I1. Res. 6320, Tumbleweed Annexation and ZoningCITY
K A L I S"i'lP E L L
REPORT TO: Jarod Nygren, City Manager
Development Services Department
201 lst Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/plannine
FROM: Donnie McBath, Planner II of Development Services
SUBJECT: Resolution 6320
Tumbleweed Offices I, LLC Annexation and Initial Zoning (KA-26-01)
MEETING DATE: April 6, 2026
BACKGROUND: Tumbleweed Offices I, LLC, through its representative 406 Engineering, Inc., has
submitted an application for annexation and initial zoning of B-2 (General Business) for
approximately 4.2 acres located at 1430, 1436, and 1440 U.S. Highway 2 West, Kalispell, Montana.
The property is legally described as Tracts 13CC, 13CCAA, and 13CB in Section 13, Township 28
North, Range 22 West, P.M.M., Flathead County, Montana, as more particularly described in Exhibit
A.
The Kalispell Planning Commission held a duly noticed public hearing on March 10, 2026, to
consider the request. Staff presented Staff Report KA-26-01 providing a detailed evaluation of the
proposal. Staff recommended that the Planning Commission adopt the staff report as findings of fact
and forward a recommendation of approval to the City Council.
The subject property is located along the U.S. Highway 2 West corridor in Kalispell, west of the U.S.
Highway 93 Alternate intersection, within an established commercial and light industrial area that
serves as a primary western gateway into the City.
One public comment was received from the applicant's representative. No additional public comment
was received. The public hearing was closed. A motion was made to adopt Staff Report KA-26-01 as
findings of fact and recommend approval of the annexation and initial zoning to the Kalispell City
Council. The motion was approved on a unanimous vote.
RECOMMENDATION:
ANNEXATION AND INITIAL ZONING: It is recommended that the Kalispell City Council
approve Resolution 6320, a Resolution to provide for the alteration of the boundaries of the City of
Kalispell by including therein certain real property described in Exhibit A, and amending Section
27.02.010, Official Zoning Map, of the City of Kalispell Zoning Ordinance No. 1677 by zoning the
property as City B-2 (General Business) in accordance with the Kalispell Growth Policy Plan -It 2035,
and providing for an effective date.
FISCAL EFFECTS: Positive impacts if approved.
ALTERNATIVES: Deny the request.
ATTACHMENTS: Resolution 6320
March 10, 2026 Planning Commission Draft Minutes
Staff Report (KA-26-01)
Application Materials & Maps
Aimee Brunckhorst, Kalispell City Clerk
EXHIBIT A
The property is legally described as follows:
1430 U.S. Highway 2 West
A TRACT OF LAND IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTHERLY BOUNDARY OF U.S. HIGHWAY NO. 2,
WHICH POINT IS 72 FEET SOUTH OF AND 689.5 FEET EAST OF THE NORTHWEST
CORNER OF SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE
NORTH 89°50' EAST, ALONG THE SOUTHERLY BOUNDARY OF SAID U.S. HIGHWAY NO.
2, A DISTANCE OF 100 FEET; THENCE SOUTH O1°57'45" WEST, PARALLEL WITH THE
WESTERLY BOUNDARY OF SAID NORTHEAST QUARTER OF THE NORTHWEST
QUARTER, A DISTANCE OF 722.46 FEET TO A POINT ON THE NORTHERLY BOUNDARY
OF THE GREAT NORTHERN RAILROAD RIGHT OF WAY; THENCE SOUTH 76°27'25"
WEST, ALONG THE SAID NORTHERLY RIGHT OF WAY, A DISTANCE OF 103.66 FEET;
THENCE NORTH O105745" EAST, A DISTANCE OF 746.46 FEET TO THE POINT OF
BEGINNING.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED APRIL
19, 2010 AS INSTRUMENT NO. 2010-000-08967.
1440 U.S. Highway 2 West
CERTIFICATE OF SURVEY NO. 1630A, A TRACT OF LAND SITUATED, LYING AND
BEING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13,
TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE MONTANA DEPARTMENT
OF TRANSPORTATION IN BARGAIN AND SALE DEED RECORDED DUNE 16, 2009 AS
INSTRUMENT NO. 2009-000-17190.
ALSO SHOWN ON RETRACEMENT CERTIFICATE OF SURVEY NO. 19052.
1436 U.S. Highway 2 West
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA, PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH SIDE OF U.S. HIGHWAY NO. 2, A DISTANCE OF
589.50 FEET EAST AND 72.00 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE SOUTH O105745"
WEST, A DISTANCE OF 132.00 FEET TO A POINT; THENCE NORTH 89050'00" EAST, A
DISTANCE OF 100.00 FEET TO A POINT; THENCE NORTH 01 °57'45" EAST, A DISTANCE
OF 132.00 FEET TO A POINT; THENCE SOUTH 89050'00" WEST, A DISTANCE OF 100.00
FEET TO THE PLACE OF BEGINNING.
SHOWN IN DEED EXHIBIT BOOK 466, PAGE 226.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED DULY
30, 2009 AS INSTRUMENT NO. 2009-000-22261 AND RE -RECORDED AUGUST 25, 2009 AS
INSTRUMENT NO. 2009-000-24541.
Return to:
Kalispell City Clerk
PO Box 1997
Kalispell, MT 59903
RESOLUTION NO. 6320
A RESOLUTION TO PROVIDE FOR THE ALTERATION OF THE BOUNDARIES OF
THE CITY OF KALISPELL BY INCLUDING THEREIN AS AN ANNEXATION CERTAIN
REAL PROPERTY DESCRIBED AS TRACTS 13CC,13CCAA, AND 13CB IN SECTION 13,
TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA,
AND AS MORE PARTICULARLY DESCRIBED IN EXHIBIT A, TO BE KNOWN AS
TUMBLEWEED OFFICES ADDITION NO. 485, TO AMEND SECTION 27.02.010,
OFFICIAL ZONING MAP, CITY OF KALISPELL ZONING ORDINANCE (ORDINANCE
NO. 1677), BY ZONING SAID PROPERTY IN ACCORDANCE WITH THE KALISPELL
ZONING ORDINANCE, AND TO DECLARE AN EFFECTIVE DATE.
WHEREAS, Tumbleweed Offices I, LLC and its representative 406 Engineering, Inc., the
applicants for the above -referenced property, has submitted a request that the
property be annexed into the City and zoned B-2, General Business; and
WHEREAS, the property addresses are 1430, 1436, and 1440 U.S. Highway 2 West, Kalispell,
Montana; and
WHEREAS, the Kalispell Planning Department has made a report on the petitioners' Annexation
Request, #KA-26-01, dated March 10, 2026; and
WHEREAS, the Kalispell Planning Commission recommended the territory be zoned City B-2,
General Business, upon annexation into the City of Kalispell; and
WHEREAS, after considering all the evidence submitted on the proposal to zone the property as
described B-2, General Business, the City Council finds such initial zoning to be
consistent with the Kalispell Growth Policy Plan -It 2035 and adopts, based upon the
criterion set forth in Section 76-3-608, M.C.A., and State, Etc. v. Board of County
Commissioners, Etc, 590 P2d 602, the findings of fact of KPD as set forth in Staff
Report No. KA-26-01; and
WHEREAS, pursuant to §7-2-4211(1)(b), MCA, the City shall include the full width of any public
streets or roads, including the rights -of -way, that are adjacent to the property being
annexed; and
WHEREAS, the City of Kalispell desires to annex said property in accordance with Title 7,
Chapter 2, Part 46, Montana Code Annotated.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION 1. That all of the real property described as Tracts 13CC, 13CCAA, and 13CB
in Section 13, Township 28 North, Range 22 West, P.M.M., Flathead
County, Montana, and as more particularly described on Exhibit A, be
annexed to the City of Kalispell and the boundary of the City is altered to so
provide.
SECTION 2. Section 27.02.010, of the Official Zoning Map of the Kalispell Zoning
Ordinance (Ordinance No. 1677) is hereby amended by designating the
property described above as B-2, General Business, on approximately 4.2
acres of land.
SECTION 3. Upon the effective date of this Resolution, the City Clerk is directed to make
and certify under the seal of the City, a copy of the record of these
proceedings as are entered on the minutes of the City Council and file said
documents with the Flathead County Clerk and Recorder.
From and after the date of filing of said documents as prepared by the City
Clerk, or on the effective date hereof, whichever shall occur later, said
annexed territory is part of the City of Kalispell and its citizens and property
shall be subject to all debts, laws and ordinances and regulations in force in
the City of Kalispell and shall be entitled to the same privileges and benefits
as are other parts of the City.
SECTION 4. This Resolution shall be effective immediately upon passage by the City
Council.
PASSED AND APPROVED BY THE CITY COUNCIL AND SIGNED BY THE MAYOR OF
THE CITY OF KALISPELL, THIS 6TH DAY OF APRIL, 2026.
ATTEST:
Aimee Brunckhorst
City Clerk
Ryan Hunter
Mayor
EXHIBIT A
The property is legally described as follows:
1430 U.S. Highway 2 West
A TRACT OF LAND IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTHERLY BOUNDARY OF U.S. HIGHWAY NO. 2,
WHICH POINT IS 72 FEET SOUTH OF AND 689.5 FEET EAST OF THE NORTHWEST
CORNER OF SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE
NORTH 89°50' EAST, ALONG THE SOUTHERLY BOUNDARY OF SAID U.S. HIGHWAY
NO. 2, A DISTANCE OF 100 FEET; THENCE SOUTH 01 °57'45" WEST, PARALLEL WITH
THE WESTERLY BOUNDARY OF SAID NORTHEAST QUARTER OF THE NORTHWEST
QUARTER, A DISTANCE OF 722.46 FEET TO A POINT ON THE NORTHERLY BOUNDARY
OF THE GREAT NORTHERN RAILROAD RIGHT OF WAY; THENCE SOUTH 76°27'25"
WEST, ALONG THE SAID NORTHERLY RIGHT OF WAY, A DISTANCE OF 103.66 FEET;
THENCE NORTH O1057'45" EAST, A DISTANCE OF 746.46 FEET TO THE POINT OF
BEGINNING.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED
APRIL 19, 2010 AS INSTRUMENT NO. 2010-000-08967.
