complex that covers most of the eastern half of the Land Use Plan Area. Important resource and environmental factors in the growth policy area include hydrology, floodplain, air quality, steep slopes, soil limitations, wildfire hazards, important wildlife habitat, important agricultural lands and historical and cultural resources. Climate Kalispell has a relatively mild climate for its elevation, influenced principally by topographical features. The water surfaces of Flathead Lake and the valley’s many smaller lakes and three rivers tend to moderate temperatures in both winter and summer. Temperatures in Kalispell range from a January average of 21 degrees Fahrenheit to a July average of 65 degrees. Winds are generally light in Kalispell, where the annual prevailing wind direction is from the west. Annual rainfall in Kalispell averages 16 inches and annual snowfall of 59 inches. The average length of the growing season, defined as the average annual frost-free season, is 110 days in the Kalispell area. Water Quality A variety of federal, state, tribal and local agencies implement regulations intended to protect water quality. The U.S. Environmental Protection Agency and U.S. Army Corps of Engineers regulate filling of lakes, streams, rivers and wetlands. The Montana Department of Environmental Quality regulates point-source water pollution, sewer and water utilities, solid waste management, storm water discharge, and sanitation in subdivisions. The Montana Department of Fish Wildlife and Parks regulate construction or alteration of facilities that affect streams and stream banks undertaken by government agencies. The Montana Department of Natural Resources and Conservation regulates timber harvesting adjacent to streams. The Flathead Conservation District regulates stream bank and streambed modification. Flathead County administers lakeshore regulations addressing lakeshore construction and other activities. The Flathead Valley’s relatively pristine water quality is of high value. The Upper Flathead Valley’s groundwater resources, as described by the Golder Associates Study prepared in 1995 for the Flathead City County Health Department, are varied and complex. A deep 84 artesian aquifer spans a large regional area. The Evergreen alluvial aquifer, located generally along the floodplain, is a highly permeable sand and gravel aquifer controlled by the flows of the river. The Flathead River drains into Flathead Lake approximately ten miles southeast of Kalispell. The mountain streams of nearby Glacier National Park are continental headwaters, draining eventually into the Atlantic and Pacific Oceans and the Gulf of Mexico. Flathead Lake, the nation’s largest natural freshwater body west of the Mississippi River, is among the cleanest lakes of its size in the world. Ashley Creek flows out of Ashley Lake, into Smith Lake, both located west of Kalispell and then flows easterly and southerly through the Land Use Policy Area, eventually joining the Flathead River north of Flathead Lake. East Spring Creek originates northeast of Kalispell and flows into the Stillwater River. The Whitefish River flows into the Stillwater River east of Kalispell, and the Stillwater River flows into the Flathead River southeast of town. The Flathead River then flows into Flathead Lake and emerges again out of the south end of Flathead Lake and eventually flows into the Clark Fork River. There are basically two types of water pollution. Point sources are discharges from an identifiable outfall such as pipes or ditches. Point source discharges are regulated by permits issued by the Department of Environmental Quality. Examples of point sources include municipal and public sewage treatment facilities, factories, some storm sewers and large livestock feedlots. Nonpoint sources are generally land extensive activities that do not require discharge permits. Nonpoint sources include agriculture and forestry activities, small construction projects, unregulated storm water discharges, and individual septic systems. Ninety percent of stream pollution and eighty percent of lake impairments in Montana come from non-point sources. Phosphorus and nitrogen are nutrients that can contribute to algae growth. Past efforts to reduce the amount of nutrients reaching Flathead Lake and its tributaries have been successful. Upgrading sewage treatment plants in the upper basin for phosphorus and nitrogen removal, connecting Evergreen to the Kalispell Wastewater Treatment system, and banning domestic use of phosphorus containing detergents have reduced the amount of nutrients reaching Flathead Lake from these sources. However, water quality continues to decline primarily due to polluted runoff and groundwater. Polluted runoff and groundwater, also known as nonpoint source pollution, is perhaps the greatest threat to water quality in the Flathead Basin. It is caused by rainfall or snowmelt moving over and through the ground. As it moves, runoff picks up and carries natural and human-caused pollutants, depositing them into rivers, lakes and groundwater. 85 Croplands, livestock feedlots, golf courses, lawns, gardens, roadways, parking lots, construction sites, landfills, city storm sewers, logging operations, residential septic systems, and erosion from streams, riverbanks and lake shores are all sources of polluted runoff. Even airborne chemicals and particulates carried into our waters by rain or snow contribute to the problem. The scattered locations of these pollutants and their often-unpredictable dispersal make cleanup efforts complex and often costly. This is because the waterways within a watershed are interconnected. Streams flow into rivers, which flow into lakes. There can be a connection between these surfaces waters and groundwater. A pollutant introduced in one area upstream can pollute the water downstream. Meeting TMDL targets and allocations for Flathead Lake will most likely require reductions in nutrient loading in the Flathead River Headwaters and Whitefish and Swan Lakes as well as all of the rivers and streams that flow into and out of these lakes, as well as limiting the installation of individual septic systems in areas of high groundwater. Floodplain Flooding is one of the most significant environmental concerns in the Land Use Plan Area. The Flathead, Stillwater and Whitefish Rivers and the adjacent lands are subject to natural flood cycles. Major floods have been recorded in 1894, 1926, 1933, 1948, 1964, 1975 and 1995. The primary yardsticks used to measure flood prone areas are the 100-year and 500- year floodplains. The term 100-year floodplain defines an area covered by a flood of such intensity that it would, on average, occur once every one hundred years; the 500-year floodplain, every 500 years. In other words, a 100-year flood event has a one percent chance of occurring in any given year. The 100 and 500- year floodplains extend across roughly a fourth of the Growth Policy Area. (Map 7.1) 100-year floodplains offer numerous benefits to the property owners and the community by: • Providing flood storage and conveyance; • Reducing flood velocities and potential for erosion; 86 • Absorbing large volumes of water gradually releasing it to adjacent streams or water bodies during low flow periods; • Recharging wells and aquifers by holding water long enough to allow it to percolate into underlying soils; • Supporting vegetation that acts as a flood buffer and stabilizes the shoreline; • Enhancing water quality by absorbing sediments, toxins, and nutrients; • Providing critical habitat for birds, mammals, reptiles, fish, and amphibians Since 1984, the City of Kalispell and Flathead County have worked together to administer floodplain management regulations requiring permits for new structures, fill, and storage within the 100-year floodplain. These local regulations are a critical component of the community’s participation in the National Flood Insurance Program (NFIP), which allows property owners to obtain federally backed flood insurance at actuarially based rates. Although development in the floodplain is discouraged, Kalispell’s regulations do not prohibit construction. Instead, they require that the lowest habitable floor of any structure be elevated at or above the Base Flood Elevation (BFE) and that fill and other flood- resistant construction techniques be incorporated to reduce risk. Outside of city limits, the Flathead City-County Health Department issues permits for all on-site wastewater disposal systems and does not allow septic systems within 100 feet of a designated 100-year floodplain. Within city limits, all new development is required to connect to Kalispell’s public sewer system. The availability of public water and sewer service, however, does not prevent flood damage, and structures located within the floodplain remain vulnerable when major flood events occur. 87 The risk posed by flooding is not theoretical—historic flood events have demonstrated the potential for major damage, loss of property, and threats to life and water quality. The 1975 Evergreen flood, estimated to be a 25-year event, caused more than $2 million in property damage and resulted in more than 200 mobile homes being flooded or displaced by high water. An even more severe event occurred in 1964, when torrential rains combined with unseasonably warm spring temperatures and a rapid snowmelt caused flows along the Flathead River system that were approximately 25 percent higher than a 500-year flood event. (Map 7.2) Floodplain management in Kalispell is locally adopted and enforced but authorized under the National Flood Insurance Act of 1968 and the Flood Disaster Protection Act of 1973. Prior to these federal acts, flood insurance was virtually unavailable for private property owners. With Flathead County and its three municipalities joining the NFIP on September 5, 1984, the community adopted Flood Insurance Studies (FIS) and Flood Insurance Rate Maps (FIRMs) that identify all areas within Special Flood Hazard Areas (SFHAs). These documents provide the foundation for determining actuarial flood insurance rates and guide sound land-use decisions within mapped floodplains. FEMA has since completed a nationwide modernization of flood hazard mapping and continues to periodically update these studies in partnership with state and local governments, technical consultants, and the public. The result of this process is the creation of digital FIRMs (DFIRMs), which incorporate improved hydrologic and topographic data and are updated as new studies are completed. Kalispell and Flathead County continue to work with FEMA and the Montana Department of Natural Resources and Conservation (DNRC) to adopt the latest DFIRM panels and maintain accurate and reliable data for floodplain management. Groundwater and Depth to Water Table Groundwater is water that fills pores and cracks in rocks and soil. Groundwater sustains lake levels, provides for base flows in streams, and is a major source of domestic water. Groundwater comes from precipitation and condensation that enters the soil. It is susceptible to depletion in quantity and degradation of quality. 88 Groundwater flows beneath the surface of the earth, generally moving downhill following the contours of the land. It moves toward a point of discharge, which is usually a lake, stream, spring or a well. The depth to groundwater varies with seasons and precipitation levels. Many areas experience seasonally high groundwater levels, usually in the spring, which limits land uses. These areas are commonly near floodplains, alluvial deposits and swamps, which places limitations on septic tanks, stormwater infiltration, basements and road building. An aquifer is a water-bearing layer of permeable rock, sand or gravel. The thickness and depth of an aquifer vary with its location. The quantity of water a rock can contain depends on its porosity, or the amount of open space and cracks between grains. Water movement in rock depends on the permeability, or ability to transmit or allow water to flow. Aquifers are recharged or filled by precipitation and infiltration from streams. Recharge is greatest in late spring when snow melts and there is runoff from the mountains. A substantial amount of groundwater feeds directly into the aquifers which then flow into Flathead Lake. High density development in areas with high water tables have the potential to degrade water quality of the Flathead River and Flathead Lake, as well as the groundwater that supplies and recharges domestic water wells. Four major types of aquifers have been identified in the Flathead Valley. (Flathead River Basin Steering Committee, 1983, and Konezeske, 1968) 1. The Precambrian Bedrock Aquifer is found in hilly areas. Water is trapped in fractures of Precambrian rock and provides a source for domestic water. This includes a fractured limestone area located northwest of extending north from Rollins to Whitefish Lake. 2. A Pleistocene Artesian Aquifer is found under most of the valley floor and consists of unconsolidated sand and gravel overlaid by thick layers of glacial till and sediments. Two zones of sand and gravel have been identified, one deep and one shallow. Many wells extend 200 to 400 feet into the deep aquifer. This aquifer is recharged along the mountain front east of the valley by precipitation and stream seepage. 3. Pleistocene Perched Aquifers are separated from the artesian aquifers by an impermeable layer of clay, till and gravel. The perched aquifers are found in dune and lacustrine sand, glacial drift and glacial outwash. They are small in area extent and water yield. Recharge is by precipitation and stream seepage. 89 4. A Floodplain Aquifer is located under the floodplains of the Flathead, Stillwater, and Whitefish Rivers. It is described as a 30-foot deep, 5-mile-wide bed of sand and gravel. Recharge is by precipitation, infiltration from streams, percolation from irrigation water and seepage from high groundwater. Flows range from a few gallons per minute (gpm) in the sand, to as much as 2,000 gallons per minute in gravel deposits. The major aquifer in the Flathead Valley and the Kalispell Land Use Plan Area is the shallow alluvial aquifer (#4), often referred to as the Evergreen Aquifer, which is located between the Flathead River to the east and Whitefish River to the west, and between Badrock Canyon to the north and the confluence of the Flathead and Whitefish rivers to the south. The depth to the water table in the city of Kalispell and the Land Use Plan Area is generally less than 50 feet and for much of the area along the Flathead River and in the southwest portion of the Growth Policy Area and Ashley Creek, less than five feet. ([MAP INSERT: Update map here] Map 7.3) Surface Water Surface water can be intermittent and flow only during runoff. Virtually all surface water is naturally occurring as a result of glacial impoundments. The direction of flow is dictated by topography, geologic structure and amount of water. When development is permitted near surface water or where seasonal runoff can transport pollutants, it can result in degradation of rivers and streams as well as the groundwater and aquifers that supply domestic well water. Stormwater Runoff Management of stormwater runoff has become a major concern throughout the Kalispell Land Use Plan Area as well as countywide. The area’s many lakes, rivers and streams are being rapidly developed. Outside of the municipalities, residential building permits are not required and commercial building permits are administered by the state. The Montana DEQ requires stormwater construction permits only for construction disturbances greater than one acre. This limitation makes it very difficult to monitor construction activities that can seriously degrade surface and groundwater quality. Stormwater runoff is the water flowing over the surface of the ground as a result of rainfall or snow melt. The primary goal in the management of storm water runoff is to minimize hazards to life and property by using storm sewers, ditches and swales to collect and carry 90 surface water to a natural watercourse or body of water in such a way as to prevent flooding and the resultant damage. Municipal, County and other public sewer and water facilities are generally designed to handle storm water runoff. However, some systems lack the capacity to handle the rapid development that has been occurring. People developing property have the