Commission recommends Anderson Ranch annexation and PUD amendment after geotech and billboard issues flagged

The Kalispell City Planning Commission on June 10 voted to recommend annexation, approval of a PUD amendment and the preliminary plat for Anderson Ranch, a residential component of the larger Gardiner‑Anderson Ranch PUD. The proposal covers approximately 42.5 acres (with roughly 11.7 acres to be newly annexed) and would yield 166 residential lots under R‑3 zoning with a PUD overlay.

Staff framed the amendment as the residential piece of a larger PUD approved in 2024 that includes light industrial and commercial land on the west side. The residential amendment is intended to provide additional land for park and stormwater facilities and to meet density and infrastructure needs tied to the larger development, including a shared sewer lift station and planned road connections to Highway 93.

Geotechnical findings and building foundations were a substantive staff focus. An All West geotechnical report (June 2023) and April 2024 addendum identified the potential for “up to 6 inches of seismically induced liquefaction settlement” during a design‑level earthquake (defined in the report as a 2% chance over 50 years). Staff summarized the addendum as stating the developer’s “current intent is to move forward with the development of the property with single story prefabricated homes without any natural gas connections,” and that the addendum concluded the life‑safety concerns would be “significantly alleviated.” Staff told the commission that an updated geotechnical report addressing foundations and the recommendation required by subdivision regulations must be submitted before engineering approval and building permits.

The commission reviewed three zoning deviations requested by the applicant: reduced minimum lot size (proposed 4,161 square feet versus the R‑3 minimum of 6,000 square feet), accessory dwelling unit (ADU) limitations that would be established in the PUD, and a reduction in minimum lot width from 50 to 45 feet. Staff judged these deviations appropriate given density and design tradeoffs and the developer’s intent to provide more attainable housing and to move density away from flood‑plain/open‑space areas.

On subdivision standards, staff explained a temporary narrowed street section (40‑foot width with a 20‑foot paved travel surface) along a boundary with an adjacent parcel under separate ownership; that configuration was presented as an interim solution until the adjacent parcel develops and the full street can be completed. Parkland requirements would yield at least 4.98 acres of recreation area; the plat shows Park A at 0.38 acres and Park B at 13.35 acres although staff cautioned portions of Park B may not count toward required parkland because of wetlands, slopes or stormwater facilities.

Staff also disclosed a letter received from Lamar Advertising objecting to a PUD condition requiring removal of billboards along Highway 93 prior to certificate of occupancy for the Amazon project or future development north of United Drive. Staff said the objection creates “a little bit of a legal cloud” but did not recommend tabling the matter; the commission was advised it would need to consider the issue again as the proposal advances to City Council.

Public comment included representation by Eric Mulcahy of Sand Surveying on behalf of Colton Bear, who confirmed the applicant intends to complete the remaining short road segment that will connect to Highway 93 and that the annexation was coordinated between property owners and developers to provide shared infrastructure and access.

The commission adopted staff reports and forwarded recommendations for annexation, PUD amendment and preliminary plat approval to City Council by recorded roll calls.

Ending: The recommendations move to City Council for final action; staff will require an updated geotechnical report that specifically addresses subdivision regulation language and foundation adequacy before engineering approval and building permits.