1440 U.S. Highway 2 West
CERTIFICATE OF SURVEY NO. 1630A, A TRACT OF LAND SITUATED, LYING AND
BEING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13,
TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE MONTANA DEPARTMENT
OF TRANSPORTATION IN BARGAIN AND SALE DEED RECORDED DUNE 16, 2009 AS
INSTRUMENT NO. 2009-000-17190.
ALSO SHOWN ON RETRACEMENT CERTIFICATE OF SURVEY NO. 19052.
1436 U.S. Highway 2 West
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA, PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH SIDE OF U.S. HIGHWAY NO. 2, A DISTANCE
OF 589.50 FEET EAST AND 72.00 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE SOUTH O1057'45"
WEST, A DISTANCE OF 132.00 FEET TO A POINT; THENCE NORTH 89050'00" EAST, A
DISTANCE OF 100.00 FEET TO A POINT; THENCE NORTH 01 057'45" EAST, A DISTANCE
OF 132.00 FEET TO A POINT; THENCE SOUTH 89050'00" WEST, A DISTANCE OF 100.00
FEET TO THE PLACE OF BEGINNING.
SHOWN IN DEED EXHIBIT BOOK 466, PAGE 226.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED JULY
30, 2009 AS INSTRUMENT NO.2009-000-22261 AND RE -RECORDED AUGUST 25, 2009 AS
INSTRUMENT NO. 2009-000-24541.
KALISPELL CITY PLANNING COMMISSION
MINUTES OF REGULAR MEETING
March 10, 2026
CALL TO ORDER AND ROLL
The regular meeting of the Kalispell City Planning Board and Zoning
CALL
Commission was called to order at 6:00 p.m. Commission members
present were Chad Graham, Pip Burke, Joshua Borgardt, Doug
Kauffman, Cate Walker, Cody Hunter, and Rory Young. PJ Sorensen,
Donnie McBath, and Kari Barnhart, and Kirstin Robinson represented
the Kalispell Planning Department.
APPROVAL OF MINUTES
Walker moved and Young seconded a motion to approve the minutes
of the February 10, 2026 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.
KA-26-01- TUMBLEWEED
File #KA-26-01 — Tumbleweed Offices I., LLC has submitted a
OFFICES
petition for annexation and initial zoning of B-2 (General Business)
for approximately 4.2 acres of real property located at 1430, 1436,
and 1440 US Highway 2 West, Kalispell, Montana.
STAFF REPORT
Donnie McBath representing the Kalispell Planning Department
reviewed Staff report #KA-26-01.
Staff recommends that the Kalispell City Planning Commission adopt
Staff Report #KA-26-01 as Findings of Fact and forward a
recommendation of approval to the Kalispell City Council for
annexation of approximately 4.2 acres located at 1430, 1436, and 1440
U.S. Highway 2 West, and for establishment of B-2 (General Business)
zoning upon annexation.
BOARD DISCUSSION
None.
PUBLIC HEARING
Larissa Van Riet — Representative for the Applicant — Ms. Riet is
happy to answer any questions from the commission.
MOTION — KA-26-01
Young moved and Kauffman seconded that the Kalispell City Planning
Commission adopt Staff Report #KA-26-01 as Findings of Fact and
forward a recommendation of approval to the Kalispell City Council for
annexation of approximately 4.2 acres located at 1430, 1436, and 1440
U.S. Highway 2 West, and for establishment of B-2 (General Business)
zoning upon annexation.
BOARD DISCUSSION
None.
ROLL CALL — KA-26-01
Motion passed unanimously on a roll call vote.
WESTSIDE PARKING
A request has been submitted to include 4th Avenue West between
MANAGEMENT ZONE
5th Street West and 6th Street West within the Westside Parkin
Kalispell City Planning Commission
Minutes of the meeting of March 10, 2026
Page I 1
Management Zone. The Westside Parking Management Zone was
established by Ordinance 1759 on August 2015. At that time, it was
found that within the vicinity of Flathead High School the demand
for curbside parking far exceeds the curbside space available
resulting in limited availability of curbside parking for residents,
congested streets and compromised roadside safety. Accordingly,
residents, students and teachers have to purchase parking permits in
order to park on the street within the Parking Management Zone.
Ordinance 1759 allows for the amendment of the Parking
Management Zone by increasing or reducing the boundary after
holding a public hearing before the Kalispell City Planning Board.
Requests to be added or removed from the management zone shall
be done at the block face level (both sides) of the avenue or street by
petition from at least 75% of the property owners. In this case, a
petition has been submitted by property owners on the frontage
described above to be included in the Parking Management Zone.
The petition includes a request to be included within the Parking
Management Zone from 8 of the 10 property owners (80%). The
area proposed to be included within the Westside Parking
Management Zone.
STAFF REPORT
Karl Barnhart representing the Kalispell Planning Department
reviewed the Amendment to Westside Parking Management Zone.
Staff recommends that the Kalispell City Planning Commission hold
a public hearing and take public comment on the proposed Westside
Parking Management Zone amendment. If the board feels the request
is appropriate, a recommendation to the council for an amendment to
Ordinances 1759, 1817 and 1898 and exhibits "A" and "B", would be
in order.
BOARD DISCUSSION
None.
PUBLIC HEARING
Alexa Seback — 548 4t1i Ave W — Lives in the proposed district and
supports the amendment.
MOTION — WESTSIDE PARKING
Kauffman moved and Burke seconded that the Kalispell City
MANAGEMENT ZONE
Planning Commission hold a public hearing and take public comment
on the proposed Westside Parking Management Zone amendment. If
the commission feels the request is appropriate, a recommendation to
the council for an amendment to Ordinances 1759, 1817 and 1898 and
exhibits "A" and "B", would be in order.
BOARD DISCUSSION
None.
ROLL CALL — WESTSIDE
Motion passed unanimously on a roll call vote.
PARKING MANAGEMENT ZONE
KSTA-26-01 - SUBDIVISION
File #KSTA-26-01 - The City of Kalispell has proposed subdivision
REGULATION TEXT
regulation text amendments which incorporate recent changes in
AMENDMENTS
state law and align the ordinance with the Montana Land Use
Planning Act. Changes are focused on procedural changes in how
subdivision applications are processed by making subdivision
Kalispell City Planning Commission
Minutes of the meeting of March 10, 2026
Page 12
review a primarily administrative process subject to appeal to the
Planning Commission, City Council, and District Court.
STAFF REPORT
PJ Sorensen representing the Kalispell Planning Department reviewed
Staff report #KSTA-26-01.
Staff recommends that the Kalispell City Planning Commission
adopt the findings in staff report KSTA-26-01 and recommend to the
Kalispell City Council that the proposed amendments be adopted as
provided herein.
BOARD DISCUSSION
Sorensen clarified the plat approval process and confirmed that the
design and construction standards are listed in the regulations to
Young. Sorensen also clarified the notification process for
preliminary plat applications and the appeal process to the
commission.
PUBLIC HEARING
None.
MOTION — KSTA-26-01
Kauffman moved and Young seconded that the Kalispell City
Planning Commission adopt the findings in staff report KSTA-26-01
and recommend to the Kalispell City Council that the proposed
amendments be adopted as provided herein.
BOARD DISCUSSION
Graham stated that the current process for public comment allows for
better communication and that he will not be supporting this
amendment. Borgardt stated that the amended regulations take power
away from City Council which consists of elected officials.
ROLL CALL — KSTA-26-01
Motion passed 6-1 on a roll call vote. Young, Kauffinan, Borgardt,
Walker, Burke and Hunter voted in favor; Graham voted against the
motion.
OLD BUSINESS
Sorensen updated the commission on city council action on items
from the February Planning Commission meeting.
NEW BUSINESS
Sorensen updated the board on the upcoming Tuesday, April 14, 2026
Planning Commission Meeting.
ADJOURNMENT
The meeting adjourned at approximately 6:57 PM.
Chad Graham
President
APPROVED as submitted/amended:
Kirstin Robinson
Recording Secretary
Kalispell City Planning Commission
Minutes of the meeting of March 10, 2026
Page l3
TUMBLEWEED OFFICES I, LLC ANNEXATION
ANNEXATION AND INITIAL ZONING OF B-2 (GENERAL BUSINESS) UPON
ANNEXATION STAFF REPORT #KA-26-01
DEVELOPMENT SERVICES DEPARTMENT
MARCH 10, 2026
This report to the Kalispell City Planning Commission and the Kalispell City Council is
regarding a request from Tumbleweed Offices I, LLC for annexation and initial zoning of B-2
(General Business) for property located at 1430, 1436, and 1440 U.S. Highway 2 West,
containing approximately 4.2 acres. A public hearing has been scheduled before the Planning
Commission for March 10, 2026, 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
Tumbleweed Offices I, LLC, through its representative 406 Engineering, Inc., has submitted an
application for annexation and initial zoning of B-2 (General Business) for approximately 4.2
acres located at 1430, 1436, and 1440 U.S. Highway 2 West, Kalispell, Montana. The subject
property is legally described as Tracts 13CC, 13CCAA, and 13CB in Section 13, Township 28
North, Range 22 West, P.M.M., Flathead County, Montana, as more particularly described in the
submitted legal description.