responsibility to convey storm water from that property to an appropriate point of disposal. The quantity and rate of runoff from a developed property should not exceed what would occur had the property remained undeveloped. In instances where developing property cannot be drained to an appropriate point of disposal, storm water must be detained and handled on site. Traditionally, efforts to improve water quality under the National Pollutant Discharge Elimination System, (NPDES) have focused on reducing pollutants from industrial wastewater and municipal sewage treatment plant discharges. Over time, it has become evident that more diffuse sources of water pollution, such as stormwater runoff from construction sites, are also significant contributors to water quality problems. According to the Montana Department of Environmental Quality Water Protection Bureau, sediment runoff rates from construction can be as much as 10 to 20 times greater than those from agricultural lands, and 1,000 to 2,000 times greater than those from forest lands, and that over a short period of time, construction activity can contribute more sediment to streams than is naturally deposited over several decades. This accelerated deposition causes both physical and biological damage to surface waters. The City monitors stormwater management practices in development within the city limits of Kalispell beginning at the time of approval of a project to the time of completion. The City also requires inspection and maintenance of stormwater facilities constructed after 2018 and tracks this requirement on a yearly basis. Wetlands Wetlands play a critical role in protecting water quality, as well as providing flood management, habitat and natural scenic values. The natural functions of a water body and adjacent riparian lands are inherently interconnected. The Montana Department of Environmental Quality has estimated that 95 percent of all water pollution in Montana comes from non-point sources, generally carried by storm water runoff and crossing riparian lands before reaching water bodies. Of particular concern, established native plant communities in riparian areas serve a variety of important functions: They hold stream banks in place, reduce flood velocities, absorb nutrients, filter sedimentation, provide diverse habitat, improve fisheries by shading and contribute to scenic values. Activities which can degrade the integrity of riparian areas include channel alteration, 91 excavation and fill, removal of native vegetation, application of fertilizers and pesticides, road building, utilities installation, excessive impervious surface, farming or development up to the water’s edge, concentrated livestock use, concentrated human activity, burning, and the operation of heavy equipment and stockpiling of debris. The confluence of the Flathead, Whitefish and Stillwater Rivers is part of a larger riparian complex of swales, streams, wetlands and alluvial terraces that span much of the eastern portion of the Land Use Plan Area. Most wetlands are confined to the areas along the rivers and streams. ([MAP INSERT: Update map here] Map 7.4) The USDA Natural Resources and Conservation Service have mapped much of the area extending out from the rivers as having hydric soils or soils with a percentage of hydric characteristics. ([MAP INSERT: Update map here] Map 7.5) Hydric soils, one of the primary indicators of wetlands, are those that are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth of hydrophytic vegetation (i.e., plants adapted to saturated soils, such as cattails). Hydric soils may also be classified as floodplain and riparian habitat. Topography Slope is one of the primary design considerations for streets, storm drainage facilities, sewer and water lines, septic systems and building sites. Typically, however, only steep slopes or very flat slopes pose significant development limitations. Subdivision regulations limit grades to eight percent on residential roads with a provision for allowing minor deviations for short distances. Slope limits are intended to facilitate traffic movement during icy conditions and access by large emergency vehicles. County sanitation regulations do not allow the placement of septic drainfields on slopes steeper than 25 percent and require steep slope analysis on lands between 15 percent and 25 percent slope. In addition, the Montana Department of Natural Resources and Conservation and the Flathead Rural Fire Council have adopted guidelines for wildland interface areas that recommend against development on slopes exceeding 30 percent due to diminished ability to control wildfire. Other potential problems of development on steep slopes include soil instability, erosion of topsoil, downslope water degradation and hillside scarring. 92 Most of the Kalispell Land Use Plan area has gentle topography, which is well suited for development. The plan boundary follows the base of the foothills southwest of Kalispell generally excluding the steep terrain of the foothills around Lone Pine State Park and Foy’s Lake. Within the Land Use Plan area, steep slopes are generally limited to occasional sections of riverbank and bluffs. (Map 7.6) Soils The suitability of soil types for building construction, road construction, on-site sewage disposal or agricultural production help determine where development should occur, what costs may be incurred to alleviate limitations presented by poor soils and what trade-offs exist to developing agricultural lands. Certain types of soils render some areas unsuitable or less suitable for urban development because of one or more of the following properties: • flooding or ponding • high water table • alkalinity or acidity • salinity, shrink/swell behavior • unfavorable load-bearing capacity • stoniness • depth to bedrock • corrosive characteristics • slow or rapid permeability In most situations, unfavorable soil conditions for development can be overcome through engineering techniques at a cost that may or may not justify the development in relation to the opportunity of developing elsewhere. Most of the severe soil limitations for 93 development in the Growth Policy Area are related to water, such as flooding, ponding and high water table. Soils with these limitations generally correspond closely to the location of floodplains and hydric soils. Agricultural Soils Over the years, three farmland rating systems have been developed for use in . First, the Soil Survey (1960), prepared by the USDA Soil Conservation Service (SCS), rated soils by “agricultural capability classifications” on a scale of I-VIII, primarily addressing physical limitations to cultivation. Conventionally, class I-IV soils were considered well suited for cultivation. Secondly, SCS developed in 1980 the Important Farmlands Classification System, which uses a broader range of factors to rate the “farmability” of the soils. The SCS, now the Natural Resources and Conservation Services currently uses a rating system which designates categories of prime, prime if irrigated, and lands of statewide importance. Using the soils data and farmlands classifications, Map 7.7 identifies the lands in the Land Use Plan Area rated as prime, prime if irrigated and lands of statewide importance. A significant component of the regional economy, agriculture in the Flathead Valley is in transition. Although, there is a rapidly increasing trend of conversion of agricultural land to high density residential and commercial use, especially in the Kalispell area, a significant percentage of the Land Use Plan Area is still being used for agriculture. There are no soil types that are classified as prime in the Growth Policy Area. However, the north and western portions are very suitable for agricultural use if irrigated. 94 Seismic Kalispell, as well as the Flathead Valley and much of Western Montana in general, is located in Seismic Design Category D (“SDC D”). That category corresponds to buildings and structures in areas expected to experience severe and destructive ground shaking but not located close to a major fault. Essentially, SDC D indicates that a structure is located in an area with a high probability of experiencing significant ground shaking during its lifespan. Seismic considerations in building design are a critical aspect of design and construction in the Land Use Plan area. In the city, building permits are reviewed with those considerations in mind. In appropriate situations, including most commercial construction, geotechnical reports are required and are also typically part of the subdivision review process. Air Quality Kalispell, like Columbia Falls and Whitefish, has been designated as a non-attainment area for small particulate matter (PM-10), in violation of the U.S. Clean Air Act. The Act requires that local communities not meeting ambient air standards adopt an implementation plan (SIP), of remedial measures. As part of the required SIP, the Kalispell Air Pollution Control District was established in 1989. The rules adopted within this area focus on reducing road dust. Requirements include paving new streets and large parking lots, limitations on sanding of streets and large parking lots, prioritized street sweeping and dust control for major construction and land clearing projects. In 2001, the Flathead County Environmental Health Department indicated that the SIP had been effective. Since 2001, the Kalispell area has grown, and vehicle traffic has increased significantly as well as traffic congestion. High levels of both small particulate and carbon monoxide pollution in this area are now mainly related to vehicle emissions. Wildfire and the Wildland-Urban Interface Portions of the Kalispell planning area are located within the Wildland-Urban Interface (WUI), where developed areas transition into forest and grassland fuel environments. Elevated wildfire exposure primarily occurs along the west, north, and south edges of the 95 planning area, where suburban residential development interfaces with timber and open range conditions. Wildfire hazard classification is influenced by vegetation type, slope, wind exposure patterns, and the degree of structure-to-vegetation proximity. Wildfire planning and mitigation efforts are coordinated with the Montana DNRC, the Flathead County Community Wildfire Protection Plan, the Kalispell Fire Department, and the rural fire districts that currently serve unincorporated areas. Prior to annexation, wildland and structural response is led by the applicable rural district, supported by automatic aid agreements where shared personnel and equipment are deployed as needed. Following annexation, primary response responsibility transitions to KFD, and city-level construction and infrastructure standards apply. New development in or near WUI areas may require mitigation measures such as defensible space, fire-resistant building materials, Class A roofing, enhanced access design, and hydrant spacing and fire flow consistent with KFD standards. Fuel management and landscape maintenance remain critical long-term strategies for reducing ignition potential and fire intensity. WILDLIFE Riparian Habitat The mainstem of the Flathead River, Stillwater River, Whitefish River, and Ashley Creek and their associated backwater channels, spring creeks, wetlands and tributaries provide 96 important wildlife habitats in and adjacent to the Land Use Plan Area. (Map 7.8) Although these habitats may be intermixed with homes and agriculture they are still important to the various wildlife species which depend on them. Intact natural forest and shrubby vegetation or marshes are particularly important to retain. Typical riparian/wetland species associated primarily with the Flathead-Stillwater complex include: large mammals such as Whitetail Deer, Mountain Lion, an occasional Black Bear or Moose; small mammals such as Beaver, River Otter, Mink, Muskrat, Raccoons; resident or migrant water birds such as Great Blue Herons, Tundra Swans, Killdeer, Spotted Sandpipers; nesting and migratory waterfowl such as Wood Ducks, Mallards, Mergansers, Golden eyes, Canadian Geese; woodland bird species such as Pileated Woodpeckers, Great-Horned Owls, Saw Whet Owls, Osprey, Eagles, a variety of migratory and resident songbirds, Rubber Boas, Garter Snakes, Painted Turtles, Long-toed Salamanders, Spotted Frogs, and Western Toads. In late spring, a diverse population of bird species has been observed at the Owen Sowerwine Natural Area located just outside of southeast boundary of the Growth Policy Area, representative of these forested riparian/wetland habitats. The Land Use Plan Area also contains a few open unforested wetland areas such as sedge and cattail marshes located in old river channels, around ponds and at the base of the foothills southwest of Kalispell. These areas can be important for muskrats; migratory and breeding shorebirds such as snipe; many species of dabbling ducks such as mallards, widgeon, shovelers; resident reptiles and amphibians such as western toads, spotted frogs, and western terrestrial garter snakes; and predators such as red-tailed hawks, great horned owls, red-fox, coyote, and mink. Human development in intact riparian/wetland habitats reduces wildlife habitat values. Removal of riparian/wetland vegetation to create views, graze domestic animals and build homes reduces the amount or quality of habitat (e.g. space for wildlife). Human pets such as cats and dogs tend to harass or consume wildlife. Wildlife-human conflicts increase 97 with urbanization. For example, whitetail deer will browse extensively on expensive ornamentals, in gardens, or in haystacks. Beaver will continue to utilize remaining riparian vegetation (trees and shrubs), which may have been already reduced due to development. Dogs will chase and kill deer in the wintertime. In time, once productive wildlife habitats can become wildlife sinks due to prevalence of small predators such as skunks, fox and domestic pets. The Stillwater Game Preserve covers much of Evergreen and is generally bounded by the Flathead River on the east, Reserve Drive on the north, the Whitefish River and Highway 93 on the west, and Conrad Drive on the south. Lone Pine Game Preserve is situated southwest of Kalispell. These preserves are partially in the Land Use Plan area and were created by the Fish, Wildlife, & Parks Commission in the 1960’s for the purpose of protecting wildlife and preserving some of the habitat values. Rules generally prohibit the carrying or discharging of firearms, creating disturbances tending to frighten or drive away game animals or birds, or chasing wildlife by dogs. Trapping of furbearing animals during permitted seasons is allowed. Should game populations increase in these preserves beyond human tolerance, management options using hunting or other control techniques may not be a viable option with preserve status. The Stillwater/Flathead River riparian/wetland complex, which extends along both the Flathead and Stillwater Rivers and associated tributaries and wetlands is clearly the most important riparian/wetland wildlife habitat in and adjacent to the growth policy area. A significant part of this area falls within the Owen Sowerwine Natural Area and the Stillwater Game Preserve. Because of its flooding potential, relative inaccessibility of the river areas, its rural character on the east side and presence of the Owen Sowerwine Natural Area much of the habitat within this region is still intact and relatively wild. The Flathead/Stillwater complex supports some of the highest densities of whitetail deer in the area. The large spruce trees provide critical thermal (winter), cover for whitetail deer and other species during severe winters such as the winter of 1996-1997. The proximity of this natural ecosystem to the Kalispell area provides great opportunities for recreation and wildlife/habitat education. High density development within or adjacent to this area would greatly reduce its high- quality wildlife values. Maintaining the existing habitat along the Stillwater River and adjoining wetlands and tributaries (e.g. along Brennamen’s Slough, Ashley Creek, the wetland areas east of the river, East Spring Creek etc.) that connect to the Flathead mainstem, is desirable to maintain the intact nature, quality and size of the Flathead/Stillwater complex. Continued human development within this large habitat area 98 will only increase human-wildlife conflicts, degrade