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Timberwolf Ridge-Minor PUD Amendment Request431 1st Avenue West Kalispell, MT 59901 406.756.4848 www.wgmgroup.com W:\Projects \251101 \50 Planning & Landscape Architecture \PUD Minor Amendment \Timberwolf Ridge -Minor PUD Amendment Request.docx MEMORANDUM DATE: March 6, 2026 TO: PJ Sorensen, Assistant Director of Development Services FROM: WGM Group on behalf of Boundary Development CC: Scott Freimuth (Aspekt Architecture), Joe Walsh (Boundary Development) RE: Timberwolf Ridge (PUD) – Minor Amendment Request On January 20, 2026, WGM Group (WGM) met with PJ Sorensen to discuss a proposal to make a minor modification to Phase 2 of the approved Timberwolf Ridge PUD and Preliminary Plat. The request is to make minor adjustments to the development plans within the PUD. The original approval of Ordinance 1902 and Resolution 6119 were received on March 20, 2023. An amendment was approved in summer of 2024 for Phase 1 of the development, known as Affinity at Kalispell. The focus of the amendment request is an adjustment to the building footprints and the number of buildings proposed to be included in Phase 2. This adjustment accommodates a more efficient site layout, reduced sitework and earthwork costs and a more affordable construction type (3 story vs. 4-5 story with underground parking). Phase 2 will remain within the approved unit count (228 units) and the proposed layout will allow the project to be surface-parked at 1.50:1, something that would have been difficult to achieve under the current PUD. The proposed Phase 2 project will be workforce / affordable housing with rents approximately 40% below market rate. LAYOUT Original PUD – March 2023 The approved layout presented in 2023 was designed around a river concept of canyon walls with a central linear park spanning through the center of the development. The PUD was planned for luxury style apartments with amenities and a building height deviation allowing buildings up to 60 feet to reflect the nature of this proposed building type and garages to be installed under the buildings. The updated building configuration is congruent with this idea, by preserving the central park concept with two added buildings. Timberwolf Ridge (PUD) Minor Amendment Request March 6, 2026 Page 2 of 7 FIGURE 1: ILLUSTRATIVE LAYOUT PRESENTED IN APPROVED APPLICATION (RENDERING BY CUSHING TERRELL) Phase 1 Amended PUD – Summer 2024 The PUD was amended in 2024, which modified the configuration of the norther parcel (Phase 1). The intent of the Phase 1 amendment was to maintain the east/west river concept, but while providing for a single larger structure. This amendment included a conceptual layout for the southern property (Phase 2) see Figure 2 below FIGURE 1: AMENDED LAYOUT FOR PHASE 1 (RENDERING BY CUSHING TERRELL) Timberwolf Ridge (PUD) Minor Amendment Request March 6, 2026 Page 3 of 7 Proposed Phase 2 Minor PUD Amendment: In keeping with the approved river canyon concept, the proposed amendment perpetuates north to south down the center of the property with the addition of the two buildings which have been added at the north and south ends of the park area. While these buildings could be perceived as “damming” the river concept, the visual nature of them from Stillwater Road will be similar, and the neighborhood experience for the residents will be identical to the vision set forth in the PUD. The northern building proposed to be added creates a defined separation between the two separate developments. Pedestrian access around the site and through the park is maintained and the road and parking configuration remains aligned with the approved layout. From the street, it will be difficult to notice the difference between the original layout and the proposed; three large buildings (including the Phase 1 Affinity Development) with variable roof heights facing Stillwater Road. The addition of the two buildings at the ends will be less imposing from the street with their orientation (short side visible from Stillwater Road). The proposed layout provides a generous amount of open space along the frontage to accommodate stormwater facilities which will be landscaped in accordance with City and PUD requirements further limiting the visual impacts of the development. FIGURE 2: PROPOSED PHASE 2 LAYOUT Timberwolf Ridge (PUD) Minor Amendment Request March 6, 2026 Page 4 of 7 INTENT FIGURE 3: EXCERPT FROM THE APPROVED PUD NARRATIVE The proposed modified layout manages to preserve the amount of open space/central park area while accommodating a type of building that creates affordable opportunities by providing surface parking in a configuration that does not require parking under the buildings. It does not utilize the only approved deviation and promotes a more affordable construction type to accommodate the desired use. A row of parking has been moved to the central corridor which provides parking adjacent to the central park area to limit the visual impacts to the adjacent properties without majorly impacting the nature of the central park and holding to the vision set forth in the PUD. The added buildings on the north and south of this park area will be less imposing visually from Stillwater Road and the decreased height further reduces these visual impacts. The proposed layout provides a creative approach to provide an affordable housing layout to work within the confines of the approved layout. Timberwolf Ridge (PUD) Minor Amendment Request March 6, 2026 Page 5 of 7 FIGURE 4: PROPOSED LAYOUT (RENDERING PROVIDED BY ASPEKT ARCHITECTURE) Traffic is another consideration for a major amendment. As noted in the previous minor PUD Amendment, the access locations have not changed from the approval, and the lower intensity traffic use (55+ retirement community) was approved for the northern half of the property. Daily trips generated in senior adult multi-family housing are 3.24 average trips per dwelling unit versus mid-rise apartments (4-10 stories) with an average daily trip rate of 4.54 trips per dwelling unit. A total of 1.30 daily trips fewer which means the conclusions from the 2023 traffic impact study would still be applicable to the updated configuration and technically more conservative. The recommended improvements for the intersection of Stillwater Road and Four Mile Drive were (or will be installed) with the Affinity Development to the north. Timberwolf Ridge (PUD) Minor Amendment Request March 6, 2026 Page 6 of 7 PRELIMINARY PLAT The original Preliminary Plat had six lots to account for the six planned buildings, see the map below in Figure 7. FIGURE 5: APPROVED PRELIMINARY PLAT 6 LOT LAYOUT In keeping with the Subdivision Regulations, two lot lines were moved to accommodate the changes to accommodate the single lot of the Affinity Development on the north half of the property. While this was approved as a six-lot Preliminary Plat, only two lots will be created within the overall development. No further subdivision of the southern remainder tract is proposed resulting in two lots as discussed in the previously approved Minor Amendment. The southern lot was not included with the Phase 1 final plat but is intended to be platted as a single lot subject to the conditions set forth in Resolution 6119. Figure 8 depicts the recorded Phase 1 Plat and the subject remainder tract. Timberwolf Ridge (PUD) Minor Amendment Request March 6, 2026 Page 7 of 7 FIGURE 8: PLAT OF TIMBERWOLF RIDGE PHASE 1 WITH THE PHASE 2 LOT HIGHLIGHTED SUMMARY The request does not change the approved number of units, unit types, nor traffic generated. The modification of the building footprint requires minimal changes to the layout. This is in keeping with the visual variation along the development frontage and increases the opportunity for open space throughout the property in conformance with the approved PUD application. The lots being changed are in compliance with the Kalispell Subdivision regulations as administrative, as no lots are being added and fewer than five lines are being modified.