The subject property consists of three separate tracts under common ownership and is currently
under the jurisdiction of Flathead County. The property is split -zoned County R-1 (Suburban
Residential) on the northern portion and County I-1 (Light Industrial) on the southern portion.
The site is largely undeveloped, apart from an existing cellular communications tower located on
the southern portion of the property.
Public sewer infrastructure is located along the eastern boundary of the property, and a public
water main has recently been installed along the northern side of the U.S. Highway 2 right-of-
way.
The applicant is requesting annexation into the City of Kalispell with initial zoning of B-2
(General Business). Annexation will allow connection to City public water and sewer services
and permit commercial development of the property, which includes a proposed car wash and
drive -through coffee facility as shown conceptually in the application materials. The conceptual
site plan is intended solely to demonstrate development feasibility and does not constitute site
development approval.
The subject property lies within the City of Kalispell's Annexation Policy boundary and is
adjacent to existing City limits. The property is located along U.S. Highway 2 West near its
intersection with Highway 93 Alternate. Surrounding land uses include a mix of County and City
commercial, industrial, and residential zoning districts.
1
The Kalispell Growth Policy designates the northern portion of the property as Commercial and
the southern portion as Industrial on the Future Land Use Map. The requested B-2 zoning would
allow commercial development consistent with the Commercial designation and provides a
compatible transition between commercial and light industrial areas. The property is also located
within the Highway Entrance Corridor and will be subject to the applicable standards of Chapter
27.20.29 of the Kalispell Zoning Ordinance at the time of site development review.
Annexation will allow the extension and use of municipal services and facilitate orderly
development along an established arterial corridor. The request supports the City's objectives of
directing growth to areas served by infrastructure and promoting compatible commercial
development within designated growth areas.
A: Applicant: Tumbleweed Offices I, LLC
406 Engineering, Inc.
35 8th Street East
Kalispell, MT 59901
Larissa Van Riet, Land Use Planner
B: Location: 1430, 1436, and 1440 U.S. Highway 2 West, Kalispell, Montana. The property is
more particularly described as follows:
Legal Description: 1430 HIGHWAY 2
A TRACT OF LAND IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTHERLY BOUNDARY OF U.S. HIGHWAY NO. 2,
WHICH POINT IS 72 FEET SOUTH OF AND 689.5 FEET EAST OF THE
NORTHWEST CORNER OF SAID NORTHEAST QUARTER OF THE NORTHWEST
QUARTER; THENCE NORTH 89°50' EAST, ALONG THE SOUTHERLY BOUNDARY
OF SAID U.S. HIGHWAY NO. 2, A DISTANCE OF 100 FEET; THENCE SOUTH
O1°57'45" WEST, PARALLEL WITH THE WESTERLY BOUNDARY OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER, A DISTANCE OF
722.46 FEET TO A POINT ON THE NORTHERLY BOUNDARY OF THE GREAT
NORTHERN RAILROAD RIGHT OF WAY; THENCE SOUTH 76°27'25" WEST,
ALONG THE SAID NORTHERLY RIGHT OF WAY, A DISTANCE OF 103.66 FEET;
THENCE NORTH O105745" EAST, A DISTANCE OF 746.46 FEET TO THE POINT OF
BEGINNING.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED,
RECORDED APRIL 19, 2010 AS INSTRUMENT NO. 2010-000-08967.
1440 HIGHWAY 2
CERTIFICATE OF SURVEY NO. 1630A, A TRACT OF LAND SITUATED, LYING AND
BEING IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD
COUNTY, MONTANA.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE MONTANA DEPARTMENT
OF TRANSPORTATION IN BARGAIN AND SALE DEED RECORDED JUNE 16, 2009
AS INSTRUMENT NO.2009-000-17190.
ALSO SHOWN ON RETRACEMENT CERTIFICATE OF SURVEY NO. 19052.
1436 HIGHWAY 2
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M.,
FLATHEAD COUNTY, MONTANA, PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH SIDE OF U.S. HIGHWAY NO. 2, A DISTANCE
OF 589.50 FEET EAST AND 72.00 FEET SOUTH OF THE NORTHWEST CORNER OF
SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE SOUTH
O1057'45" WEST, A DISTANCE OF 132.00 FEET TO A POINT; THENCE NORTH
89050'00" EAST, A DISTANCE OF 100.00 FEET TO A POINT; THENCE NORTH
01057'45" EAST, A DISTANCE OF 132.00 FEET TO A POINT; THENCE SOUTH
89050'00" WEST, A DISTANCE OF 100.00 FEET TO THE PLACE OF BEGINNING.
SHOWN IN DEED EXHIBIT BOOK 466, PAGE 226.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED,
RECORDED DULY 30, 2009 AS INSTRUMENT NO. 2009-000-22261 AND RE-
RECORDED AUGUST 25, 2009 AS INSTRUMENT NO. 2009-000-24541.
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C: Existing Land Use and
Zoning: The subject property
consists of approximately 4.2 acres
and is located within Flathead County
jurisdiction. The property is largely
undeveloped, with the exception of an
existing cellular communications
tower located on the southern portion
of the site.
The current County zoning is split
between R-1 (Suburban Residential)
on the northern portion of the property
and I-1 (Light Industrial) on the
southern portion.
D: Proposed Zoning: The
proposed zoning is City B-2 (General
Business).
The B-2 zoning district is intended to
provide for a broad range of
commercial uses serving both
community and regional needs.
Permitted uses include retail, service,
and office establishments typically located along major arterial corridors with access to
transportation infrastructure and public services.
R-]JPub
Re.d"ual
with Pad
The property is located along U.S. Highway 2 West and within the Highway Entrance
Corridor. Development will be subject to the applicable standards of Chapter 27.20.29 of
the Kalispell Zoning Ordinance at the time of site development review.
4
�7rllw.
KALISPELL
Kalispell Growth Policy
KA-26-01 — Tumbleweed offIces I
.' Subjed Parcels
Commerdal
Industrial
Urban Mixed Ilse
_ High Density Residenttidl
lhben Residential
-
Subuibd Residential
Publicjqu iPublic upenspece
Hod—V
IX USe
Urban
Residential
C n,ercial
Subject I"dust ial�
br,c Jr
Parcels _ `
•JGenspace
rban
MixeJ
Publlc _.
��5e
C r Ope (rgpace
F'lill � er15 C'd
FI away
Suburban
Residential
Suburban
Residential
Dam S-
Wnranaeada .I,
N 0 150 300 600
900
latf ad county GIS
i Feet
Oty of Kalispell GLS,
Basernap:
Austin aadkd - r hm.,cy 14 mM
Esn Community Maps, ArcGLS.com
E: Size: The total area of the
subject property is approximately 4.2
acres.
F: Adjacent Zoning:
North:R-1 County Commercial
East: County Light Industrial
South:I-1County High Density
Residential
West:I-1County Commercial
G: Adjacent Land Uses:
North: Highway corridor
development with adjacent residential
and multifamily areas
East: Commercial/industrial
corridor uses
South: Residential/PUD area
and open space corridor in the vicinity
West: Residential
neighborhood development
H: General Land Use Character:
The surrounding area is characterized
by a mix of commercial, light
industrial, and residential development
along the U.S. Highway 2 West corridor. Commercial and light industrial uses are
concentrated along and east of the corridor, while established residential neighborhoods are
located to the west and south of the subject property. Multifamily and higher -density
residential zoning exists in the broader area north of the highway.
The site is situated along a major arterial roadway and functions as part of a gateway
corridor entering the City of Kalispell. The broader area contains a combination of County
and City zoning districts, including General Business, Light Industrial, and various
Residential classifications, reflecting the transitional nature of this portion of the Highway 2
West corridor.
L• Relation to the Growth Policy: The Kalispell Growth Policy Future Land Use Map
designates the northern portion of the subject property as Commercial and the southern
portion as Industrial. The Commercial designation supports retail, service, and office uses
along major arterial corridors and encourages development in areas served by public
infrastructure. The Industrial designation supports employment -generating and service -
oriented uses with adequate access to transportation infrastructure.
s
The subject property consists of three legally described tracts under common ownership that
are currently located within Flathead County jurisdiction. The applicant is proposing
annexation of the three tracts into the City of Kalispell with initial zoning of B-2 (General
Business) applied uniformly across all three parcels. Upon annexation, the property will be
regulated under City zoning as a single, consistent zoning designation. The City of Kalispell
does not apply split zoning to individual parcels; therefore, a unified B-2 zoning district will
apply to each parcel to ensure a cohesive regulatory framework for future development.
The B-2 zoning district provides for a broad range of commercial uses serving community
and regional needs and is appropriate along arterial corridors such as U.S. Highway 2 West.
While the southern portion of the property is designated Industrial on the Future Land Use
Map, application of a consistent B-2 zoning designation across the annexed parcels provides
a compatible transition within the established commercial and light industrial corridor and
supports orderly land use patterns.
The subject property lies within the City's Annexation Policy boundary, where annexation
upon petition by the property owner is anticipated as services become available. The
property is adjacent to existing public water and sewer infrastructure and is located along a
major transportation corridor. Annexation and application of B-2 zoning are consistent with
the Growth Policy's objectives of directing growth to areas served by infrastructure,
supporting gateway corridor development, and promoting orderly expansion of municipal
services.
Future development of the property will be subject to the applicable provisions of the
Kalispell Zoning Ordinance, including the Highway Entrance Corridor standards, which
address site design, buffering, landscaping, and overall corridor aesthetics.