habitat and water quality, increase predation on wildlife by pets and pests, and reduce overall wildlife habitat values. Although outside of the Land Use Plan Area, the wetlands associated with Foy’s Lake, Middle Foy’s and other smaller lakes in that vicinity are important habitat for a variety of waterfowl and aquatic wildlife species. Although development is prevalent near or around these lakes it is important to leave inlets, outlets, marshy areas and some portion of the adjacent upland areas undeveloped to allow for waterfowl nesting, undisturbed perch or nest sites for osprey and great blue herons, and breeding habitat for reptiles and amphibians. Fisheries The Kalispell area encompasses important waters for various fish species of the Flathead Lake and River system including the Flathead, Whitefish and Stillwater Rivers and a number of smaller springs and creeks. These waters provide valuable fisheries and habitat for native fish species, some of which are being considered for listing under the Endangered Species Act. The Bull Trout, listed as a threatened species, and the Westslope Cutthroat Trout use these waters. Adult adfluvial fish migrating from Flathead Lake up into the North and Middle Fork tributaries to spawn pass through the growth policy area on their migration upstream and on their return trip downstream. In addition, juvenile fish of both species use this river section as a migratory corridor and, for some individuals, long-term residence and rearing habitat. There are other fish species found within the Land Use Plan Area. Rainbow Trout, Lake and Mountain Whitefish, and Lake Trout provide popular and productive fisheries. These river reaches are popular with both boat and shore anglers. The small springs, creeks, and portions of the Stillwater and Whitefish Rivers provide important spawning and rearing habitat for Rainbow and Eastern Brook Trout. In addition to sport fish there are native suckers and minnows found in all Kalispell waters. The Flathead Lake and River System is a complex set of habitats. Many fish species found in these waters use varieties of habitats during specific seasons or life stages. Maintaining the integrity and quality of all habitats in the Flathead system is essential to conserving native fish species and popular sport fishes. Native Grasslands/Scrublands 99 On south and west drier aspects not already disturbed by homes and pastures, one can find remnants of native palouse prairie habitats (bluebunch wheat grass, fescue, balsam root, bitterroot etc.). These native grasslands are particularly prominent just outside of the Land Use Plan Area within and adjacent to Lone Pine State Park and on the south and west aspects of the foothills to the south. These grasslands provide important fall, winter, and spring foraging areas for elk, a few mule deer and many white-tailed deer. They also support a group of less common grassland bird species such as western meadowlarks, mountain and western bluebirds, vesper sparrows, savanna sparrows and short-eared owls. These grasslands often include shrubby species such as woods rose and snowberry in wetter sites and along rocky outcrops. These shrubs provide additional forage for grazing animals, cover and forage for nesting birds and habitats for a variety of small mammals. The open grassland/shrubland and timbered habitats tend to be highly vulnerable to development because of their warmer characteristics. Development within and around these sites will reduce the wildlife values of these habitats because of increased predation by pets, alterations to native vegetation, and increased human disturbances. Homes or other developments may also attract whitetail deer to their ornamental plantings, gardens and domestic animal feeds. The presence of deer may attract mountain lions. Development within native grasslands or shrublands should seek to keep as much of this habitat type intact as possible. Forested Uplands Just outside of the Land Use Plan Area to the southwest, there is a variety of forested uplands, which are also found in and adjacent to Lone Pine State Park, near Foy’s Lake, above the valley bottom and up Birch Creek. Depending on the elevation and aspect these forested lands may support warm dry conifer species such as Ponderosa pine and Douglas fir with an under story of snowberry or they may support cooler species such as Douglas Fir and Western Larch. Typical wildlife species in this area include whitetail deer, black bear, occasional elk or moose, mountain lion, bobcat; a variety of small mammals including ermine, snowshoe hare, and pine squirrels; many species of cavity-nesting birds; and a variety of neotropical migrants. A wildlife species list (primarily birds), derived from Ray Kuhns Wildlife Management Area located northwest of Kalispell, indicates forested sites can provide for a diverse population of bird species. Critical wildlife values of forested sites include thermal and winter cover for big game; spring, summer, and fall habitat for black bears; winter habitat for mountain lions; and a variety of habitat for migratory and resident birds. People who seek to live at the interface of timbered/grassland areas should realize that these habitats are important to wintering 100 many species of wildlife. Deer and human pets often attract mountain lions. Additionally, black bears can be attracted to pet or livestock food, garbage, beehives, bone yards and other human attractants. Whitetail Deer Whitetail deer can be found throughout the Flathead Valley and within the city limits. The entire Land Use Plan Area has a relatively high whitetail deer density with the exception of the downtown area. Since whitetail deer populations fluctuate with weather and harvest, the numbers may not be as important as the relative densities. The greatest densities are those areas with the highest whitetail deer habitat qualities, located mainly along the Flathead, Stillwater and Whitefish rivers where forest and vegetation provide cover and food. These areas also support the greatest density of Whitetail Deer during the winter months. Winter range areas have the greatest thermal cover and/or receive the least snowfall in most winters. Within the land use plan area, the highest quality thermal cover for whitetail deer have been the low elevation conifers stands along the Flathead and Stillwater Rivers and along the foothills to the southwest. In many areas deer have access to haystacks, suburban vegetation and artificial food sources. In these areas they have been found in relatively large concentrations all winter. ([MAP INSERT: Update map here] Map 7.9) Mule Deer Mule deer may be seen occasionally throughout the Land Use Plan Area. They are very adaptable to steep slopes and tend to stay in higher elevation habitats most of the year. The majority of mule deer are seen in small groups in the spring in lower elevations as the grass is becoming green. Park personnel routinely observe during spring green-up and in the fall a few mule deer in the area just outside of the southwest boundary of the Growth Policy Area. The grasslands and steep topography of this area provide both good forage and cover during winter and early green-up areas suitable for mule deer. Mule Deer have also used the Lone Pine Preserve in the fall to avoid hunting pressure. Development on open slopes and in mule deer travel corridors may reduce their use of an area. Increased development may also lead to conflicts between deer and domestic dogs. Elk Like Mule Deer, Elk are rarely seen in the Growth Policy Area. They can be seen seasonally in a small portion of the plan area south of Foy’s Lake and outside of the southwest boundary of the growth policy area. The grassy and open timbered warm aspects provide winter and spring foraging areas. The timbered north slopes may provide thermal and 101 hiding cover during fall, winter and spring. Elk are also routinely observed from the Lone Pine Visitors Center during spring and fall. There is a significant area approximately 1 ½ miles west of the Land Use Plan Area that is considered to be elk summer range. If the Land Use Plan Area continues to expand to the west, it may encroach into Elk summer range. ([MAP INSERT: Update map here] Map 7.10) Moose Moose are wide ranging animals which are also tied to upland forest and riparian habitats. Moose have been seen seasonally in neighborhoods along the Flathead and Stillwater Rivers. Populations are prevalent outside of the land use plan area to the southwest, and a significant area just west of the land use plan area is considered to be winter range. This species is not as adaptable to human inhabitation as the whitetail deer and some other ungulate species. ([MAP INSERT: Update map here] Map 7.11) Black Bear Although this species is known to be present throughout the Land Use Plan Area, Black Bear activity is primarily tied to the coniferous or riparian forests along the Flathead and Stillwater Rivers. Black Bears will be attracted to home sites, fruit trees, domestic animal food, or garbage. There have been several human bear conflict incident reports over the past few years, mainly on the east side of Kalispell between the Flathead River and the densely developed downtown area. Grizzly Bear Grizzly Bear populations are almost non-existent in the Land Use Plan Area. An occasional Grizzly Bear will use the coniferous and/or riparian areas along the Flathead River as travel corridors. These bears will also be attracted by fruit trees, domestic animal food, or garbage. Mountain Lion Mountain Lion distribution can be associated with high densities of deer, especially in the winter. Lions prefer areas with dense cover (e.g. riparian areas), and/or steep topography as is present southwest of Kalispell. Lions will also often stay in low elevation habitat and are known to prey on small mammals and domestic pets. Migrating Waterfowl 102 Waterfowl habitat within the Kalispell planning area is closely associated with riparian corridors, drainage sloughs, and wetland complexes, particularly along Ashley Creek, the Stillwater River, and Spring Creek. These areas provide seasonal and year-round support for ducks, geese, swans, and shorebird species that utilize the Flathead Valley as part of the Pacific Flyway migratory route. Habitat value is influenced by wetland connectivity, vegetation condition, hydrologic function, and disturbance levels. Portions of the planning area contain shallow wetland depressions and slow-moving channels that function as nesting, loafing, and foraging habitat, particularly during spring and fall migration periods. Local waterfowl use can vary substantially by season depending on precipitation, streamflow, and agricultural field conditions. Riparian buffers, wetland preservation, and maintenance of open water and emergent vegetation areas help sustain habitat continuity and ecological function. Sandhill cranes are one example of migrating waterfowl that utilize sites within the land use plan area. Areas of West Valley have pothole wetlands and other features which serve as important habitat as the cranes migrate to the south in the fall. Those areas also serve as habitat for other migrating waterfowl as well. Reasonable consideration should be given to minimize impacts on those areas. Future land use decisions affecting ditch corridors, wetland margins, or riparian edges should consider the role of these areas in supporting waterfowl migration and habitat diversity. Opportunities exist to integrate open space networks, stormwater retention wetlands, and restoration plantings to maintain habitat structure, improve water quality, and support broader ecosystem connectivity. Wildlife Human Conflict Human-wildlife conflict increases as development occurs in areas with wildlife populations or areas that are used as travel corridors or winter range. The Montana Department of Fish, Wildlife and Parks (FWP), maintains data regarding wildlife distribution and human-wildlife contact/conflict. FWP uses the habitat base map, FWP staff’s general knowledge and incident or game damage reports to develop data regarding human-wildlife conflict for a few species. FWP is in the process of compiling and displaying a more complete wildlife-human conflict database (which includes domestic animals, Black Bears, Mountain Lions and Grizzly Bears), for the entire region. The specifics of the reports were not available, but it is notable that there is a presence of both Black Bear and Mountain Lion in the Land Use Plan Area. ([MAP INSERT: Update map here] Map 7.12). 103 Section 6.2 – Natural Resources This section identifies, describes, and provides guidance on the protection, management, and sustainable use of Kalispell’s natural resources. These resources form the backbone of the community’s identity and economy — providing clean water, productive farmland, construction materials, and recreation opportunities. Protecting these assets is essential for maintaining Kalispell’s high quality of life, supporting population growth projected to exceed 56,000 by 2045, and ensuring economic resilience in the face of climate change and development pressure. Water Resources Water is Kalispell’s most critical natural resource. The planning area sits within the Flathead River Basin, whose pristine water quality is nationally recognized and underpins tourism, recreation, and drinking water supply. Surface Water The Flathead, Stillwater, and Whitefish Rivers, along with Ashley Creek, are vital natural resources that provide drinking water, irrigation supply, fish and wildlife habitat, and recreational opportunities for residents and visitors. These waterbodies are protected under Montana’s Water Quality Act and are protected by standards to ensure the maintenance or restoration of designated beneficial uses. To address nutrient and sediment loading, the Flathead Lake Nutrient Management Plan (2001) established a critical target reduction in anthropogenic phosphorus and nitrogen loading from the 2000 baseline. The subsequent 2014 Flathead-Stillwater Total Maximum Daily Loads (TDMLs) established specific load allocations for various local waterways to meet this overall basin target. Managing stormwater runoff is critical to preventing further degradation of these waterways. Kalispell’s stormwater management program requires new development to incorporate best management practices (BMPs) such as stormwater detention, biofiltration, and treatment swales. Development must also protect and maintain riparian buffers to reduce sediment and nutrient transport, maintain streambank stability, and preserve wildlife corridors. Direct discharge of untreated stormwater into surface waters is prohibited for new development, and development proposals are reviewed for compliance with local stormwater design standards, the Montana Department of Environmental Quality (DEQ) requirements, and applicable federal regulations under the Clean Water Act. 104 The City continues to invest in stormwater infrastructure mapping, maintenance and upgrades, water quality monitoring, construction and post construction permits, public education, collaboration with local watershed groups, internal good housekeeping, and illicit discharge complaint management under its Municipal Separate Storm Sewer System (MS4) program. These efforts support compliance with state TMDLs, the Nutrient Management Plan, and Kalispell’s Growth Policy goals for protecting water quality and aquatic habitat. Groundwater The Evergreen Aquifer provides municipal and private water supply and is highly productive but vulnerable to nitrate contamination. Water tables fluctuate seasonally, which can impact foundation design and septic suitability. The Growth Policy encourages connection to municipal sewer, prohibits shallow drainfields in high-risk areas, and requires groundwater protection plans for subdivisions. Wetlands & Riparian Areas Wetlands store floodwater, recharge aquifers, trap sediments, and provide critical habitat. Avoidance of wetland impacts is preferred, with compensatory mitigation required if impacts cannot be avoided. Clustering and conservation easements are encouraged to preserve wetland function. 