11-12-25 SignedKALISPELL CITY PLANNING COMMISSION
MINUTES OF REGULAR MEETING
November 12, 2025
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and
CALL
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
File #KPP-25-03 and #KCU-25-05 — LBO Properties, LLLP, has
WEST VIEW
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 lI
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
Kauffman moved and Borgardt seconded to amend the conditions
AMENDMENT
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
Motion passed unanimously on a roll call vote.
AMENDMENT
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 resealed.
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 j2
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 13
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
File # KZTA-25-02 -- The City of Kalispell has initiated a petition
TEXT AMENDMENT
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 9" 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
Page14
Ron Gerson — 9 4" 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.
ha am
President
APPROVED as submitted/amended: i
irstin Robinson
Recording Secretary
Kalispell City Planning Commission
Minutes of the meeting of November 12, 2025
Page 5