J: Availability of Public Services and Extension of Services: The subject property is
contiguous to existing City limits and is located within the City of Kalispell's Annexation
Policy boundary. Public infrastructure necessary to serve the site is available in the
immediate vicinity.
A public sanitary sewer main is located along the eastern and northern boundary of the
property, and a public water main is installed within the U.S. Highway 2 right-of-way.
Upon annexation, the property will connect to the City of Kalispell municipal water and
sewer systems. Any required service connections, utility extensions, and related
infrastructure improvements shall be designed and constructed by the applicant in
accordance with the City of Kalispell Standards for Design and Construction and will be
reviewed and approved through the site development process.
Upon annexation, fire protection services will be provided by the City of Kalispell Fire
Department. At the time of site development and building permit review, fire hydrant
location and spacing, fire flow requirements, emergency vehicle access, turning radii, and
any required fire protection infrastructure shall be reviewed and approved by the Kalispell
Fire Department. Installation of required fire hydrants and related fire suppression
10
infrastructure shall be the responsibility of the developer and must comply with the adopted
Fire Code and City standards prior to issuance of a certificate of occupancy.
The property obtains access from U.S. Highway 2 West, a principal arterial roadway under
the jurisdiction of the Montana Department of Transportation (MDT). Any modifications to
access or improvements within the highway right-of-way will require MDT review and
approval at the time of site development.
Upon annexation, the property will transition from Flathead County service providers to the
City of Kalispell for municipal services, including water, sewer, police, and fire protection.
Sewer:
City of Kalispell upon annexation
Water:
City of Kalispell upon annexation
Refuse:
City of Kalispell upon annexation
Electricity:
Flathead Electric Cooperative
Gas:
NorthWestern Energy
Telephone:
Lumen
Schools:
School District 95 (Rankin Elementary/Glacier High School)
Fire:
Smith Valley Fire/ City of Kalispell upon annexation
Police:
Flathead County Sheriff/ City of Kalispell upon annexation
L ANNEXATION EVALUATION
A. Compliance with the growth policy:
The Kalispell Growth Policy identifies redevelopment and infill within existing City
limits, as well as annexation of properties located within the designated Annexation
Policy boundary, as primary tools for managing growth. The Growth Policy establishes
the framework for orderly expansion of municipal services, logical boundary
adjustments, and compatible land use patterns within the City's growth area.
The subject property lies within the City's Annexation Policy boundary and is contiguous
to existing City limits. The Annexation Policy Map anticipates annexation of properties
in this area as municipal services become available and development occurs. Annexation
of the subject property represents a logical extension of City boundaries along the U.S.
Highway 2 West corridor.
Chapter 9, Public Infrastructure and Services, includes a goal to extend public water and
sewer systems to areas in close proximity to existing infrastructure. The property is
adjacent to municipal utilities, including a public sanitary sewer main along the eastern
boundary and a public water main within the U.S. Highway 2 right-of-way. Annexation
will allow connection to City utilities and facilitate extension of services consistent with
adopted infrastructure policy.
:
The subject property consists of three legally described tracts under common ownership
that are currently split -zoned under Flathead County jurisdiction, with the northern
portion zoned R-1 (Suburban Residential) and the southern portion zoned I-1 (Light
Industrial). The applicant is proposing annexation of all three parcels with initial B-2
(General Business) zoning applied uniformly upon annexation. The City of Kalispell does
not apply split zoning to individual parcels; therefore, application of a consistent zoning
designation across the annexed parcels supports the Growth Policy's objective of
avoiding fragmented land use patterns and promoting cohesive development within
designated growth areas.
The proposed annexation and application of B-2 (General Business) zoning direct
development to an area served by existing infrastructure, reinforce commercial activity
along an established arterial corridor, and promote the orderly and efficient expansion of
municipal services consistent with the adopted Growth Policy
Land Use: The Kalispell Growth Policy promotes orderly development within the City's
growth area, emphasizing compatible land use patterns and efficient use of existing
infrastructure. The subject property lies within the City's Annexation Policy boundary
and along the U.S. Highway 2 West corridor, an established arterial serving commercial
and light industrial uses.
The Future Land Use Map designates the northern portion of the property as Commercial
and the southern portion as Industrial. The requested City B-2 (General Business) zoning
is consistent with the Commercial designation and supports retail, service, and office uses
appropriate along major transportation corridors. Although the southern portion carries an
Industrial designation, application of a single B-2 zoning district provides a compatible
transition between commercial and light industrial areas and avoids split zoning of the
parcel.
The surrounding area contains a mix of commercial, light industrial, and residential
development typical of a highway gateway corridor. The property's frontage on U.S.
Highway 2 and proximity to Highway 93 Alternate make it suitable for commercial
activity.
Natural Environment: The subject property is located along the U.S. Highway 2 West
corridor and does not contain identified riparian corridors, wetlands, or mapped
floodplain areas. According to FEMA Flood Insurance Rate Map Panel 30029C 1805J,
the property is designated Zone X, indicating it is outside the 100-year floodplain.
The site is largely undeveloped, apart from an existing cellular communications tower
located on the southern portion of the property. No significant natural features have been
identified within the annexation area.
Future development will be required to comply with applicable City, State, and federal
regulations related to stormwater management, erosion control, and environmental
9
protection. Stormwater facilities will be reviewed through the City's site development
process to ensure runoff is properly managed and does not adversely impact adjacent
properties or public infrastructure.
The property is located within the Wildland Urban Interface (WUI), though not within a
designated High or Extreme Priority Area. Development will therefore be subject to
applicable building and fire code requirements addressing wildfire risk.
Annexation and commercial development of the property are not anticipated to impact
environmentally sensitive resources and will be subject to standard environmental and
public works review requirements.
Transportation: The subject property is located along U.S. Highway 2 West, a principal
arterial roadway under the jurisdiction of the Montana Department of Transportation
(MDT). The site has existing access points onto Highway 2. Any modifications to access,
traffic control, or right-of-way improvements will require MDT review and approval at
the time of site development.
The Kalispell Growth Policy and Transportation Plan support directing higher -intensity
commercial uses to arterial corridors designed to accommodate greater traffic volumes.
The location of the property along Highway 2 West, near its intersection with Highway
93 Alternate, makes it appropriate for commercial development from a transportation
planning perspective.
Future development may require a Traffic Impact Study (TIS) depending on projected
trip generation. The City requires a TIS for developments generating more than 300
average daily trips. Any required study will be reviewed during the site development
process to ensure adequate capacity, safe ingress and egress, and compliance with City
and MDT standards.
Internal circulation, parking, and access configuration will be evaluated during site
development review to ensure compliance with applicable City standards. Because access
is provided directly from an arterial roadway, development of the property is not
expected to rely on local residential streets or adversely affect neighborhood traffic
patterns.
Overall, the location of the property along a major arterial corridor is consistent with the
Growth Policy's objective of aligning commercial development with infrastructure
designed to accommodate higher traffic volumes while maintaining safe and efficient
roadway operations.
B. Municipal Services: Public infrastructure is available in the immediate vicinity of the
subject property. A public sanitary sewer main is located along the eastern and northern
boundary of the property, and a public water main is located within the U.S. Highway 2
right-of-way. Upon annexation, the property will connect to the City of Kalispell water
and sewer systems. Any required service connections, utility extensions, or on -site
improvements shall be designed and constructed by the applicant in accordance with the
10
City of Kalispell Standards for Design and Construction and reviewed through the site
development process.
The property is currently located within the Smith Valley Rural Fire District and is served
by the Flathead County Sheriff's Office. Upon annexation, the property will withdraw
from the rural fire district and will be served by the City of Kalispell Fire Department and
the Kalispell Police Department. Emergency medical services will continue to be
provided through the established regional service network.
Given the availability of existing infrastructure and the property's location along an
established arterial corridor, annexation and future commercial development of the site
can be accommodated within existing municipal service capacity without creating undue
burden on public systems.
Fire protection requirements, including hydrant placement, fire flow, emergency vehicle
access, and related infrastructure, shall be reviewed and approved by the Kalispell Fire
Department during site development and building permit review.
C. Distance from current city limits: The subject property is adjacent to existing City
limits and lies within the City of Kalispell's Annexation Policy boundary. The property is
contiguous to areas currently served by municipal infrastructure.
The site is located along U.S. Highway 2 West within an established urban growth
corridor and is directly adjacent to previously annexed properties. Given its proximity to
existing municipal boundaries and available infrastructure, annexation of the property
represents a logical and orderly extension of the City limits.
D. Cost of services: Public infrastructure necessary to serve the subject property, including
water and sewer, is available adjacent to the site. A public sanitary sewer main is located
along the eastern and northern boundary of the property, and a public water main is
located within the U.S. Highway 2 right-of-way. As a result, no significant off -site utility
extensions are anticipated to facilitate annexation.
Any required service connections, on -site utility infrastructure, access improvements,
stormwater facilities, or other site -specific improvements will be designed, constructed,
and funded by the applicant in accordance with City standards and subject to review and
approval through the site development process.
If private utility infrastructure, including a sewer lift station or similar facility, is required
to serve future development, the design, construction, operation, and long-term
maintenance of such facilities shall be the responsibility of the developer and/or future
property owners. The City of Kalispell will have no obligation for installation,
maintenance, or replacement of private infrastructure.
11
Based on the availability of existing infrastructure and the requirement that development -
related improvements be funded by the applicant, annexation is not anticipated to create
undue financial burden on the City or its ratepayers.