105 Floodplain FEMA-mapped 100-year floodplains perform vital floodwater storage functions. Development must meet elevation, fill, and compensatory storage requirements and avoid net rise in base flood elevations. More intense runoff events related to climate change may increase flood risk, requiring adaptive planning and updated mapping. [Current DFIRM floodplain map with 100- and 500-year extents] Soil Resources Soils provide the foundation for both agriculture and development. Prime and Statewide Importance soils are concentrated in the West Valley and along the Flathead River, supporting hay, grain, and specialty crop production. Certain soils exhibit shrink–swell potential, high groundwater, flooding, salinity, or low permeability, requiring geotechnical studies and engineered foundations. Exposed soils on construction sites contribute disproportionately to sedimentation. [MAP INSERT: Agricultural soils and development limitations map] Mineral Resources – Sand and Gravel Sand and gravel are vital natural resources found throughout Flathead County. While gravel deposits are abundant, sand is more limited. These materials form the foundation for roads, utilities, and other infrastructure, and demand will rise with continued construction activity. Although there is no active gravel extraction within Kalispell city limits, several active gravel pits are located just outside the city. These pits serve local construction needs but can conflict with adjacent residential or commercial development due to noise, dust, and truck traffic. 106 Issues: 1. Sand and gravel extraction operations within the planning area generally conflict with residential land uses. 2. Sand and gravel resources are essential for infrastructure development and having them located nearby is financially beneficial for the community. Goal: 1. SAND AND GRAVEL RESOURCES WITHIN THE LAND USE PLAN AREA ARE MANAGED TO ENSURE THEY ARE AVAILABLE FOR INFRASTRUCTURE DEVELOPMENT AND REDEVELOPMENT AND IMPACTS ARE MITIGATED. Policies: 1. Grant generous buffers to sand and gravel resources while the resource is actively managed. 2. Encourage reclamation of expended resource extraction areas so the land can be converted to a beneficial second use. 3. Create performance standards for extraction operations that mitigate impacts from incompatible land uses, including road maintenance, dust abatement, noise control, and vegetative buffers. 4. Designate areas on Kalispell’s Future Land Use Map where mineral resource extraction is most appropriate and will have the least impact on other resources and land uses. Recommendations: 107 1. Encourage and cooperate with sand and gravel operators to develop plans for operation, eventual decommissioning, and reclamation of extraction sites. Forest and Vegetation Resources Vegetation contributes to stormwater infiltration, heat mitigation, carbon sequestration, and scenic character. Street and park trees improve property values and walkability. Tree canopy targets (such as 30% in residential zones) should be maintained or expanded. Riparian vegetation provides shade, habitat, and erosion control and should be protected or restored using native species. Forested uplands must be managed for fire risk, with defensible space requirements and FireWise landscaping guidelines encouraged with new subdivisions and development. CHAPTER 7 – FUTURE LAND USE MAP 7.1 Future Land Use Map Based on the foregoing chapters, which consider information, analysis, and public input collected, considered, and relevant to the population projections for and economic development of Kalispell and the housing and local services needed to accommodate those projections, while acknowledging and addressing the natural resources, environment, and natural hazards within the city planning area, the future land use map reflects the anticipated and preferred pattern and intensities of development for the City over the next twenty or more years. The future land use map is hereby incorporated by reference as an integral part of the land use plan. 7.2 Description of Future Land Use Map Use Designations The following land use designations are used on the Future Land Use Map. Other chapters of this plan and supporting data contain additional information regarding population characteristics and aspects of the built environment that have an impact on these categories. 108 (a) Commercial: Commercial designations along major arterials are anticipated to provide areas for commercial uses that require space for outdoor display of merchandise, storage of materials and / or equipment and outdoor sales areas as well as general retail. Residential uses, when appropriately incorporated, may be developed into commercial areas. The expansion of additional commercial districts along major arterials is anticipated to occur at such time as the development or redevelopment of existing commercial districts have significantly developed to avoid the creation of new commercial districts and leapfrog development. Expansion of commercial areas should be contingent upon the provision of public services and adequate infrastructure with consideration given to anticipated impacts on the neighborhoods, streets and the natural environment. Commercial development should accommodate traffic circulation and access in ways that are safe for both motorized and non-motorized users, and that complement the street environment, rather than detract. (b) Neighborhood Commercial: Neighborhood Commercial creates areas designed to provide convenient goods and services that address the daily needs of the immediate neighborhood as well as potentially including a residential component. Neighborhood commercial areas should generally be three to five acres in size and be spaced one-half to one mile apart. Sites should be configured to enable clustering of neighborhood commercial businesses, emphasizing bike and pedestrian access. Uses should be architecturally designed, landscaped and buffered to fit the surrounding neighborhood. (C) Industrial: The Industrial designation allows for areas that support industrial uses. Residential uses are generally not compatible within an Industrial designation. There should be adequate and suitable areas for industrial uses provided for in appropriate locations within the city while avoiding encroachment into established, intact residential areas. Industrial areas should have adequate access to transportation infrastructure and be sufficient in size to allow for future expansion. They should also take into account, where appropriate, adequate buffering from non-compatible uses. Rail-based industry should be encouraged to locate at the Glacier Rail Park. Non-rail served industrial business should be encouraged to locate in the appropriately zoned areas along the Highway 93 South corridor. 109 (D) Urban Mixed Use: Urban Mixed Use allows a compatible mix of higher intensity uses including office, some commercial and light industrial, residential (including high-density) and public facilities. This designation encourages the development of compact, centrally located service and employment areas that provide easy connections between existing commercial and residential neighborhoods. When establishing this designation, encroachment into established, intact residential areas should be avoided. When designating an area as Urban Mixed Use, a complete system of pedestrian and bike paths is an important element. Urban Mixed Use designations should expand the depth of urban highway commercial areas as mixed-use corridors in order to (1) provide an alternative to linear commercial development; (2) concentrate more intensive uses along traffic arterials; (3) improve business district circulation and transportation efficiency; (4) provide flexibility for larger development sites; and (5) expand small business opportunities and housing by providing for mixed use. Within these corridor areas, Urban Mixed Use should provide for higher-intensity, mixed-use areas roughly two blocks on both sides of urban highways. As distance from the highway increases, it should create a gradual transition into the residential neighborhoods by encouraging multi-family, offices and other compatible uses as a transition tool with sensitivity to compatible design. (E) High Density Residential: Density may be up to 20 units per gross acre, and potentially up to 40 units per acre with a PUD. This category may typically include housing types ranging from single-family to multi-family buildings. (F) Urban Residential: Density may be up to 12 dwelling units per gross acre. This category may typically include a mix of small lot single-family and attached housing of varying configurations, such as duplexes, triplexes, townhomes, and multi-family residential uses. Zero lot line and patio homes, when accompanied by ample open spaces and common areas, may also be used to provide transitional density between lower-intensity neighborhoods and higher-density mixed-use areas or corridor developments. (G) Suburban Residential: Density may be up to 7 dwelling units per gross acre. This category may typically include housing types such as single-family homes on 4,500+ sq ft lots and townhomes. Zero lot line and patio homes, when accompanied by generous open spaces and common areas, may also be appropriate where 110 clustering is used to preserve natural features, reduce infrastructure costs, or enhance neighborhood character. (H) Public/Quasi-Public/Open Space: This designation encompasses areas that would not be developed as strictly private, but would instead be utilized for a variety of public or quasi-public uses or held as open space. 7.3 Applicable Zoning, Subdivision, and Other Land Use Regulation The future land use map is a guiding document for City Council, the Planning Commission, staff, and the public to consider as land use decisions are being made. The land use plan and map provide the basis for specific land use regulations and decisions, particularly the Kalispell Zoning Ordinance (including the zoning map) and the Kalispell Subdivision Regulations, which should be in substantial compliance with the plan and map. The intent section for each zoning district should add further descriptions for that zone outlining the character of the district along with the land use designations where that zone is appropriate. 7.4 Geographic Distribution of Future Land Uses Supporting Land Use Plan Chapter 3 of this plan discusses projected population growth and housing needs, which are projected to be from 8,800 to 10,000 new residential dwelling units over the next 20 years. As noted in that chapter, there were approximately 7,500 units that received some level of entitlement from the City from 2021-2025. About 2,000 of those have been constructed, leaving about 5,500 in the pipeline for construction. The entitled units create a strong start to meeting the 20-year housing demand. In addition, this plan provides for further residential development that can help meet the projected housing needs. The overall planning area for Kalispell has three subparts, essentially creating concentric circles: land within the city limits, land within the annexation boundary, and all land within the overall planning area. The inner area is land already a part of Kalispell either as the original townsite or subsequently annexed. While most areas in the city limits have already developed, there is a substantial amount of land that is potentially available for infill projects or has recently annexed and has entitlements for residential development. The annexation boundary was established through an annexation policy that was adopted by the City Council in 2011 and is incorporated into this land use plan. The boundary has been modified a number of times since the initial adoption. The boundary was established to provide guidance for annexation decisions by analyzing physical boundaries such as rivers, existing development, and both current and future infrastructure. Land inside the boundary has a presumption that it should be annexed and land outside the boundary has a presumption that it should not be annexed. The annexation boundary, also known as the 111 urban growth boundary, shows the areas that are most ready for growth and development over the next 20 years due to their proximity to the existing city limits and the City’s ability to serve the area. There is a substantial amount of land available for annexation and development that has the appropriate land use designations which would support the projected housing needs over the next 20 years. Land outside of the annexation boundary, while generally not positioned as growth areas in the immediate future, may be brought into the annexation boundary as the City continues to develop with the proximity and availability of infrastructure and services being a key component to the timing of the development of these areas. While not necessarily expected to develop in the near future, these lands are expected to eventually develop at the appropriate time. 112 7.5 Impact of Covenants, Codes, and Restrictions Private covenants and other restrictions may have an impact on potential uses and densities throughout the planning jurisdiction. It is relatively common, for example, for homeowner covenants related to subdivisions to restrict uses to single-family only. As private obligations, the City is not directly involved in the creation, interpretation, or enforcement of covenants and related provisions. Furthermore, the City cannot limit the creation of private covenants. Each homeowners’ association may have varying degrees of enforcement as well. Such situations are spread throughout the jurisdiction and, while individual areas may vary in impact, the result would tend to be evened out throughout the planning area. It may reduce the maximum potential hypothetical densities that may be achieved, but is unlikely to have a significant real reduction in the number of developed units or the City’s ability to provide adequate areas for the development of housing or other uses. 113 7.6 Areas of Increased Growth Pressure It is anticipated that areas in the western and northern portions of the planning jurisdiction would continue to experience the most growth, primarily through new development and infill. Growth pressure in those areas is driven by multiple factors. First, the southern area of town is pinched between Lone Pine and the Flathead River, creating a narrow corridor generally following Highway 93 South. The eastern area is limited by existing development in Evergreen along with the Flathead River, which creates a natural barrier as well as a large floodplain area which limits development. Those environmental factors tend to push most development into the west and north. Secondly, new infrastructure on the west and north is available due to prior development and can support additional growth. Some of the infrastructure would include the Highway 93 Bypass, the Westside Sewer Interceptor, and a water tower along Highway 93 North. The availability of city services, particularly with these upgrades, will likely lead to additional growth in the western and northern areas of the city. Chapter 8: Implementation Strategies Implementation of this Land Use Plan is primarily the City of Kalispell’s responsibility, but to be completely effective a significant amount of coordination with other public agencies, the business community, and Kalispell’s citizens will be required. The primary tools used to implement the Land Use Plan include the adoption and enforcement of appropriate land use zoning and subdivision regulations, along with facilities plans and capital improvement plans to address the supporting infrastructure. There are also a number of additional, secondary tools and programs the City should use as needed in order to support and realize the vision, goals, and policies contained in the Land Use Plan. The following sections describe these tools and programs and provide a framework for their implementation. 