Kalispell planning commission backs Vista Ridge Cottages annexation, PUD and preliminary plat for 96 homes

The Kalispell City Planning Commission voted unanimously Feb. 11 to recommend that the City Council annex 4892 2 Mile Drive and to approve the Vista Ridge Cottages planned-unit development (PUD) overlay and the project’s preliminary plat, clearing three key local review steps for the proposed 96-unit neighborhood.

The commission’s actions forward three staff reports—KA 24-10 (annexation), KPUD 24-05 (PUD) and KPP 24-06 (preliminary plat)—and a set of 35 staff conditions to the City Council for final action at its March 3 meeting.

Why it matters: The project would add 53 detached single-family homes and 43 attached townhome units on about 15.8 acres just west of the Landings Apartments near the 2 Mile Drive bypass. Staff said the proposal would develop at about 6.1 units per acre, inside the city’s annexation boundary, and includes multiple requested deviations from the RA-1 zone and subdivision rules that shape lot sizes, setbacks and access.

City planner PJ presented the proposal and told commissioners that “there are both water and sewer available and immediately adjacent to the property” and that the applicant has requested five zoning deviations and one subdivision deviation. Staff summarized the primary deviations as smaller minimum lot sizes (proposed 3,200 square feet for single-family lots and 1,200 square feet for townhouse sublots), reduced lot width (44 feet instead of 50), increased lot coverage (50% allowed vs. 45% standard), and reduced setbacks (10-foot front and side-corner, and zero feet where lots adjoin common areas and parks). The plan also uses alley-loaded access; the alleys would be 30-foot rights-of-way with a 20-foot paved surface and would be privately owned and maintained by a homeowners association while utilities remain city-owned.

Staff noted engineering and design requirements that must be met before infrastructure approval. The project site includes a substantial portion inside the regulatory floodplain (AE zone). PJ described the three-step process required by FEMA for removing filled areas from the floodplain: conditional letter of map revision based on engineered fill, a city floodplain development permit for placement of fill, and then the formal FEMA map revision. PJ said, “Without it being removed from the floodplain, it’s not eligible to be subdivided under subdivision regulations.”

The project’s geotechnical report (Alpine Geotechnical, Sept. 2024) found groundwater at 8.2 to 11.3 feet and recommended additional, updated geotechnical work after floodplain mitigation and final grading; staff required an updated Geotech report prior to engineering approval. A traffic impact study (Able Traffic Services, Nov. 2024 with a Jan. 2025 supplement) was submitted; staff said a downstream analysis for lift stations is required and that the TIS may need updating before infrastructure construction to reflect final phasing and any northern parcel build-out.

Nearby property owners spoke during public comment. Lucas and Lindsey Fisher, who live at 2123 Mile Drive immediately north of the site, raised concerns about existing mounds of imported soil on the property and possible effects of grading and runoff to adjacent parcels. Lindsey Fisher asked for clarification about setbacks, saying, “The setback. What's the setbacks minimum from the development from our property?” PJ and city staff responded that rear setbacks would be 10 feet and that engineered stormwater facilities must match historic off‑flow rates and not increase runoff to neighboring properties; staff emphasized that stormwater and floodplain work are required to demonstrate no adverse downstream impacts.

Commission discussion focused on technical conditions and certainty about the proposed mix of unit types. Commissioners asked whether the county zoning or state law would allow accessory dwelling units; PJ explained that the PUD lets the applicant limit ADUs as part of the overlay and that the applicant’s covenants were expected to limit uses so the 53 detached single-family lots would be delivered as presented. Staff also confirmed that dedication and frontage improvements along 2 Mile Drive to city collector standards (curb, gutter, stormwater facilities, sidewalk, street trees and lighting) would be required as part of final engineering and that utilities would be extended to property lines.

Formal actions and votes: The commission adopted staff report KA 24-10 and recommended annexation and RA-1 zoning with a PUD overlay; it adopted KPUD 24-05 and recommended approval of the Vista Ridge Cottages PUD subject to the listed conditions; and it approved KPP 24-06, the preliminary plat for the 96 residential units. Roll-call votes recorded commissioners voting in favor; each motion carried.

What happens next: The items go to the Kalispell City Council for first reading on March 3. Before final subdivision and building approvals the developer must complete required engineering (including any upgrades identified in downstream lift station analysis), obtain the floodplain approvals from FEMA and the city, submit an updated Geotech report addressing post-fill conditions and foundation support, and satisfy the 35 conditions listed in staff reports.

The planning commission record and staff reports identify the proposals and the technical conditions; the City Council will make final decisions on annexation, zoning and the preliminary plat at its March meeting.