II. INITIAL ZONING EVALUATION BASED ON STATUTORY CRITERIA
The requested B-2 (General Business) zoning is consistent with the Commercial designation
on the Kalispell Growth Policy Future Land Use Map and supports development along a
designated arterial corridor. The proposal promotes public health and safety through
conformance with City zoning, building, public works, and Highway Entrance Corridor
standards.
1. Does the requested zone comply with the growth policy?
Yes. The B-2 zoning district is consistent with the Commercial land use designation
applied to the northern portion of the property on the Kalispell Growth Policy Future
Land Use Map and supports commercial development along a major transportation
corridor. The property is located along U.S. Highway 2 West near its intersection with
Highway 93 Alternate, within an established commercial and light industrial corridor and
inside the City's Annexation Policy boundary.
The subject property consists of three legally described tracts under common ownership.
The City of Kalispell does not annex partial parcels; annexation occurs only for entire
legally described tracts. Accordingly, all three parcels are proposed for annexation in
their entirety, consistent with City policy and the Growth Policy's emphasis on logical
boundary adjustments and avoidance of irregular municipal boundaries.
Application of B-2 (General Business) zoning upon annexation directs commercial
growth to an area served by existing public water and sewer infrastructure and reinforces
development patterns anticipated along arterial corridors. The requested zoning supports
orderly expansion of municipal services and promotes cohesive land use patterns within
the designated growth area.
2. Will the requested zone have an effect on motorized and non -motorized transportation
systems?
The property is located along U.S. Highway 2 West, a principal arterial roadway under the
jurisdiction of the Montana Department of Transportation (MDT). Development generating
more than 300 average daily trips may require a Traffic Impact Study in accordance with
City standards.
Any access modifications or improvements within the Highway 2 right-of-way will require
MDT review and approval. Because access is provided directly from an arterial corridor,
development is not anticipated to rely on local residential streets and is consistent with
transportation planning objectives.
12
3. Will the requested zone secure safety from fire, panic, and other dangers?
Yes. Upon annexation, the property will be served by the City of Kalispell Fire Department
and the Kalispell Police Department. Future development will be required to comply with
all applicable building, fire, and life safety codes as adopted by the City.
Site design elements including emergency vehicle access, fire apparatus turning radii, fire
flow availability, hydrant spacing, and fire lane designation will be evaluated during site
and building plan review.
At the time of building permit review, the applicant shall address the installation and/or
relocation of fire hydrants and any associated fire protection infrastructure as required by
the Kalispell Fire Department. Compliance with fire code requirements shall be
demonstrated prior to building permit issuance.
4. Will the requested zone promote the public health, safety and general welfare?
Yes. The B-2 zoning district promotes orderly commercial development in an area served
by existing infrastructure. The property is located outside mapped floodplain areas and
does not contain identified environmentally sensitive resources.
Future development will comply with applicable City design standards, Highway
Entrance Corridor requirements, stormwater regulations, and building codes, thereby
supporting public health, safety, and general welfare.
5. Will the requested zone provide for adequate light and air?
Yes. The B-2 zoning district includes bulk and dimensional standards governing setbacks,
building height, lot coverage, and landscaping. These standards ensure appropriate building
separation and site design consistent with commercial development along arterial corridors.
6. Will the requested zone facilitate the adequate provision of transportation, water, sewerage,
schools, parks, and other public requirements?
Yes. The property is adjacent to public water and sewer infrastructure and is located along
a principal arterial roadway. Utility connections and infrastructure improvements will be
reviewed through the site development process to ensure compliance with City standards.
Because the proposed zoning is commercial in nature, impacts to schools and parkland are
not anticipated.
7. Will the requested zone promote compatible urban growth?
Yes. The property is located within the City's Annexation Policy boundary and along an
established commercial corridor. Annexation and application of B-2 zoning represent a
13
logical extension of municipal services and are compatible with adjacent commercial and
light industrial uses.
8. Does the requested zone give consideration to the character of the district and its particular
suitabili . for particular uses?
Yes. The parcel is well suited for B-2 zoning due to its frontage on U.S. Highway 2 West,
access to infrastructure, and location within a mixed commercial and industrial corridor.
The zoning is compatible with surrounding land uses and avoids split zoning of the
property.
In addition, the subject property consists of three legally described tracts under common
ownership that will be aggregated upon annexation and treated as a single zoning unit.
The property is currently split -zoned under Flathead County jurisdiction, with the northern
portion designated R-1 (Suburban Residential) and the southern portion designated I-1
(Light Industrial). The City of Kalispell does not apply split zoning to a single aggregated
parcel. City zoning practice establishes one consistent zoning designation per parcel to
ensure clarity in regulatory application, infrastructure planning, and site development
review.
Upon annexation and aggregation, the entire 4.2-acre property will be assigned a single B-2
(General Business) zoning designation. Application of a unified zoning district eliminates
the existing split zoning condition and establishes a cohesive regulatory framework
appropriate for the character of the Highway 2 West corridor.
9. Will the proposed zone conserve the value of buildings?
Yes. Future development will be subject to City zoning, site development review, and
Highway Entrance Corridor standards, including landscaping and buffering requirements.
These measures help ensure compatibility with surrounding properties and protect property
values.
10. Will the requested zone encourage the most appropriate use of the land throughout the
municipality?
Yes. Annexation and application of B-2 zoning to property within the Annexation Policy
boundary support orderly municipal growth, avoid fragmented County enclaves, and direct
commercial development to an area served by infrastructure along a designated arterial
corridor.
RECOMMENDATIONS
It is recommended that the Kalispell City Planning Commission adopt Staff Report #KA-
26-01 as Findings of Fact and forward a recommendation of approval to the Kalispell City
14
Council for annexation of approximately 4.2 acres located at 1430, 1436, and 1440 U.S.
Highway 2 West, and for establishment of B-2 (General Business) zoning upon annexation.
15
Page 1 of 2
406 ENGINEERING
35 811 Street East I Kalispell, MT 59901 1406.257.0679 1 www.406engineeringinc.com
January 16, 2026
City of Kalispell Development Services
201 15T Avenue East
Kalispell, MT 59901
RE: Annexation and initial zoning application for Clean & Caffeinated, LLC. 1430, 1436, 1440 US Hwy
2 W, Kalispell MT, legally described as Tracts 13CC, 13CCAA, 13CB in Section 13, T28N, R22W,
PMM, Flathead County.
Dear Development Services:
Tumbleweed Offices I., LLC. owns the above referenced three properties (further referred to as the
property). The property totals approximately 4.2 acres and is currently under the jurisdiction of Flathead
County and is split -zoned R-1 Suburban Residential to the north and 1-1 Light Industrial to the south. The
property is undeveloped apart from an existing cellular communications tower located in the southern
portion of the property. Public water and sewer are found adjacent to the property; a sewer line runs
along the eastern property boundary and a water line has recently been installed on the northern side
of the Highway 2 right-of-way. The property has three existing access points onto Highway 2. There are
no riparian resources, wetlands, or floodplain found on the property. A pre -application meeting was
held on December 17, 2025. Please accept this cover letter and the attached documents as our
submittal for annexation and initial zoning into the City of Kalispell.
The following are attached for your review per application requirements:
• Review fee check in the amount of $735.80 made out to the City of Kalispell
• City of Kalispell Annexation and Initial Zoning Application
• Signed and Notarized Petition to Annex and Notice of Withdrawal from Rural Fire District
• Approved Legal Description per Flathead County Plat Room
• Warranty Deed
• Landowner statement authorizing applicant to proceed
• Narrative Addressing Application Questions
• Conceptual Site Plan
• Kalispell Future Land Use Map Exhibit
• City and County Existing Zoning Exhibit
Please let me know if you require any additional information.
Sincerely,
406 Engineering, Inc.
Page 2 of 2
Larissa Van Riet
Land Use Planner
go Development Services
Department
Li1'Y Ol' p
201 East
Kalispell, MT 59901TALISPELL
Phone (406) 758-7940
PETITION FOR ANNEXATION AND INITIAL ZONING
Email: pfanninp(a)kaliSpell.com Website: www.kalispellmrr
Project Name
Property Address
Tumbleweed Offices I, LLC.
1430, 1436, 1440 US Highway 2 W, Kalispell, MT 59901
NAME OF APPLICANT
Clean & Caffeinated, LLC.
Applicant Address
City, State, Zip
139 Rocky Meadows Loop
Kalispell, MT 59901
If not current owner, please attach a letter from the current owner authorizing the applicant to proceed with the application.
OWNER OF RECORD
Tumbleweed Offices I, LLC.
Owner Address
City, State, Zip
164 Eagles Crest Road
Lakeside, MT 59922
CONSULTANT (ARCHITECT/ENGINEER)
406 Engfrieering, Inc. Attn: Larissa Van Riet
Address
City, State, Zip
35 8th St. E
Kalispell, MT 59901
POINT OF CONTACT FOR REVIEW COMMENTS
406 Engineering, Inc. Attn: Larissa Van Riet
Address City, State, Zip
35 8th St. E Kalispell, MT 59901
List ALL owners (any individual or other entity with an ownership interest in the property):
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).
]KAILISPIE]LIL
APPLICATION PROCESS
(application must be received and accepted by the
Kalispell Planning Department 35 days prior to the
Planning Commission Hearing}
A pre -application meeting with a member of the planning staff is required.
Application Contents:
1. Completed application form & attachments
2. Completed Petition to Annex and Notice to Withdrawl from the
Rural Fire District form (attached), including an Exhibit A, legal
description of the property.
3. 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 Plat Room that
the legal description submitted is accurate and
recordable. They can be reached at (406) 758-5510.