114 1. Zoning Regulations: The Land Use Plan serves as a basis for assigning appropriate zoning when land uses change or development occurs. The policy document anticipates future development patterns, i.e. residential, commercial, and industrial. However, this is a policy document, not a regulatory document. The zoning ordinance functions as an important tool in implementing the Land Use Plan and is generally used to develop the Plan’s long-range development goals. Appropriate zoning is generally based upon the Land Use Plan recommendations and policies. Zoning is intended to regulate the types of uses that may occur on a particular piece of property by establishing different types of zoning districts. In addition to the types of uses, zoning also regulates development factors such as building height to avoid shadowing or blocking views. Zoning also sets standards regarding the density or minimum lot size requirements as well as where a structure is located on a piece of property by establishing setbacks and lot coverage limits. Montana Code Annotated, Title 76, Chapter 25, known as the Montana Land Use Planning Act, outlines the requirements for establishing and administering zoning within the city. The City of Kalispell has zoning authority over land within the City through the Kalispell Zoning Ordinance. Flathead County has adopted the Flathead County Zoning Regulations that are applied in all areas outside the City limits and enforced by the County. All of the property inside the Land Use Plan area has been zoned, either by the City or the County. Zoning Regulations Implementation Strategy: a. Development of the suburban and rural lands in the Land Use Plan area should be coordinated with Flathead County and the appropriate assignment of zoning. The zoning should be substantially in compliance with the land use designations of the Land Use Plan. b. There should be coordination and consistency between the Kalispell and County zoning regulations in areas just outside the City limits. c. Incorporate standards for conditional use permits into the zoning ordinance in order to ensure compatibility within its zoning district. d. Use the Planned Unit Development zoning overlay process for mixed-use development and other large or complex land projects where appropriate. 115 e. Inside the City of Kalispell, zoning should be based upon the land use designation of the Land Use Plan map. f. Maintain highway entrance corridor development standards to address development in the entryways to the community. g. Zoning regulations should strive to maintain the quality and integrity of the natural environment particularly in environmentally sensitive areas such as wetlands, riparian corridors, and floodplain, which should be integrated rather than eliminated. h. Update the zoning ordinance to reflect recent changes in state statutes regarding zoning. This update should be implemented as soon as possible after the adoption of this plan. i. Update the zoning ordinance to implement at least five of the housing strategies outlined in the Montana Land Use Planning Act as addressed in Chapter 8.2 of this Plan. This update should be implemented as soon as possible after the adoption of this plan and in accordance with the Act. j. Continually monitor and update the zoning ordinance as necessary to reflect changes in state law, development trends, and other factors in order to maintain an effective ordinance. 2. Housing Strategies: The Montana Land Use Planning Act, under Section 76-25-302, requires the city to adopt a minimum of five out of fourteen listed housing strategies as part of its zoning regulations. In compliance with that requirement and as part of an overall effort to provide housing options in the community, the implementation of this Plan should include the following strategies: (1) Allow, as a permitted use, a duplex where a single-unit dwelling is permitted; (2) Allow, as a permitted use, one internal or detached accessory dwelling unit on a lot with a single-unit dwelling occupied as a primary residence; 116 (3) Zone for higher density housing near transit stations, places of employment, higher education facilities, and other appropriate population centers, as determined by the local government; (4) Eliminate or reduce off-street parking requirements to require no more than one parking space per dwelling unit; (5) Allow for single-room occupancy developments; (6) Reduce existing minimum lot size required by at least 25%; (7) Provide for zoning that specifically allows or encourages the development of tiny houses, as defined in Appendix Q of the International Residential Code as it was printed on January 1, 2023; and (8) Allow multi-unit dwellings or mixed-use development as a permitted use on all lots where office, retail, or commercial are primary permitted uses. Additionally, while this Plan includes background information supporting issues, goals, policies, and recommendations relating to housing, further analysis and planning based on a housing study should be conducted with a potential update to the Plan depending upon the results of the study. 3. Subdivision Regulations: The Montana Subdivision and Platting Act was adopted in 1973 and authorized local governments to adopt subdivision regulations and outlines the public hearing and review process. That Act was replaced with the Montana Land Use Planning Act in 2023, which changes how subdivisions are regulated. Cities and counties must adopt subdivision regulations in accordance with state statutes. The City of Kalispell administers subdivision regulations for lands within the City limits and for all lands proposed to be annexed. Flathead County has jurisdiction for lands outside the City limits. The subdivision regulations govern the division of land into lots that can be individually conveyed. Standards are outlined in the subdivision regulations for road design, access, water 117 and sewer extensions, storm water management, parkland dedications, fire access, and other items. Subdivision Implementation Strategy: a. Enforce design standards for roads, water, sewer and other infrastructure for new development. b. When subdivisions are anticipated to have high impacts to an area, a traffic analysis may be required to identify mitigation. c. Property that is anticipating receiving City services should be annexed prior to or concurrent with preliminary plat review. d. Subject to any limitations in the Montana Land Use Planning Act, subdivision design should maintain the quality and integrity of the natural environment particularly in environmentally sensitive areas such as wetlands, riparian corridors, and floodplain, which should be integrated rather than eliminated. e. Update the subdivision regulations to reflect recent changes in state statutes regarding subdivisions, including process, review criteria, and design standards. This update should be implemented as soon as possible after the adoption of this plan and in accordance with the Act. f. Continually monitor and update the subdivision regulations as necessary to reflect changes in state law, development trends, and other factors in order to maintain effective regulations. 4. Land Use Plan Amendments and Updates by the City: Kalispell’s Land Use Plan should be periodically examined for new or increased impacts to or from local facilities, services, natural resources, natural environment, or natural hazards as it relates to the Plan and for relevance under the current economic, social, cultural, and market conditions of the community. Current state statutes require that a Land Use Plan be formally reviewed every five years and the procedures in the Montana Land Use Planning Act should be followed. The City may also initiate an amendment to the Land Use Plan at any time. The Act provides the general process for an amendment. 118 Land Use Plan Amendment and Updates (City Initiated) Implementation Strategy: a. The Planning Commission and City Council should follow the procedures and factors outlined in the Montana Land Use Planning Act when considering whether to amend or update the Land Use Plan. b. Additional plans should be initiated as recommended by the Planning Commission to address specific areas or needs in the community, such as a bike and pedestrian plan or redevelopment plan for certain areas or neighborhoods. 5. Land Use Plan Amendments by Petition: An application to amend the Land Use Plan can be made by a general petition as outlined in the Montana Land Use Planning Act or by an individual property owner applying for a land use permit. As with amendments initiated by the City, the Act outlines the procedures and factors when considering an amendment by petition or through a property owner. Amendments by petition would typically involve larger areas or issues that expand beyond an individual project. Amendments through a property owner would typically be more focused on a proposed project or anticipated project. In either instance, the amendment proposal should provide clear and detailed information regarding a project for the purposes of evaluation and basis for future development. The proposal should be evaluated within the framework of the Land Use Plan and be in substantial compliance with the Plan. Land Use Plan Amendment (Petition) Implementation Strategy: a. The governing bodies within the Land Use Plan area should coordinate public hearings when amendments cross jurisdictional boundaries. b. Amendments should be substantially compliant with the Land Use Plan. c. The amendment to the Land Use Plan will become the policy for the area it addresses and any land use ordinances or regulations, such as zoning or subdivision review, should be based on this Plan. The amendment proposal would be conceptual in nature and not an engineering or construction document. 119 d. An application for an amendment should be developed to include required information and a public hearing process. The information should include: 1. A plan identifying significant issues, goals, and policies associated with proposed development; 2. The feasibility of the development; 3. A phasing plan, if appropriate; 4. Conformance with the Growth Policy overall; 5. A convincing showing of need; 6. Neighborhood compatibility; 7. Transportation impacts; 8. Environmental impacts; 9. Site hazards; 10. Adequate provision of local services; and 11. The appropriateness of the proposed location of the project. e. If there is a zone change that can be anticipated as part of the development proposal, the amendment shall be acted on by the City Council to accept, revise, or reject prior to the initiation of change in zoning when the amendment covers a large area, but may be reviewed concurrently with a specific proposal. 6. Neighborhood, Area and Issue Plan Amendments: Neighborhood, area, and issue plans are tools to provide greater clarity for future development within a specific neighborhood or area of the City, or for a plan that provides a more detailed analysis of any component of the Land Use Plan. The land area for neighborhood and area plans generally cover approximately 20 acres or more. These plans should be evaluated within the framework of the Land Use Plan and follow the same review and approval process. They should be adopted as an addendum to the Land Use Plan. A neighborhood or area plan should expand on the goals and policies of the Land Use Plan and provide guidance at the neighborhood or project level, while an issue plan dives deeper into a specific part of the Land Use Plan to better address a particular issue. The state statutes require that they be in substantial compliance with the goals and policies of the municipality’s land use plan. Neighborhood, Area, and Issue Plan Amendment Implementation Strategy: a. The governing bodies within the Land Use Plan area shall coordinate public hearings when neighborhood or area plans cross jurisdictional boundaries. 120 b. New and existing neighborhood, area, and issue plans should be substantially consistent with the Land Use Plan document. c. A neighborhood, area, or issue plan will become the policy for the geographic area or subject area it addresses and any land use ordinances or regulations, such as zoning or subdivision review, should be based on this plan. The plan is conceptual in nature and not an engineering or construction document. d. An application for a neighborhood, area, or issue plan amendment should be developed to include required information and an appropriate public hearing process. The information should include a plan identifying significant issues, goals, and policies associated with the area. e. If there is a zone change that can be anticipated or recommended as part of a neighborhood or area plan, the plan amendment shall be acted on by the City Council to accept, revise, or reject it prior to the initiation of the zone change. 7. Extension of Services Plan: The City of Kalispell is required by Montana annexation statutes, to maintain and keep current its Extension of Services Plan for the extension of City services to areas of the City not currently served and to lands to be annexed. The Extension of Services Plan addresses policies regarding the extension and construction of new City infrastructure including streets, water, sewer, and storm drainage. It also addresses the provision of fire, police, and other services. The plan establishes a potential utility service area beyond the City limits, which is mapped. The plan establishes various policy requirements for extension of services within that boundary including an important policy statement that developers shall be responsible for constructing all infrastructure to serve proposed development in accordance with City design standards. Extension of Services Plan Implementation Strategy: a. Developers should be responsible for the installation and cost of utilities needed to serve their development. Any upsizing or extra extensions should be reimbursed by the City. b. The City’s Extension of Services Plan should be based on information from the Water, Sewer, Stormwater, and Transportation Plans, as well as any other relevant plans or studies adopted by the city or any departments. 121 c. Use the Kalispell Extension of Services Plan to clearly articulate annexation policies and the extension of new City utilities. d. Provide adequate information to Flathead County regarding the extension of service plan so that they can assist in facilitating policies. e. Review the extension of services plan periodically for specific updates that might be needed as a result of changes. An update of the existing extension of services plan should be undertaken after the adoption of the Land Use Plan. f. Explore the use of development agreements for the reimbursement of utility extension costs to encourage the extension of utilities to areas without services. 8. Capital Improvement and Facilities Plans. Foundational documents for the Land Use Plan include facilities plans and other plans outlined in Chapter 4 on Local Services and Facilities, which are incorporated by reference into this Plan. The incorporated plans include detailed information on capital improvements, projected costs, and schedules. They also prioritize needed improvements to existing infrastructure and identify priorities for upgrades, new construction and location of utilities. In addition, the budget for the City of Kalispell, which is adopted annually by the City Council, includes a five-year capital improvement plan. The plan covers projected improvements for a wide range of projects, vehicles, equipment, and buildings for public works facilities, police, fire, planning, ambulance, the building department, streets, parks, forestry, water, sewer, wastewater treatment plant, storm sewer, solid waste, the central garage, and information technology. Capital Improvement Plan Implementation Strategy: a. Utilize the information from the specific facility plans to identify needed improvements to existing infrastructure. b. Maintain a capital improvement fund to pay for replacement and extension of utilities. c. Maintain an equitable user rate and fee program to adequately fund and maintain existing infrastructure. d. Monitor and update facility and capital improvement plans as necessary. 