Commission recommends annexation, PUD amendment and preliminary plat for Anderson Ranch (Colton Bear application)

The Kalispell City Planning Commission on June 10 recommended that the City Council approve annexation, a PUD amendment and a preliminary plat for the Anderson Ranch residential component submitted by Colton Bear (files KA‑25‑03, KPUD‑25‑02, KPP‑25‑02).

The amendment covers roughly 42.5 acres overall and would annex approximately 11.7 acres of the tract that had remained in Flathead County, completing the residential section of a larger PED (PUD) that was partially annexed in 2024 as part of the Gardner/Anderson Ranch development. The proposal would create about 166 single‑family lots (3.9 units per acre), with internal collector streets, two park areas and a centrally located sewer lift station that shared infrastructure with adjacent developments (staff highlighted the shared lift station and stormwater relocation as primary reasons to review the two PED components together).

Staff reported that utilities (water and sewer) are available and that traffic impact studies submitted by Ableton Traffic Services and Kimley‑Horn identify intersection improvements and mitigation phased by development; staff said mitigation measures identified in the TIS would be required as phases come forward. The project includes three zoning deviations in the PUD: reduced minimum lot size (proposal minimum 4,161 square feet versus 6,000 required), limitations on accessory dwelling units as part of the PUD, and a reduced minimum lot width (45 feet versus 50 required). Staff said the lot size and width deviations were intended to support more attainable housing while keeping overall density within growth policy limits. A subdivision deviation was also requested to allow a narrowed 40‑foot street section as an interim measure until adjoining property develops.

Staff told the commission that the site includes floodplain and wetlands and that parkland counting would exclude unusable wetland and steep slope areas; the applicant must provide developed amenities to make up any shortfall in usable recreational acreage. Staff also reviewed geotechnical reports noting potential for seismically induced liquefaction settlement in design‑level earthquakes; the applicant’s addendum proposes single‑story prefabricated homes without natural gas to reduce life‑safety concerns, and staff required an updated geotechnical report and building‑foundation recommendations before engineering approval.

A representative of the applicant said the parties are cooperating with adjoining developers on access, lift station and drainage connections. Staff also notified the commission that Lamar Outdoor Advertising sent a letter objecting to a PUD condition that requires removal of billboards along Highway 93 as part of the larger PED; staff disclosed the legal notice but did not recommend tabling the matter.

On roll call the commission adopted staff reports and recommended annexation with initial R‑3 zoning (with PUD overlay), approved the PUD amendment and approved the preliminary plat for Anderson Ranch, each subject to conditions in the published staff reports. The commissions’ recommendations proceed to City Council for final action; staff said the items are scheduled for the July council meeting.