4. Electronic copy of the application materials submitted. Either
copied onto a disk or emailed to planning@kalispelI.com (Please
note the maximum file size to email is 201
5. Application fee based on the schedule in the link below, made
payable to the City of Kalispell:
Development Services
Department
201 15t Avenue East
Kalispell, MT 59901
Phone i406} 758-7940
httos: //www.kal isDel I.com/DocumentCenterIView/447/Planni na-Fees-Schedule-2023-P DF?bid I d=
Fee Calculation Worksheet
Base Fee: $551
Per Acre Fee: $44
# of Acres: 4.2
Total Fee: $735.80
**` Effective October 1, 2025, a 3% processing fee will be applied to all credit card transactions, --'
C1,V car
IK-AIL-ISIPIE]LIL
1. Land In project (acres)
2. Current estimated market value
4.2 acres
$579,373 (MT Cadastral)
Estimated market value of proposed development at 50% build out
Estimated market value of proposed development at 100% build out
3. Is there a Rural Fire Dept RSID or Bond on this property? [—�ES V7 I NO
If yes, remaining balance is: $
4. Present zoning of property County R-1 and 1-1
5. Proposed zoning of property B-2 General Business
6. State the changed or changing conditions that make the annexation necessary:
See attached sheet.
HOW WILL THE PROPOSED ZONING DISTRICT ACCOMPLISH THE INTENT AND PURPOSE OF (attach separate sheet wl answers):
a. Promoting the Growth Policy
b. Lessening congestion in the streets and providing safe access
c. Promoting safety from fire, panic and other dangers
d. Promoting the public interest, health, comfort, convenience, safety and general welfare
e. Preventing the overcrowding of land
f. Avoiding undue concentration of population
g. Facilitating the adequate provision of transportation, water, sewage, schools, parks and other public facilities
h. Giving reasonable consideration to the character of the district
i. Giving consideration to the peculiar suitability of the property for particular uses
j. Protecting and conserving the value of buildings
k. Encouraging the most appropriate use of land by assuring orderly growth
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.
Applicant Signature
Return to:
Aimee Brunelchorst
Kalispell City Cleric
P,O, Box 1997
Kalispell, MT 59903
PETITION TO ANNEX
AND
NOTICE OF WITHDRAWAL FROM RURAL FARE DISTRICT
The undersigned hereinafter .referred to as Petitioner(s) respectfully petition the City Council of
the . City of Kalispell for annexation of the real property described below into the City of
Kalispell.
The Petitioner(s) requesting City of Kalispell annexation of the property described herein and
further described in Exhibit A hereby mutually agree with the City of Kalispell that immediately
upon annexation of the land all City of Kaltsp:l municipal services will e provided � 1 b vide, to the
property described herein on substantially the same.basis and in the same manner as such services
are provided or trade available to other properties within the rest of the municipality.
Petitioner(s) hereby state that there is no need to prepare a Municipal Annexation Service Plan for
this annexation pursuant to Section 7-2-4610, M.C.A. since the parties are in agreement as to the
provision of municipal services to the property requested to be annexed.
The Petitioner(s) further herein express an intent to have the property as herein described
withdrawn from the r 1ti Rural sire District under the provisions of Section
7-3.3-2127, Montana Code Annotated; and that incorporated into this Petition to Annex is the
Notice requirement pursuant to said Section, and that upon proper adoption of an ordinance or
resolution of annexation by the City Council of the ' City of Kalispell, the property shall be
detracted from said district.
In the event the property is not immediately annexed, the Petitioner(s) further agree(s) that this
covenant shall run to, with, and be binding upon the title of the said real property, and shall be
binding; upon oµr heirs, assigns, successors in interest, purchaser,, and any and all subsequent
holders or owners of the above described property.
This City hereby agrees to allow Petitioner(s) to connect and receive the utilities from the City of
Kalispell.
This City hereby agrees to allow Petitioner(s) to connect and receive all available utilities from
the City of Kalispell.
Petitioners ate
Petitioner/Owner Date
NOTE: You must attach an Exhibit A that provides a bona fide legal description of
the property to be annexed.
STATE OF MONTANA )
W
County of Flathead County
n1 1-1"" Jf+jA F 4, F t�o a a 1r�T rnr�.
VLL LLLLp �= uu�' VlGOA , , VeLVre LLle y µnUeriylg'tLyV, GL VL0.1 J' 1 LLVLLV L.VL
the State of Montana, personally appeared}� -�K lam, _ known
to me to be the person whose name is subscribed to the foregoing instrument and acknowledged
to me that he/she executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my Nopg Seal the day and
arm tnis certiticate ttrst above
(tp�,
TAYLAR GOFF
Pyli�
�QSARI,gt�
NOTARY PUBLIC far the
State of Montana
SEAL *
Residing at Somers, Montana
My Commission Expires
F IAA
January 10, 2028
ss
County of Flathead County
Notary Pubyc, State of&
Printed Name
Residing at
My Commission expires:
On this day of , before me, the undersigned, a Notary Public for
the State of Montana, personally appeared known
to me to be the person whose name is subscribed to the foregoing instrument and acknowledged
to me that he/she executed the same.
IN WITNESS WHEREOF, I have hercunto set my hand and affixed my Notary Seal the day and
year in this certificate first above written.
Notary Public, State of Montana
., intcd Name
siding at
viy Commission expires:
N G I N E E R I N G www.406engineeringiNC.com
1430 HIGHWAY 2
A TRACT OF LAND IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT POINT ON THE SOUTHERLY BOUNDARY OF U.S. HIGHWAY NO. 2, WHICH
POINT IS 72 FEET SOUTH OF AND 689.5 FEET EAST OF THE NORTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE NORTH 89150' EAST,
ALONG THE SOUTHERLY BOUNDARY OF SAID U.S. HIGHWAY NO. 2, A DISTANCE OF 100
FEET; THENCE SOUTH 01157'45" WEST, PARALLEL WITH THE WESTERLY BOUNDARY OF
SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER, A DISTANCE OF 722.46 FEET
TO A POINT ON THE NORTHERLY BOUNDARY OF THE GREAT NORTHERN RAILROAD RIGHT
OF WAY, THENCE SOUTH 76027'25" WEST, ALONG THE SAID NORTHERLY RIGHT OF WAY, A
DISTANCE OF 103.66 FEET; THENCE NORTH 01 057'45" EAST, A DISTANCE OF 746.46 FEET
TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED APRIL 19,
2010 AS INSTRUMENT NO. 2010-000-08967.
1440 HIGHWAY 2
CERTIFICATE OF SURVEY NO. 1630A, ATRACT OF LAND SITUATED, LYING AND BEING IN
THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 28
NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE MONTANA DEPARTMENT OF
TRANSPORTATION IN BARGAIN AND SALE DEED RECORDED JUNE 16, 2009 AS
INSTRUMENT NO. 2009-000-17190.
ALSO SHOWN ON RETRACEMENT CERTIFICATE OF SURVEY NO. 19052.
1436 HIGHWAY 2
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT POINT ON THE SOUTH SIDE OF U.S. HIGHWAY NO. 2, A DISTANCE OF
589.50 FEET EAST AND 72.00 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE SOUTH 01057,45" WEST,
A DISTANCE OF 132.00 FEET TO A POINT; THENCE NORTH 89050'00" EAST, A DISTANCE OF
N G I N E E R I N G www.406engineeringiNC.com
100.00 FEET TO A POINT; THENCE NORTH 01157'45" EAST, A DISTANCE OF 132.00 FEET TO
A POINT; THENCE SOUTH 89150'00" WEST, A DISTANCE OF 100.00 FEET TO THE PLACE OF
BEGINNING.
SHOWN IN DEED EXHIBIT BOOK 466, PAGE 226.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA
DEPARTMENT OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED JULY 30,
2009 AS INSTRUMENT NO. 2009-000-22261 AND RE -RECORDED AUGUST 25, 2009 AS
INSTRUMENT NO. 2009-000-24541.
I IIIIIIIIIIIIIIIII�IIIIIII�II�II�II�IIIIIIIIIIII�IIIIIIIIIIIIIIIIIIIII Page: s1Oof 433
Debbie Pierson, Flathead County MT by DT 10/23�2029 12 38 PM
AND WHEN RECORDED MAIL TO:
Tumbleweed Offices I LLC, a Utah limited liability company
1&+ E-,c. t.e_s Cns
2
Filed for Record at Request of: Space Above This Line for Recorder's Use Only
Insured Titles
Order No.: 1206587-FT
Parcel No.: 0908800
WARRANTY DEED
FOR VALUE RECEIVED,
CD rn 1430 US Highway 2, LLC, a Montana limited liability company, as to Parcel 1 and 1440 US
0 Highway 2, LLC, a Montana limited liability company, as to Parcel 2 and 1436 US Highway 2,
U. LLC, a Montana limited liability company, as to Parcel 3
U
Ir hereinafter called Grantor(s), do(es) hereby grant, bargain, sell and convey unto
N
O
N Tumbleweed Offices I LLC, a Utah limited liability company
M
c whose address is: I(04- jg�"tr_3
vHereinafter called the Grantee, the following described premises situated in Flathead County, Montana,
o to -wit:
Q.
u.