122 9. Urban Renewal Districts: The City of Kalispell has four urban renewal districts in the city limits aimed at eliminating blight and assisting in upgrades to infrastructure to encourage new development and redevelopment. Also sometimes referred to as “tax increment finance districts,” TIFs, or urban renewal districts allow local governments to capture additional tax revenue from new development to be reinvested into the district. The state statutes clearly outline the purposes for which the funding may be used as well as the specific activities that must be identified in a redevelopment plan. The City of Kalispell has several programs that have been used to assist in development in the urban renewal districts. The available initiatives include the Shared Utilities Program, Street Tree Placement Program, Sidewalk Placement Program, Historic Façade Program, Façade Improvement Program, Rehabilitation/Code Compliance Program, Site Demolition, Cleanup, and Preparation Program, Technical Assistance Program, and the Public Infrastructure Program. The first urban renewal district is the Westside Urban Renewal District, adopted in 1997. This district was significantly expanded in 2012 to include Kalispell’s Core Area. The “Core Area Plan” details the specific goals and strategies for the Westside Urban Renewal District, which is focused on the revitalization and rehabilitation of area located north of Downtown spanning the width of the city limits. The main strategies in the Core Area Plan are the relocation of the railroad dependent users to a “rail-industrial park” on the east side of the City, the removal of the railroad tracks, the development of a non-motorized promenade running east-west across the city. These strategies were implemented with the Glacier Rail Park TED and the creation of the Parkline Trail that relocated railroad dependent users out of downtown and removed railroad tracks to create the Parkline Trail. The Westside Tax Increment Finance District, which is a key financing tool for the district has been extended for 25 years with a sunset date of 2037. The Glacier Rail Park Targeted Economic Development District (TEDD)was established in 2016. The TEDD allows strategic mechanisms to foster secondary, value-adding industries. Developed in conjunction with the Flathead County Economic Development Authority, the TEDD utilizes Tax Increment Financing (TIF) under Montana State Law to fund critical public infrastructure projects within the district's boundaries. By reinvesting tax revenues into essential improvements, the city aims to catalyze private sector investment, expand the local tax base, and generate employment opportunities through the retention and expansion of a diverse industrial rail park. The Old School Station District was established in 2005. The district is focused on high- technology and light-industry growth in an area located at the far southern limits of the 123 city. The industrial park has been developed and public utilities extended to the park. The Old School Station Tax Increment Finance District is set to expire on July 1, 2026. The Downtown Urban Renewal District is the newest urban renewal district and was established on December 4, 2017, with the City Council adoption of The Downtown Plan as an amendment to the City of Kalispell Growth Policy Plan-It 2035 by Resolution No. 5846. Subsequently, the Kalispell City Council adopted the Downtown Kalispell Urban Renewal Plan on December 3, 2018, thereby establishing an urban renewal district as part of the City’s overall mission to meet its needs of promoting economic development, improving area employment opportunities, improving area housing opportunities and expanding the community’s tax base. The Downtown Urban Renewal District is set to expire on February 4, 2034. The Airport/Athletic Complex Urban Renewal District expired in 2020. Urban Renewal District Implementation Strategy: a. Continue to support and operate the Community Development Department and the various economic development programs it either administers or has access to. b. Explore the creation of additional urban renewal districts in other areas of the City to encourage redevelopment. c. Continue to develop specific improvement plans for the districts and promote the plans to encourage coordinated and desirable development within the districts. Figure 9: Urban Renewal Tax Increment Finance (TIF) Districts Map 10. Other Plans, Studies and Reports: Additional plans, studies or reports can be performed to provide additional information, guidance or support for the growth policies. These plans would typically be designed, funded and performed by the City of Kalispell or other government entity to provide additional guidance or information regarding a particular issue. These additional plans, studies or reports would not typically be considered if they are in conjunction with a development project or performed by or on behalf of a developer or special interest group. For example, additional drainage studies, a bike and pedestrian plan, capital improvements plan, transportation plan updates and urban renewal plans can all be used as an 124 implementation tool for the Land Use Plan. The Land Use Plan should be updated as new information becomes available on the economy, population, housing trends or other information from the State, US Census Bureau or other reliable sources. Plans Studies and Reports Implementation Strategy: a. Rely on unbiased reports, studies and information as an additional tool in the decision-making process. b. Plans, studies and reports used for decision-making purposes should provide unbiased, objective, quantifiable information rather than being sponsored in connection with a specific development project or by a special interest group or organization. c. Update the Land Use Plan as additional information becomes available. Chapter 9: Neighborhood, Area, and Issue Plans Neighborhood, area, and issue plans are tools to provide greater clarity for future development within a specific neighborhood or area of the City, or for a plan that provides a more detailed analysis of any component of the Land Use Plan. The following plans have been adopted by the City and remain applicable as they still apply to growth areas within the City and the planning jurisdiction, and supply more detailed analysis and policies. Their inclusion in both the prior growth policy and this Land Use Plan helps provide consistency in planning. The plans are as follows: Highway 93 North Area Plan The Highway 93 North Area Plan was adopted as an amendment to the Growth Policy on August 7, 2006, and is in addition to the existing goals, policies, text, and maps. (Resolution #5129B) The area included in the Highway 93 North Growth Policy Amendment includes all lands bounded by the Stillwater River as the western boundary, Church and Birch Grove Drives as the northern boundary, LaSalle to Rose Crossing over to the Flathead River as the eastern boundary, and Reserve Drive as the southern boundary, and generally includes Sections 13, 24 and 25 in Township 29 North, Range 22 West, and Sections 15, 16, 17, 18, 19, 20, 21, 27, 28, 29 and 30 in Township 29 North, Range 21 West, P.M.M., Flathead County, Montana. 125 GOAL - 1: Gateway entrances to Kalispell that enhance the community through improved design. Policies: 1. Gateway Entrance Corridors (areas of special concern) would extend up to 150 feet of either side of the existing R/W for primary highways and up to 50 feet for secondary highways. 2. The following roadway corridors are identified as gateway entrances to Kalispell. a. Highway 93 North corridor north of Four Mile to the County Landfill. b. US Highway 2 (LaSalle) from Reserve Drive to Birch Grove c. Whitefish Stage from Reserve Drive to Birch Grove. (minor entrance way) 3. The following design standards are intended to enhance the gateway entrances to Kalispell a. Access control is important along the gateway entrance roads. b. Access should be coordinated so as to allow only collector or arterial streets to intersect. The judicious use of right-in right-out approaches, frontage roads and good internal development street design should be the rule to reduce or eliminate the need for direct access onto major gateway roads. c. With the construction of the Church Drive overpass on US 93, every effort must be taken to fully utilize this interchange and conversely limit direct access onto US 93 for at least ¾ mile along areas north and south of this facility to avoid congestion points and the need for future traffic signals. The judicious use of right-in right-out approaches, frontage roads and good internal development street design will mitigate the need for direct access out. d. Extra setbacks, buffering and landscaping along US Highway 93 North and US Highway 2 and to a lesser degree along Whitefish Stage Road are the norm. e. In those areas planned for general commercial development on a gateway entrance, it should occur as an integrated development utilizing and enhancing 126 the property back from the gateway as opposed to occurring as a shallow linear strip. Significant individual business highway exposure, individual access points, and pole signage would not be the norm. Out parcels of commercial businesses would be anticipated within the improved design of a PUD along the corridors. f. Additional design standards should be developed to ensure that signage enhances development, not detracts from it. Wall signage integrated into the overall building design is preferred over free standing signage. Monument signs are preferred over other types of free standing signage. Where development entrance signage or monument signage is proposed, it should be done so as part of a unified planned unit development concept. g. Where the adjacent gateway road speed is posted at 35 mph or lower: i. A minimum 20 foot landscape buffer should be provided abutting the gateway road. ii. Street trees should be incorporated into the landscape buffer. iii. A pedestrian trail or sidewalk should be incorporated into the landscaped buffer area. iv. Four sided architecture would be the norm adjacent to gateway entrances. h. Where the adjacent gateway road speed is posted from 36 – 45 mph: i. A minimum of 40 feet of landscaped buffer area should be provided. ii. Street trees and berming should be incorporated into the landscaping. iii. A pedestrian trail or sidewalk should be incorporated into the landscaped buffer area. iv. Four sided architecture would be the norm adjacent to gateway entrances i. Where the adjacent gateway road speed is posted above 45 mph: i. A minimum 100 – 150 foot impact area should be provided for major entrances and a 50 foot entrance for minor entrances. ii. Within this impact area, a combination of berming, landscaping using live materials and trees as well as grass, a pedestrian trail system, limited parking and frontage roads should be incorporated. iii. Primary buildings should not be located in this impact area, unless specifically approved in a PUD. 127 iv. Four sided architecture should be the norm for development adjacent to the impacted area. v. Monument signs would be anticipated to occur in the rear portion of the impacted area, other free standing signs would not. vi. Whenever parking or signage is proposed in the impact area, it shall only be done under a PUD process where the impacts of these actions are anticipated and provided for. j. Where smaller parcels cannot meet the setback areas, a PUD will be utilized. 4. Neighborhood commercial should be used as a means to buffer key intersections and to meet immediate local needs, not to serve as a destination shopping area. 5. Neighborhood commercial areas would in turn be buffered from lower density and intensity residential areas through the use of higher density residential uses and office uses. 6. Pedestrian and trail systems should be incorporated into berming, landscaping, greenbelts, park areas and setback standards along gateway entrances to enhance or maintain the scenic value of the entrance corridor from public facilities, neighborhoods, schools and commercial services. GOAL - 2: The development of an integrated residential/commercial neighborhood (Designated KN-1 on Growth Policy Map) between US 93-Reserve Drive and Whitefish Stage. Policies: 1. Development will be mixed use in nature creating an overall integrated neighborhood as opposed to linear strip commercial development fronting the Gateway entrances. 2. Access onto the major Gateway roads would be limited. 3. Development in this 600 acre site would typically be: a. Up to 45% general commercial, b. Up to 25% urban mixed use area. c. Up to 20% in various residential configurations. 128 d. 10% open space uses 4. Commercial activity would be generally distributed throughout the development designed to serve both the adjacent neighborhood as well as the greater community. 5. Development within the KN-1 area will be required to be presented to the Planning Board and the City Council in the form of a Planned Unit Development so that the impacts of this development can be planned for and if necessary mitigated through improved design. GOAL – 3: Cooperate with Flathead County in the development of a transfer of development rights (TDR) program. The emphasis should be to provide opportunities to conserve and protect important farmlands, sensitive lands (high ground water, flood plain, wetlands, and critical wildlife habitat) and rural open space. Figure 10: Highway 93 North Area Map Highway 93 South Corridor Area Plan The Highway 93 South Corridor Area Plan was adopted as an amendment to the Growth Policy on December 1, 2008, and is in addition to the existing goals, policies, text, and maps. (Resolution #5329A) The Highway 93 South Corridor is recognized as a major arterial within the larger Kalispell area and as such its integrity in moving traffic is a primary goal. It is recognized that development will occur along this corridor that will contribute to a local economy in commercial, industrial and residential aspects. The area in the Highway 93 South Corridor Growth Policy Amendment includes from Highway 93 west on Cemetery Road to Ashley Creek and following Ashley Creek south to the point where Ashley Creek is in the vicinity of Rocky Cliff Drive. At this point the boundary continues east on Rocky Cliff Drive to Highway 93 with the boundary line continuing east of Highway 93 along the southern boundary of Old School Station subdivision to a point just east of the subdivision to the 100 year floodplain line of the Flathead River. From the floodplain line the boundary continues north along the floodplain until the floodplain intersects with Demersville Road. The boundary then continues north along Demersville Road until its intersection with Lower Valley Road. The boundary then continues west on Lower Valley Road to its intersection with Highway 93. This area includes portions of sections 28, 29, 32, and 33 of Township 28 North, Range 21 West. 129 Issues: 1. Development along the Highway 93 South corridor has the potential to compromise the primary objective of the roadway to move traffic because of additional accesses associated with new development. 2. Highway 93 and the Highway 93 Bypass serve as entrance corridors to Kalispell and the viability and scenic nature of these corridors need to be protected and enhanced. 3. The Highway 93 corridor generates considerable traffic noise which will negatively impact any development along the roadways. 4. Corridor development can oftentimes lack quality landscaping, parking, lighting and architectural design. 5. Municipal water and sewer have recently been extended south from Kalispell along Highway 93. Adequate capacity is available to serve all lands within the Highway 93 South Corridor Growth Policy Amendment area. 6. Lack of an existing grid street system contributes to the potential problems associated with additional accesses being created along Highway 93 as new development occurs. 7. Lack of any pedestrian and bicycle facilities in the Highway 93 South neighborhood. 8. Topography and other natural features in this area such as the 100 year floodplain adjacent to the Flathead River on the east side and Ashley Creek on the west limit where development can occur. 9. Lineal development along highway corridors generally contributes to traffic problems and conflicts associated with single accesses, visual clutter and a diminished quality of life. 10. The city airport impacts properties immediately south of the future runway in the area south of Cemetery Road. Impacts include limitation on building heights, need to plan for appropriate uses, noise, and air traffic. 11. Proposed airport expansion plans may cause the re-alignment of Cemetery Road. 130 12. The proposed Highway 93 Bypass will serve as a barrier to local north-south traffic flow for properties on the west side of Highway 93. There is a need to maintain a north-south connection so as to provide an alternate to Highway 93. 