Kalispell council annexes Reserve at Johnson Ranch, approves zoning, preliminary plat; requires pedestrian beacon

Kalispell City Council on Aug. 4 voted to annex about 91.8 acres known as the Reserve at Johnson Ranch and approved a package of land‑use actions — a growth policy amendment, initial zoning with a PUD overlay, and a preliminary plat — that together clear the way for up to 493 dwelling units and a neighborhood commercial node near Glacier High School.

The package the council approved comprises Resolution No. 62‑68 (growth policy amendment), Resolution No. 62‑69 (annexation), Ordinance No. 1940 (creation of a Reserve at Johnson Ranch PUD and zoning changes), and Resolution No. 62‑70 (conditional approval of the preliminary plat). Council also adopted a separate condition, added during ordinance and plat consideration, requiring a rapid‑flashing pedestrian beacon at the crossing from the proposed northern park area to address safety concerns.

The proposal, submitted by Spartan Holdings and Whispering Trails LLC, would reclassify portions of the site as high‑density residential, urban residential and a roughly 10‑acre neighborhood commercial area. The preliminary plat shows 186 single‑family lots, two multifamily lots (one with 237 units, another up to 70 units) and a single commercial lot, for a possible total of up to 493 dwelling units on roughly 92 acres. Staff said the commercial node is proposed as a 10‑acre B‑1 neighborhood business area with a maximum combined building footprint of about 110,000 square feet and a 40,000‑square‑foot neighborhood grocery as the principal tenant.

Assistant Director of Development Services PJ Sorensen delivered the staff report and described the requested initial zoning of R‑3 (single‑family), RA‑1 (residential apartment) and B‑1 (neighborhood business) with a PUD overlay. Sorensen told council the growth‑policy amendment would “realign” an existing high‑density designation and add a neighborhood commercial node to better match site topography and existing infrastructure, including a recently completed bypass and the West Side interceptor sewer main.

Staff noted the growth policy would allow up to 20–40 units per acre in the high‑density component and up to 12 units per acre in the urban residential component. The applicant’s design yields about 15.9 units per acre in the high‑density area and about 3.8 units per acre across the urban residential component, which staff said is generally consistent with the growth policy’s guidance.

The council packet and staff presentation identified two zoning/subdivision deviations requested in the PUD: 1) a deviation to allow a larger neighborhood grocery (justified, staff said, to serve the neighborhood rather than a smaller convenience store) and 2) deviations from standard subdivision requirements for frontage‑improvement phasing and block length owing to topography and existing adjacent lots. The PUD also conditions approval on “elevated design” standards and substantial landscape buffering around the commercial area.

Public works and a traffic impact study submitted with the application call for frontage improvements to Old Reserve Drive and Stillwater Road to minor‑arterial standards and reserve right‑of‑way for future roundabouts at two adjacent Stillwater Road turns. The traffic study also recommends a restricted turning movement at a proposed approach onto Reserve Drive (right‑in/right‑out or a three‑quarter movement approach subject to Montana Department of Transportation approval) and notes additional TIS updates may be required as area phases develop.

Site‑planning details include a common‑area park and stormwater basin north of Stillwater Road and a planned north‑south pedestrian connection linking the southern development to the neighborhood park. Staff said the submitted geotechnical report showed groundwater below the borings and concluded the site can be developed with standard mitigation. Water and sewer service would be provided by the city; staff reported adequate capacity in the system.

Council discussion focused heavily on pedestrian safety between the northern park and the residential areas, given truck traffic from a nearby gravel operation. Councilors asked whether the shown mid‑block crossing would be relocated to an intersection and whether rectangular rapid‑flashing beacons (RFBs) or similar measures would be required. During ordinance consideration, council voted to amend the approval to include a condition requiring a rapid‑flashing beacon at the crossing; the amendment passed by roll call with Councilor Dowd recorded as the sole no vote.

Developer representatives, including Rory Young of Chicola Engineering and Architecture, were present and identified themselves during public comment. Young said the team was available to answer technical questions and indicated the applicant had worked with staff on addressing the pedestrian‑crossing location.

The council’s votes were recorded by roll call. Resolution 62‑68 (growth‑policy amendment) passed unanimously. Resolution 62‑69 (annexation) passed unanimously. Ordinance 1940 (PUD zoning) passed as amended to include the rapid‑flashing beacon condition. Resolution 62‑70 (preliminary plat) was approved with conditions and the council‑added beacon requirement.

What comes next: zoning and subdivision approvals establish the framework but do not finalize site design. Staff said detailed layout, building placement, parking, landscaping and precise pedestrian connections will be addressed during site review and building‑permit processes; Montana Department of Transportation approvals will be required for some road approaches. The council action included multiple conditions that must be met during subsequent, more detailed reviews before final plat and building permits are issued.

Speakers and roles in this item included PJ Sorensen, Assistant Director of Development Services (City staff); Seth Russell, staff presenter; Rory Young, Chicola Engineering (applicant representative); Mayor Johnson; and multiple councilors who spoke during debate.