.a PARCEL ONE: EASTERN STRIP- 1430 HWY 2
A TRACT OF LAND IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTHERLY BOUNDARY OF U.S. HIGHWAY NO. 2, WHICH
POINT IS 72 FEET SOUTH OF AND 689.5 FEET EAST OF THE NORTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE
NORTH 89050' EAST, ALONG THE SOUTHERLY BOUNDARY OF SAID U.S. HIGHWAY NO. 2, A
DISTANCE OF 100 FEET; THENCE
SOUTH 01057'45" WEST, PARALLEL WITH THE WESTERLY BOUNDARY OF SAID NORTHEAST
QUARTER OF THE NORTHWEST QUARTER, A DISTANCE OF 722.46 FEET TO A POINT ON THE
NORTHERLY BOUNDARY OF THE GREAT NORTHERN RAILROAD RIGHT OF WAY; THENCE
Page 1 of 4
11111111111111111111 IN 11111111111111 Page: 2 of 4 33
Fees: $50.00
10/23/2025 12:38 PM
SOUTH 76027'25" WEST, ALONG THE SAID NORTHERLY RIGHT OF WAY, A DISTANCE OF
103.66 FEET; THENCE
NORTH 01057'45" EAST, A DISTANCE OF 746.46 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA DEPARTMENT
OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED APRIL 19, 2010 AS
INSTRUMENT NO. 2010-000-08967.
PARCEL TWO: WESTERN STRIP - 1440 HWY 2
CERTIFICATE OF SURVEY NO. 1630A, A TRACT OF LAND SITUATED, LYING AND BEING IN
THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 28
NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY, MONTANA.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE MONTANA DEPARTMENT OF
TRANSPORTATION IN BARGAIN AND SALE DEED RECORDED JUNE 16, 2009 AS INSTRUMENT
NO. 2009-000-17190.
ALSO SHOWN ON RETRACEMENT CERTIFICATE OF SURVEY NO. 19052.
PARCEL THREE: SQUARE - 1436 HWY 2
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER
OF SECTION 13, TOWNSHIP 28 NORTH, RANGE 22 WEST, P.M.M., FLATHEAD COUNTY,
MONTANA, PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE SOUTH SIDE OF U.S. HIGHWAY NO. 2, A DISTANCE OF
589.50 FEET EAST AND 72.00 FEET SOUTH OF THE NORTHWEST CORNER OF SAID
NORTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE
SOUTH 01057'45" WEST, A DISTANCE OF 132.00 FEET TO A POINT; THENCE
NORTH 89050'00" EAST, A DISTANCE OF 100.00 FEET TO A POINT; THENCE
NORTH 01057'45" EAST, A DISTANCE OF 132.00 FEET TO A POINT; THENCE
SOUTH 89050'00" WEST, A DISTANCE OF 100.00 FEET TO THE PLACE OF BEGINNING.
SHOWN IN DEED EXHIBIT BOOK 466, PAGE 226.
EXCEPTING THEREFROM THAT PORTION DEEDED TO THE STATE OF MONTANA DEPARTMENT
OF TRANSPORTATION IN BARGAIN AND SALE DEED, RECORDED JULY 30, 2009 AS
INSTRUMENT NO. 2009-000-22261 AND RE -RECORDED AUGUST 25, 2009 AS INSTRUMENT
NO. 2009-000-24541.
SUBJECT TO covenants, conditions, restrictions, provisions, easements and encumbrances apparent or of
record.
TO HAVE AND TO HOLD the said premises, with its appurtenances unto the said Grantees and to
the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said
Grantee, that the Grantor is the owner in fee simple of said premises; that said premises are free from all
encumbrances except current years taxes, levies, and assessments, and except U.S. Patent reservations,
restrictions, easements of record, and easements visible upon the premises, and that Grantor will warrant
and defend the same from all lawful claims whatsoever.
Page 2 of 4
11111111111111111111 IN III III IN IIII Page: 3 of 4 33
Fees: $50.00
10/23/2025 12:38 PM
Dated: October, 2025
1430 US Highway 2, LLC, a Montana limited 1440 US Highway 2, LLC, a Montana limited
liability company liability company
By: 713 Holdings, LLC, it's manager
By: Gam, c ", e
Name: Charles Tei-6 Kelly
Title: Member 7
By:
Name. Jean Kelly
Title: Member
1436 US Highway 2, LLC, a Montana limited
liability company
By: 713 Holdings, LLC, it's manager
By:
Name: Charles Terry Kelly
Title: Member
By:C
Na : Jean Kelly
Tit, . Member
STATE OF Montana
By: 713 Holdings, LLC, it's manager
By: ` cvty—
Name: Charles Ter Kelly
Title: Member
By:
Namd: Jean Kelly
Title: Member
SS.
COUNTY OF Flathead )
This instrument was acknowledged before me on October—ii,2025, by 1430 US Highway 2, LLC By: 713
Holdings, LLC, it's manager By: Charles Terry Kelly and Jean Kelly, Members .
KIMBERLY A. CAVANAUGH
q�Q�ptAR/4,
NOTARY PUBLIC for the
- ?
* *
State of Montana
SEAL
Residing at Lakeside, Montana
N9OFMO
My Commission Expires
May OS, 2029
Notary Public for the State of Montana
Residing at:
My Commission Expires:
Page 3 of 4
11111111111111111111 IN 11111111111111 Page: 4 of 4 33
Fees: $50.00
10/23/2025 12:38 PM
STATE OF Montana )
SS.
COUNTY OF Flathead
This instrument was acknowledged before me on October 1-� ,2025, by 1430 US Highway 2, LLC By: 713
Holdings, LLC, it's manager By: Charles Terry Kelly and Jean Kelly, Members .
KIMBERLY A. CAVANAUGH
RwA rgb4
iA' pSAR/q'Fv�
NOTARY PUBLIC for the
* SEAL *
State of Montana
Residing at Lakeside, Montana
OFMO
My Commission Expires
May 05, 2029
STATE OF Montana )
ss.
COUNTY OF Flathead
Notary Public for the State of Montana
Residing at:
My Commission Expires:
This instrument was acknowledged before me on October L' ,2025, by 1430 US Highway 2, LLC By: 713
Holdings, LLC, it's manager By: Charles Terry Kelly and Jean Kelly, Members .
KIMBERLY A. CAVANAUGH
Notary Public for the State of Montana
0yP�p1ARygygG
NOTARY PUBLIC for the
Residing at:
* SEAL *
State of Montana
My Commission Expires:
N9�OFMO
Residing at Lakeside, Montana
My Commission Expires
May 05, 2029
Page 4 of 4
1/16/2026
Dear Planning Department,
Pat Leiser, owner of Tumbleweed Offices I LLC, gives Levi Ployhar authority to sign on
behalf of Clean & Caffeinated LLC and proceed with the annexation application.
Please let me know if you need anything else.
Pat Leiser
N G I N E E R I N G www.406engineeringINC.com
Tumbleweed Offices I, LLC. Annexation Application
Current zoning: R-1 Suburban Residential and 1-1 Light Industrial
Proposed initial zoning: B-2 General Business
Property location: 1430, 1436, 1440 Highway 2 West, Kalispell
Pre -application meeting: December 17, 2025
*Please note, the proposal consists of three separate properties owned by the same LLC. For the
purpose of this document the three properties will be referred to as 'the property'.
State the changed or changing conditions that make the annexation necessary:
The applicants would like to develop the property with a carwash and drive-thru coffee stand. Based on
the proximity to existing public water and sewer services and the uses proposed, connection to City
water and sewer services will be required. In addition, the current County split zoning of'R-1 Suburban
Residential' (northern portion) and 'I-1 Light Industrial' (southern portion), does not permit the
applicants' proposed uses.
HOW WILL THE PROPOSED ZONING DISTRICT ACCOMPLISH THE INTENT AND PURPOSE OF:
a. Promoting the Growth Policy
The Kalispell Land Use Plan, Plan -It 2045, soon to be adopted by City Council, is the
comprehensive long range planning document applicable to the subject property. The
Future Land Use Map found within the Plan splits the property into two designations. The
northern portion of the property is designated as 'Commercial' and the southern portion
is designated as 'Industrial' (see Exhibit Kalispell Future Land Use Map). The commercial
designation as described by the Plan allows for commercial uses of varying intensities, is
located appropriately along major arterial roads, encourages expansion of existing
commercial areas that can be supported by public services and adequate infrastructure,
and allows for some residential uses. The Industrial designation as indicated by the Plan is
not suitable for residential uses as it allows for industrial uses and should have adequate
access to transportation infrastructure. The Future Land Use Map may split the property
into two designations, however, split zoning is generally discouraged as it can lead to
complications when applied to one property, such as discrepancies between setbacks.
Therefore, rather than split zoning the property B-2 'General Business' and 'I-1 Light
Industrial', the applicants request the entire property to be zoned B-2. The proposed B-2
zoning district would align with the Plan's land use designations and allow the applicants
to support their goals of developing a carwash and coffee drive-thru stand on the
property.
The subject property falls within the City's Annexation Policy boundary. As the 2045 Land
Use Plan states on page 177, "The Annexation Policy Map provides a graphic policy
statement showing a boundary around the City where direct annexation upon request by
a property owner would likely be supported." The Annexation boundary contemplates the
City's logical outward growth and development in the forthcoming 5-10 years where the
extension of City services such as water and sewer infrastructure are possible.
The proposed zoning would support the Land Use Plan's goal of enhancing highway
community entrances. The Plan aims to improve highway entrance design by
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incorporating landscaping, pedestrian connectivity, and increased building setbacks, by
limiting outdoor storage, and by encouraging shared access and connectivity to adjacent
properties. The property is identified as a gateway corridor in Chapter 27.20.29 of the
Zoning Ordinance and therefore, the property will be subject to a 40-foot buffer along the
highway right-of-way and the standards found within that chapter.