13. There is an apparent remnant strip of former railroad right-of-way owned by MDT which extends from the future Highway 93 Bypass south to the existing Highway 93 right-of-way. Use/re-use of this land needs to be planned for. 14. The city’s 40 acre biosolids land application site located on the south side of Cemetery Road is an important part of the Kalispell sewer treatment facility. It is important to provide long term protection of this site from the intrusion of incompatible land uses. 15. There appears to be a future need for a school site serving the north end of the Somers/Lakeside School district to accommodate new development in the area. 16. As commercial and industrial development occurs along the Highway 93 South corridor there will be impacts with proposed future residential property immediately behind and adjacent to this development pattern. 17. Noise impacts associated with Industrial uses, Highway 93 and the future Highway 93 Bypass on adjacent residential development negatively impact the quality of life for theses residents. 18. Fire and EMS services to this area exceed the minimum response times the Fire Department holds itself to because the closest fire station is located over 1 ½ miles north of the Highway 93 South Neighborhood. 19. There are no neighborhood or regional parks to serve the immediate needs of existing or future residents. GOALS: 1. A CONCENTRATED COMMERCIAL CENTER BISECTED BY HIGHWAY 93 TO SERVE THE IMMEDIATE COMMERCIAL NEEDS OF THOSE PEOPLE LIVING AND WORKING IN THE GENERAL AREA OF THE SOUTH 93 CORRIDOR. 131 2. EXPANSION OF COMMERCIAL DEVELOPMENT SOUTH OF CEMETERY ROAD/LOWER VALLEY ROAD NEEDS TO BE ADDRESSED UNDER A PLANNED UNIT DEVELOPMENT IN ORDER TO ADEQUATELY ADDRESS VEHICULAR AND PEDESTRIAN ACCESS, SIGNAGE, SETBACKS, AND OTHER ISSUES RELATING TO PROTECTING AND PRESERVING THE COMMUNITY ENTRANCE WAY TO KALISPELL. 3. PRESERVING THE FUNCTIONALITY OF THE INTERSECTION OF HIGHWAY 93 AND THE HIGHWAY 93 BYPASS SHOULD BE A PRIORITY. 4. DEVELOPMENT ALONG THE HIGHWAY 93 SOUTH CORRIDOR SHOULD OCCUR IN AREAS WHERE PUBLIC SERVICES, UTILITIES AND FACILTIES ARE AVAILABLE OR CAN BE PROVIDED. 5. NEW DEVELOPMENT WHETHER COMMERCIAL, INDUSTRIAL OR RESIDENTIAL SHOULD BE OF HIGH QUALITY IN DESIGN AND ARCHITECTURAL QUALITY. 6. FREE FLOWING TRAFFIC ON HIGHWAY 93 SHOULD BE MAINTAINED AND NEW DEVELOPMENT SHOULD INCORPORATE DESIGN AND TRAFFIC FEATURES THAT WILL ELIMINATE THE NEED FOR PRESENT OR FUTURE TRAFFIC SIGNALS BETWEEN FOUR CORNERS AND HIGHWAY 82. 7. A GRID STREET SYSTEM SHOULD BE ESTABLISHED AS NEW DEVELOPMENT OCCURS. 8. DEVELOPMENT SHOULD INCORPORATE DESIGN FEATURES AND LAND USES APPROPRIATE TO ADJACENT AIRPORT TRAFFIC. 9. MDT OWNED EXCESS OR SURPLUS RAILROAD RIGHT-OF-WAY NOT NEEDED FOR THE HIGHWAY 93 BYPASS SHOULD BE INCORPORATED INTO THE OVERALL DEVELOPMENT PATTERN OF THE AREA. 10. THE FUTURE VIABILITY OF THE CITY OWNED BIOSOLIDS LAND APPLICATION SITE IMMEDIATELY SOUTH OF CEMETERY ROAD NEEDS TO BE PROTECTED. APPROPRIATE DESIGN, SETBACKS AND MITIGATION FEATURES SHOULD BE INCORPORATED INTO ANY DEVELOPMENT PROPOSED ADJACENT TO THIS SITE. 11. WORK WITH THE SOMERS/LAKESIDE SCHOOL DISTRICT TO LOCATE A FUTURE SCHOOL SITE IN THIS AREA. 132 12. THE HIGHWAY 93 BYPASS, THE INTERSECTION OF HIGHWAY 93 AND THE BYPASS AND HIGHWAY 93 ARE GATEWAY ENTRANCES AND SCENIC CORRIDOR ENTRANCES TO OUR COMMUNITY AND AS SUCH NEED SPECIAL TREATMENT AND PROTECTION. 13. PRESERVE THE TRANQUILITY OF RESIDENTIAL AREAS BY MINIMIZING POTENTIAL CONFLICTS BETWEEN NOISE ASSOCIATED WITH THE HIGHWAY AND INDUSTRIAL USES. 14. BUILD A NEW FIRE STATION TO SERVE CURRENT AND FUTURE DEVELOPMENT IN THE AREA. 15. PROVIDE FOR THE ONGOING ACQUISTION, CONSTRUCTION AND MAINTENANCE OF PARKS, BIKE AND PEDESTRIAN TRAILS AND OTHER RECREATIONAL FACILTIES. 16. PEDESTRIAN AND BIKE TRAILS SHOULD BE INCORPORATED INTO NEIGHBORHOODS AND CONNECT WITH OR PROVIDE FOR FUTURE CONNECTION WITH EXISTING OR FUTURE TRAILS. Policies: 1. Recognize the need within the community for high paying, high quality industrial based jobs and business. Promote and encourage those businesses in this area. 2. Create incentives for development of industrial based businesses, including e- commerce based businesses, along the Highway 93 South Corridor. 3. Avoid a pattern of one lot deep linear commercial and industrial development along the Highway 93 South Corridor; instead encourage development patterns that extend horizontally back from the highway creating commercial or industrial centers and parks. 4. Require high quality development as it relates to the provision of services, utilities, facilities and amenities. 5. Additional accesses onto Highway 93 shall be limited and a grid street system shall be developed when possible. 6. Frontage roads shall be developed as part of a grid street system to avoid additional accesses onto Highway 93. 133 7. Provide alternative north/south roadways parallel to Highway 93 on both the east and west sides of the highway. 8. Environmentally sensitive areas shall be avoided and protected when possible. 9. High quality design standards shall be applied to new development along the corridor related to architecture, parking lot layout, lighting, landscaping, setbacks and signage. 10. All parking lots shall be paved and landscaped. 11. Recognize the need for the provision of fire and police services to the Highway 93 South Corridor area. 12. Ensure that there is a well-informed public and property owners along the corridor regarding the implications of the extension of public services to that area. 13. Aviation easements should be required for all new development or redevelopment in the Highway 93 South Corridor area. 14. Whenever a property develops or changes ownership the developer/owner should be alerted that the property is in the airport affected area. 15. Because of the presence of the municipal airport, residential uses are not deemed to be appropriate within ¼ mile of the easterly ½ mile of Cemetery Road (the south end of the proposed runway). 16. Height of personal, commercial or public communication towers or antennas should be restricted to reduce conflicts with the existing and proposed Kalispell Airport expansion. 17. Development around the city’s 40 acre biosolids land application site located on the south side of Cemetery Road should take into consideration mitigating measures such as fencing, extra setbacks and an acknowledgement that they abut a sludge injection site. In addition, in the event that this site becomes surplus to the city, some provision should be made to provide for access to the site from the east, south and west to provide access for future development at that time. 134 18. The following design standards are intended to enhance the gateway entrances to Kalispell: a. Access control should be the norm along the 93 corridors. b. Access should be coordinated so as to allow only collector or arterial streets to intersect Highway 93. The judicious use of right-in right-out approaches, frontage roads and good internal development street design should be the rule to reduce or eliminate the need for direct access onto major gateway roads. c. Areas planned for commercial development along Highway 93 should occur as an integrated development utilizing and enhancing the property back from the highway as opposed to occurring as a shallow linear strip. Significant individual business highway exposure, individual access points, and pole signage would not be the norm. d. Monument signs are preferred over pole signs. e. Four sided architecture should be the norm for all properties abutting the gateway entrances. f. Billboards should be prohibited in the commercial and residential zones. Existing billboards in these zones should be considered a primary use. Such existing billboards should be phased out in these zones under the following schedule: at the end of their current lease or when another primary use is proposed on the same parcel or tract of land. g. The scale of any commercial development should be sized to serve the immediate neighborhood (i.e. Somers, South Kalispell) as opposed to regional in scale. 19. Development in the commercial areas should be mixed use in nature creating an overall integrated neighborhood as opposed to linear strip commercial development fronting the gateway entrances. 20. Additional setbacks along with fencing, berming and landscaping should be used to buffer new residential and school development adjacent to existing land zoned for industrial uses. 135 21. A vehicular/pedestrian connection should be provided connecting properties to the north and south of the proposed Highway 93 Bypass to provide the following: a. Offer a parallel route to Highway 93 b. Reduce traffic on Highway 93 c. Provide options for internal travel within developments to the north and south of the Highway 93 Bypass d. Reduce the need for additional access points on Highway 93 22. Advocate the design and site layout of new residential development adjacent to industrial zoned property, Highway 93 and the future bypass to incorporate noise reduction techniques so that the new development will not be affected by noise that exceeds 60 dBA at the property line. 23. Encourage the use of setbacks and earth berms as noise reduction techniques in residential development to mitigate noise impacts and discourage the use of sound walls. 24. A future fire station site should be provided in the area. The site should include an area no less than 2 ½ acres. 25. Park and trail locations should be located and developed in accordance with the parks and recreation comprehensive master plan. Recommendations: 1. New development along the Highway 93 South Corridor shall be required to connect to public services and utilities. 2. The City of Kalispell shall explore incentives to encourage appropriate industrial development and expansion of existing businesses in this area. 3. Architectural design standards should be adopted that require high quality design in architecture including four sided architecture, landscaping, lighting, signage and parking lot design. 136 4. Coordinate an overall access plan with the Montana Department of Transportation to avoid the haphazard placement and approval of new access onto Highway 93 South. 5. Ensure that large scale developments adequately mitigate impacts associated with traffic and the provision of services to the area. 6. Avoid inappropriate development of general commercial type uses along the highway corridor south of the Four Corners commercial POD and favor the development of light industrial and e-commerce based businesses instead. 7. Continue to coordinate land use policies with Flathead County and Lakeside Sewer District to insure that new development along the Highway 93 South Corridor is served by public water and sewer. 8. Plan for the future provision of fire and police services and facilities for the Highway 93 South Corridor area. 9. Continue to review, revise and update standards, policies and regulations that will insure high quality development that meets the needs of the local and regional economies and communities. 10. Continue working on a phased approach to the expansion of the potential utility service area with the Lakeside/Somers inter-governmental bodies as well as the local community. Figure 11: Highway 93 South Corridor Map 137 Kalispell West Neighborhood Plan The Kalispell West Neighborhood Plan was adopted as an amendment to the Growth Policy on May 4, 2009, and is in addition to the existing goals, policies, text, and maps. (Resolution #5362A) GENERAL NEIGHBORHOOD PLANNING BOUNDARY The Kalispell West neighborhood is described as an area generally whose south boundary is Two Mile Drive extended westerly to West Valley Drive, then north on West Valley drive 1/2 mile to Three Mile drive, then west ¼ mile on 3 Mile Drive, then north one mile to Farm to Market Road. At this point the boundary follows westerly and northerly along Farm to Market Road to Church Drive, then following Church Drive easterly over to the Stillwater River, then extending south along the Stillwater River to US 93, then south to Reserve Drive, then west on West Reserve Drive to Stillwater Road, then on a line along Stillwater Road south to Two Mile Road. The site is primarily in the West Valley School District. GOAL: The orderly westward expansion of the City of Kalispell. Policies: 1. Provide for a three-tiered system of long range planning around the City of Kalispell. a. Provide for the immediate or short term development plans in the areas adjacent to the city by providing reasonable uses and densities to accommodate growth for the next 15 – 20 years. This would be graphically reflected by a future land use map b. Provide a second tier area around the city which is beyond the immediate (15 – 20 year window) development trends or needs of the city or desire of the city to extend services at this time. This area would be anticipated to see urban development in the 20 – 40 year window. Because this area anticipates development so far in the future, a development area boundary is shown as a faint line on the future land use map but individual land uses and densities are not called out at this time. c. Provide an overall planning boundary around the city which encompasses the initial and secondary area as well as some lands beyond for the purpose of 138 gathering data such as development trends, land use changes, traffic trends and volumes, etc., to use as a baseline to determine the rate and type of development in and adjacent to the City of Kalispell. 2. Provide for traffic corridors (east-west and north- south) to carry traffic through the future neighborhoods using the existing and proposed arterial system. This would include Stillwater Road north from Reserve Drive to Church Drive. 3. Provide for the orderly expansion of future neighborhood and regional parks as residential development expands into the West Valley area. 4. Protect the immediate Stillwater River corridor because of its unique scenic, wildlife and environmentally sensitive characteristics. Note that the Stillwater River has been designated as one of four “impaired streams” in the Flathead by the Montana Department of Environmental Quality. a. Development should be set back from the river and particularly the steep slopes adjacent to the river due to unstable soils, deep sloughing and slumping, and the need to provide vegetative separation for treatment for storm water runoff. b. Attention should be given to protecting the unique wildlife habitat and floodplain corridor. c. Appropriate uses would include parks, linear trails and natural areas. 5. Provide for neighborhood convenience shopping centers. a. Neighborhood commercial centers should be sized to serve the immediate neighbors within a one mile radius. b. Discourage any attempt to expand commercial development beyond the immediate neighborhood service level. c. Buffer the neighborhood shopping centers with higher density housing, offices, etc., to transition away from commercial to areas of lower impact such as moderate and low density residential. 6. Provide for the suitable location of new satellite fire stations as the city grows and the boundaries are expanded. 7. Protect the existing gravel industry sites in the West Valley and allow for their future expansion a. Define the existing developed gravel extraction and processing locations in the West Valley area. 139 b. Provide for the future expansion and development of the existing sites. c. Provide buffers around existing developed sites accommodating their future expansion so as to avoid a conflict between incompatible land uses such as gravel extraction and residential development. d. Plan for the re-use of gravel extraction areas once the gravel resource has been depleted. e. Identify future gravel resource areas. 