The proposed zoning district would promote the Land Use Plan by encouraging business
development within the City. Goals and policies in the Land Use Plan encourage growth
where future expansion to existing services is possible and to locate growth in areas with
compatible uses. The subject property will utilize and extend existing public water and
sewer infrastructure found in the immediate vicinity of the property. The property is
located at the beginning of a commercial corridor that stretches east to west along
Highway 2 and into the downtown core. The area is a mix of commercial, industrial, and
residential uses that make the proposed B-2 zoning compatible with the area.
The Land Use Plan encourages infill development and growth with proximity to existing
infrastructure and development as means of mitigating sprawl and protecting natural
resources. As previously mentioned, the proposed zoning designation would allow for
mixed use development adjacent to existing urban growth which will utilize public water
and sewer, thereby reducing impacts to the natural environment.
b. Lessening congestion in the streets and providing safe access
The proposed B-2 zoning would allow for a variety of uses with different intensities. A
Traffic Impact Study would be required by the City for any development which proposes
over 300 daily vehicle trips. In addition, as the property has access to Highway 2, the
Montana Department of Transportation would determine the method of access onto the
Highway and if improvements to their right-of-way are needed to mitigate impacts from
proposed development. Proposed development would not affect local roads as the
property has direct access onto a major arterial road with immediate connection to
another major arterial road. These arterials have been designed to and are capable of
handling large volumes of traffic and conveying drivers efficiently to and from the
property and into the surrounding road network.
c. Promoting safety from fire, panic and other dangers
The proposal is anticipated to promote safety from fire, panic and other dangers as the
subject property upon annexation approval would be served by the City of Kalispell Fire
Department, the City Police Department, and emergency medical response services.
Currently the property is served by the Smith Valley Rural Fire District and Flathead
County Sheriff's Office. Internal traffic circulation would be designed to accommodate
emergency vehicles, the property has access to a major arterial road, and onsite fire
suppression would consist of fire hydrants. All structures would be designed to applicable
fire code and Building Department standards. The property, according to the Flathead
County Interactive Mapping Application (IMA) is located within the Wildland Urban
Interface (WUI); however, the property is not designated as within a High or Extreme
Priority Area. Based on FEMA FIRM Panel 30029C1805J, the property is designated as
Zone X and does not contain 100-year floodplain.
2
N G I N E E R I N G www.406engineeringINC.com
d. Promoting the public interest, health, comfort, convenience, safety and general
welfare.
The proposed zoning would promote general welfare as the zoning would be placed in an
area with existing mixed uses and mixed zoning, the proposal would extend and connect
to public water and sewer facilities, and be served by a major arterial road. All proposed
development would be designed to applicable City and State regulations which have been
designed and implemented to protect the health and safety of the general public. The
property would be served by City fire, police, and medical emergency services.
Landscaping and buffers will enhance the aesthetic quality of the development and help
mitigate impacts to neighboring residential uses.
e. Preventing the overcrowding of land.
The proposed zoning would not result in the overcrowding of land as all development
would be subject to bulk and dimensional requirements of B-2 zoning, the Entrance
Corridor Standards, Building and Public Works standards. Bulk and dimensional
requirements within B-2 zoning have been created to ensure for the provision of
adequate light and air and general health and safety of the public.
f. Avoiding undue concentration of population.
The proposed B-2 zoning would not result in an undue concentration of population. As
previously stated, B-2 bulk and zoning requirements would ensure for the provision of
adequate light and air. The property would be supported by public infrastructure that
would be reviewed by City and State agencies to ensure that impacts from the proposal to
the existing facilities would be adequately mitigated.
g. Facilitating the adequate provision of transportation, water, sewage, schools, parks and
other public facilities
The proposed zoning would facilitate the adequate provision of transportation, water,
sewerage, schools, parks and other public facilities. The property has access to a major
arterial road, Highway 2, with immediate access to another major arterial route, Highway
93 Alternate. Non -motorized transportation in the vicinity includes the Rails to Trails path
adjacent to the south of the property. Pursuant to Highway Entrance Corridor standards,
the developers will be required to install a sidewalk along the Highway 2 right-of-way to
increase pedestrian connectivity in the area. Proposed structures would be served by
extensions of public water and sewer, the property is currently served by the Smith Valley
Rural Fire District and Flathead County Sheriff's Department, and upon annexation would
be served by City Fire and Police. Although the applicants are not proposing a residential
use, B-2 zoning does permit higher density residential uses. The property is located within
the Peterson Elementary School District and Flathead High School District. Parkland would
be considered at the time of subdivision if a residential subdivision was proposed, non-
residential subdivisions are exempt from parkland dedication requirements.
h. Giving reasonable consideration to the character of the district.
The proposed B-2 zoning designation gives consideration to the character of the district as
mixed uses of residential, commercial, and light industrial currently exist in the area.
Although the Land Use Plan identifies the property as appropriate for both Commercial
and Industrial use, given the adjacent single-family residential land uses to the west and
north, Business zoning rather than Industrial zoning would appear to be more compatible.
3
N G I N E E R I N G www.406engineeringINC.com
i. Giving consideration to the peculiar suitability of the property for particular uses.
The proposed zoning gives consideration to the peculiar suitability of the property for
particular uses as the 2045 Land Use Plan contemplates the area as appropriate for
commercial and industrial development. The subject property is well situated within the
transportation network as it is adjacent to a major arterial road, Highway 2, with
immediate access to another major arterial route, Highway 93 Alternate. Adjacent to the
east are existing commercial and industrial uses such as a lot selling sheds, a recycling
plant, and a beverage distributor. The property lacks sensitive natural resources such as
wetlands or streams.
j. Protecting and conserving the value of buildings.
The proposed zoning would protect and conserve the value of buildings as all
development would be constructed to B-2 bulk and dimensional requirements and
subject to zoning compliance review and site development review by the City's Planning,
Building, and Public Works Department. In addition, any proposed development would be
designed to criteria found in Chapter 27.20.29 of the Zoning Ordinance 'Entrance Corridor
Standards'. The Entrance Corridor standards have been created to, "[... ] protect the
health, safety, and welfare of the traveling public by preventing or reducing traffic
congestion and distracting visual clutter associated with developments along major
thoroughfares into and out of the city" (page 66 of Zoning Ordinance). Buildings in the
immediate vicinity are a mix of single-family residential homes, a cellular communications
tower, and large commercial warehouse facilities. Proposed B-2 development would fit
the character of the buildings in the area.
k. Encouraging the most appropriate use of land by assuring orderly growth.
Placing higher intensity uses as would be allowed with B-2 zoning in locations with
existing public water and sewer facilities, facilitated by a well-connected road
transportation network, in proximity to other compatible uses and services ensures for
orderly growth, minimizes sprawl, and protects the natural environment.
In addition, the Future Land Use Map has slated this area as appropriate for Commercial
and Industrial uses. Existing zoning adjacent and in the immediate vicinity of the property
is a mix of County and City. The County zoning consists of: 1-1 Light Industrial, 1-2 Heavy
Industrial, R-1 Suburban Residential, and B-2 General Business. The nearby City zoning
consists of: B-2 General Business, 1-1 Light Industrial, R-4 Residential, and RA-1 Residential
Apartment. The proposal would locate economic development in an appropriate area
slated for that growth.
References:
City of Kalispell GIS Hub — Public Infrastructure Viewer — Development Services Interactive Map.
City of Kalispell Land Use Plan Plan -It 2045. City of Kalispell, Montana 2025. Draft Version.
City of Kalispell Land Use Plan Plan -It 2035. Adopted July 3, 2017 (Resolution #5821A)
City of Kalispell Zoning Ordinance. Adopted July 19, 2010 (Ordinance No. 1677) — Amended
October, 20, 2025
0
N G I N E E R I N G www.406engineeringiNC.com
City of Kalispell Subdivision Regulations. Title 28. Adopted December 19,2011. Ordinance No.
1707
Flathead County Interactive Mapping Application.
N
�ILJp N G I N E E R I N G
CITY AND COUNTY ZONING EXHIBIT
PRO#:25-112
CIVIL ENGINEERING
TUMBLEWEED ANNEXATION
TAB: WELL LOC
LAND USE CONSULTING
TRACTS 13CC, 13CCAA, 13CB
DRAFTER:BC
1201 S. 6th St. W. 35 8th St. E.
Missoula, MT59801 Kalispell, MT59901
S13
C \=
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406) 317-1131 406) 257-0679
T28N R22W
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DATE: 12/3/25
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FLATHEAD COUNTY
SHEET 1 OF 1
PLOT DATE: 12/3/20252:01 PM DWG LOCAMON: 0:\USERS\5EN0AMPBELL\406\406 ENGINEERING- DOCU MENTS406WORK\1 PROJEC SS2025PROJEC SS25-112TUMBLEWEEDOFFIOESI,LLCgSDRAF ING\6.1 DRAWINGSDEQ-25-112.DWG
N
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KALISPELL FUTURE LAND USE MAP
PRO#:25-112
CIVIL ENGINEERING
TUMBLEWEED ANNEXATION
TAB: WELL LOC
LAND USE CONSULTING
TRACTS 13CC, 13CCAA, 13CB
DRAFTER:BC
1201 S. 6th St. W. 35 8th St. E.
Missoula, MT59801 Kalispell, MT59901
S13
C \=
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406) 317-1131 406) 257-0679
T28N R22W
>
DATE: 12/3/25
E E�
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FLATHEAD COUNTY
SHEET 1 OF 1
PLOT DATE: 12/3/20252:02 PM DWG LOCAMON: 0:\USERS\5EN0AMPBELL\406\406 ENGINEERING- DOCU MENTS406WORK\1 PROJECSS2025PROJECSS25-112TUMBLEWEEDOFFIOESI,LLCgSDRAFING\6.1 DRAWINGSDEQ-25-112.DWG