8. Anticipate that when residential development or other low intensity uses are proposed adjacent to an active or proposed gravel site, good design techniques should be incorporated to mitigate the associated impacts. a. The level of mitigation should be based on the actual and anticipated impacts of the particular property. b. Mitigation could include fencing, berming or landscaping to limit noise or views, strategic placement of open space or parkland, location of frontage roads or use of alleys to move development further away from the gravel extraction site, the employment of transitional uses such as well screened boat and recreational vehicle storage or residential mini-storage. Figure 12: Kalispell West Neighborhood 140 Core Area Plan The Core Area Plan was adopted as an amendment to the Growth Policy on December 17, 2012, and is in addition to the existing goals, policies, text, and maps. (See Resolution # 5601A) The “Core Area” is located along the rail corridor within the city limits bounded on the east and west by the current city limits, on the north by Washington Street and to the south by First Street. This 364- acre neighborhood, perched at the north end of the historic downtown, has shown signs of blight and neglect. The plan presents a vision for revitalization of this area through a series of actions, including: • Removal of the railroad tracks, • Development of a linear park and pedestrian/bicycle trail, • Infusion of high-density housing and a compatible mix of commercial uses, • Street and sidewalk improvements and additional north-south connections, and • Public infrastructure upgrades. The Core Area Plan is included in the Land Use Plan by reference. A complete copy can be obtained at the City of Kalispell Planning Department’s website at: www.kalispell.com/planning/ or in person at Kalispell City Hall. Figure 13: Core Area Plan Boundary 141 The Downtown Plan The Downtown Plan was adopted as an amendment to the Growth Policy on December 4, 2017 by Resolution #5846. The Downtown Plan addresses a number of key topics that affect the future growth and development of Downtown Kalispell. The plan includes a vision for Downtown Kalispell, key issues and strategies, and implementation goals to make the vision a reality. The Downtown Plan is included in the Land Use Plan by reference. A complete copy can be obtained at the City of Kalispell Planning Department’s website at: http://www.kalispell.com/planning/ or in person at Kalispell City Hall. Figure 14: The Downtown Plan Boundary 142 Annexation Policy The Kalispell Annexation Policy is crafted to address and balance the competing demands of developments proposed in those areas adjacent to the City with the timing and provision of municipal services that accompany any development that occurs in the greater Kalispell Growth Policy area. The Annexation policy consists of a map and text. The map graphically portrays those areas adjacent to the City where requests for annexation would be routinely embraced and conversely those areas further out where requests for annexation or municipal service may be provided using alternative measures. The associated policy text provides further guidance in interpreting the map and providing suggested procedures to follow. The focus of the annexation policy is threefold: 1. To provide for the most efficient pattern of growth in and adjacent to the City. 2. To provide for the most efficient extension of municipal services to lands proposed for annexation either now or in the future. 3. To provide for the viable future growth of the City of Kalispell unhindered by the encroachment of substandard rural development. I. ANNEXATION POLICY MAP The Annexation Policy Map (attachment 1) provides a graphic policy statement showing a boundary around the City where direct annexation upon request by a property owner would likely be supported. 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. The annexation boundary map is a general policy statement not a fixed regulatory document. The boundary addresses the impacts of logical development patterns and growth within the City that would occur over the next 5 – 10 years. It was noted that the City has experienced an historical boom during the first decade of the 21st century in which the City’s population grew by 40% and its area grew by 110%. At the same time the end of this decade brought one of the greatest recessionary periods experienced by our residents that literally brought development in the City to a standstill. While neither should be used to predict the future of our community, the ramifications of both must be factored into our planning considerations. 143 In developing the annexation boundary map, a series of factors were melded together to create a unified policy. The boundary was intended to reflect growth that would occur in the next 10 years. Many factors were considered in developing this map. First, obvious topographic boundaries were used: Flathead and Stillwater Rivers and Ashley Creek and Lone Pine State Park. Where geographic boundaries were not evident, a boundary that generally extended ¼ mile beyond the current City limits was incorporated to allow for efficient annexation adjacent to the City without a hard and fast policy that new growth had to touch the City. In addition, the availability of City services including the 5-minute fire response service area and presence of municipal water and sewer lines were factored into the process. The annexation policy map needs to be reviewed at least every 5 years to keep it relevant as the City grows. II. ANNEXATION POLICY FRAMEWORK: The policy statements below must be used to interpret the annexation policy map. This policy is intended to apply to all annexations of land as well as requests for municipal services for lands outside the City. This would include both obvious annexations as shown within the annexation policy boundary map, lands outside the annexation boundary area and wholly surrounded lands inside the City limits proposed for annexation. This framework describes two options for annexation, direct annexation and the use of waiver of right to protest annexation, and when it is appropriate to consider each. A. Annexation Options 1. Properties inside the Kalispell Annexation Boundary Area when an owner petitions for annexation: a. The property owner submits a written petition for annexation to the Planning Department. b. City would follow the “Direct Annexation” process. 2. Properties outside of the Kalispell Annexation Boundary Area when an owner petitions for annexation: a. The property owner submits a written petition for annexation to the Planning Department. 144 b. The Planning Board would review the merits of the annexation and make one of the following recommendations based on promoting a logical and efficient development pattern for the City: 1) Direct annexation: i. Available if the property meets two or more of the following criteria: 1. The property lies in the immediate path of additional annexations which will form a logical extension of the City. 2. The property lies within the existing service area of the Fire Department. 3. The annexation achieves one or more key goals of the Growth Policy or provides a necessary community connection, facility or infrastructure component. 2) Petition to Waive Right to Protest Annexation: i. Available if the property meets a majority of the following criteria: 1. The property is outside of the City’s annexation boundary. 2. The property lies in the immediate path of additional annexations. 3. The property is in an area that may possibly be adjacent to existing City infrastructure (sewer, water, fire service area) in the next 10 – 20 years. 4. The property is within the service area of the Kalispell Fire Department and is serviceable by existing or proposed extensions to municipal water or sewer services. 5. Services within the property can be provided in the near term by other than municipal means (private road user’s agreements, private homeowner’s association maintenance of parks and open space, contracting with rural fire districts, etc.) until the time that the City actually annexes the property. 6. Development of the property achieves one or more key goals of the Growth Policy or provides a necessary community connection, facility, infrastructure component or community benefit. 3) Recommend not to proceed: i. If the Planning Board determines that the property does not address an adequate number of criteria and is not suitable for annexation or 145 a waiver of right to protest, the Planning Board would notify the property owner and forward a recommendation to the City Council. B. Annexation Processes 1. Direct Annexation Process (Property owner petitions): a. The property owner submits a petition for annexation to the Planning Department. b. Staff would prepare a cost of services plan. c. The Planning Board determines that direct annexation is appropriate. d. The Planning Board holds a hearing for the purpose of recommending the most appropriate zoning. e. Planning Board recommendations on annexation and zoning are forwarded to the City Council. f. The City Council would act on the annexation request and if appropriate approve the appropriate zoning. 2. Petition of Waiver of Right to Protest Annexation: (Property Owner Petitions) a. The property owner submits a petition for annexation to the Planning Department. b. Staff would prepare a cost of services plan. c. The Planning Board makes a recommendation on the most appropriate process to follow – in this case waiver of right to protest annexation - to the City Council. d. The City Council acts on the Planning Board recommendation. If the Council concurs that a waiver of annexation is most appropriate the following procedures occur: 1) The property owner enters into an inter-local agreement with the City and the County stating that the City will provide specified services (typically water and/or sewer) extended at the property owner’s expense and that in exchange: i. The property owner will agree to submit a waiver of right to protest annexation to the City. ii. The property owner ensures that the development will be built to Kalispell Urban Standards and allow City inspections of the 146 improvements as they are installed to ensure that all future public infrastructure is built to proper standards. iii. Finally, the property owner agrees to require that all structures will be built in accordance to the building codes adopted by the City of Kalispell at the time of construction and that they will provide for proper inspections. iv. At such time as the property owner requests connection to the municipal water or sewer utility, all applicable connection fees, including impact fees, shall be paid in full to the City of Kalispell. Upon such payment, and within a reasonable time, the necessary taps shall be made only by authorized personnel of the City or utility into which the tap is to be made. 2) Kalispell Site Review Committee will review the development proposal to ensure that the development is built to Kalispell Urban Standards. 3) Kalispell Site Review Committee passes these recommendations on to the Flathead County Planning Board to incorporate into their staff review. 4) If infrastructure is not built to Kalispell Urban Standards, the requested municipal public services will be withheld. 5) Under this policy, the City will annex this property at its own discretion, without protest from the property owners, after giving due notice to the property owners of the intent to annex. e. The City staff would then monitor the development over time and make a recommendation to the City Council when actual annexation would appear to be appropriate. As a justification for annexation, an updated “Cost of Services Plan” would be prepared by staff. 3. Annexation of Wholly Surrounded Areas (City Council directed annexation) Part 7-2-45 MCA provides a process for the City to annex wholly surrounded land. The law provides that the City shall pass a resolution of intent, give notice to the affected property owners and precede with annexation without a petition or request from the affected surrounded property owners. The basis of this law is that properties, because of their location within the boundaries of a City are in effect already receiving some municipal services without paying their fair share in support. The residents drive City streets, have access to City parks, have City police patrolling in and around their neighborhoods, have access to fire protection in case of a major incident, etc. 147 In addition such annexations simplify the provision of emergency services creating a clear line of agency primary responsibility when an emergency does arise. a. The City Council directs the Planning Board to proceed with the annexation of properties wholly surrounded per 7-2-(4501-4511) MCA. b. The planning staff notifies the affected property owners within the wholly surrounded area to be annexed. c. Staff would prepare an extension of services plan showing how all municipal services can be provided to the properties, either immediately in the case of fire, police, road maintenance, park maintenance or where major utilities or facilities are missing such as water mains, fire hydrants or sewer mains, financing options that would be available to extend such facilities. d. Informational materials are made available to the property owners explaining the process, the type of zoning proposed and the impacts this annexation would have on their property. e. The Planning Board holds a public hearing for the purpose of recommending the most appropriate zoning. f. Planning Board recommendation is forwarded to the City Council. g. The City Council would act on the Planning Board recommendation for annexation and approve the appropriate zoning classification or classifications. Figure 15: Annexation Policy Map Main Street Safety Action Plan The Main Street Safety Action Plan was adopted on August 5, 2024 (Resolution 6213) as an addendum to the Kalispell Move 2040 Transportation Plan, which was already incorporated into the Growth Policy. The Plan provides steps designed to substantially reduce fatal and serious injury crashes on roads in the Planning Area The Main Street Safety Action Plan is included in the Land Use Plan by reference as part of the Kalispell Move 2040 Transportation Plan. A complete copy can be obtained at the City of Kalispell Planning Department’s website at: http://www.kalispell.com/planning/ or in person at Kalispell City Hall. Figure 16: Main Street Safety Action Plan Planning Area 148 References U.S. Census Bureau. Decennial Census 1990, 2000, 2010, 2020; Annual Estimates 2025. Provides population counts and growth rates for Kalispell and Flathead County. https://www.census.gov Montana Department of Commerce, Census & Economic Information Center. Population Projections for Montana Counties and Cities, 2025–2045. https://ceic.mt.gov City of Kalispell, Planning Department. Growth Policy: Plan-It 2035. Existing conditions and demographic baseline. https://www.kalispell.com/DocumentCenter/View/3139/Plan-It-2035-PDF Montana State Legislature. Senate Bill 382 (2023) – Montana Land Use Planning Act (MLUPA). https://leg.mt.gov/bills/2023/billpdf/SB0382.pdf City of Kalispell, Development Services. Subdivision Regulations and Zoning Ordinance. https://www.kalispell.com/167/Development-Services U.S. Census Bureau, American Community Survey (ACS). Housing Characteristics, Tenure, and Age of Housing Stock. https://data.census.gov Montana Department of Commerce, Housing Division. Montana Housing Needs Assessment 2024. Affordability, income, and housing unit demand. https://housing.mt.gov City of Kalispell, Building Department. Annual Building Permit Data Reports (2019–2023). https://www.kalispell.com U.S. Department of Housing and Urban Development (HUD). Housing Affordability Definitions and Cost Burden Standards. https://www.huduser.gov City of Kalispell, Planning Department. Zoning Ordinance and Future Land Use Map. Land capacity and zoning analysis. https://www.kalispell.com/167/Development-Services 149 Montana Code Annotated. State Statutes Governing Land Use, Subdivision, and Zoning. https://leg.mt.gov/bills/mca/ Bureau of Business and Economic Research, University of Montana. Montana Economic Report 2025. Highlights job growth across major counties including Flathead. https://www.bber.umt.edu/pubs/Seminars/2025/EconRpt2025.pdf Montana Department of Labor & Industry. Flathead County Labor Market Profile 2024. Provides labor force participation, employment, and demographic trends. https://lmi.mt.gov/_docs/Publications/LMI-Pubs/LocalAreaProfiles/Flathead_COP_2024.pdf Data USA (U.S. Census / BLS aggregated). Flathead County, MT Profile. Employment by sector, job counts, and growth trends. https://datausa.io/profile/geo/flathead-county-mt Tourism Matters Montana (Institute for Tourism & Recreation Research). Flathead County Records Highest Annual Nonresident Spending in Montana. Shows Flathead County’s $1B+ annual visitor spending and regional share of Montana tourism economy. https://tourismmattersmt.org/tourism-report-flathead-county-records-highest-annual- nonresident-spending-in-montana KPAX News. Tourists spent nearly $5 billion in Montana last year. Statewide context for tourism revenue, jobs, and tax contribution. https://www.kpax.com/news/montana-news/tourists-spent- nearly-5-billion-in-montana-last-year