Planning commission reviews Reserve at Johnson Ranch concept, asks for refined design and technical updates before public hearing

Planning staff and the applicant presented updated materials for the Reserve at Johnson Ranch during a Kalispell Planning Commission work session and the commission provided direction for further refinement before the proposal advances to a public hearing.

The applicant, Spartan Holdings Whispering Trails, seeks annexation; a growth policy amendment to create a neighborhood business and a high-density residential node at the northwest corner of Old Reserve Drive and Stillwater Road; initial zoning of R-3, RA-1 and B-1; a planned unit development (PUD); and preliminary plat approval. The overall property was described as approximately 92 acres, including an address at 1053 Stillwater Road adjacent to Westview Estates and near Glacier High School. The preliminary plat shown at the work session proposed about 86 single-family lots, two multifamily parcels (one with 237 units and one with 70 units) and one commercial lot; commercial square footage on the plan totaled about 110,000 square feet with a proposed 40,000-square-foot neighborhood grocery.

Staff walked commissioners through the site layout, utilities (city utilities extend to the southeast corner and eastern property edge), phasing and grading concerns. Updated materials included a phasing plan, slope mapping (some areas may exceed a 25% grade and will require mitigation in grading plans), and a traffic impact study (TIS) update that staff said currently omits the area north of Stillwater and will need revision. Public Works indicated it would not support a mid-block pedestrian crossing as shown on the submitted plat; staff suggested alternate connection points to Stillwater Road.

Commissioners’ substantive comments focused on design integration and the growth-policy goals for neighborhood commercial nodes: they asked for more detailed landscape buffering to “de-emphasize” large parking areas, building façade development and renderings to demonstrate residential-scale architecture for the commercial buildings, and clearer phasing that addresses frontage improvements and stormwater detention for early phases. Commissioners also raised concerns about how a well site for an adjoining county subdivision affects park and stormwater development and about potential water-rights implications; staff said those matters would need to be resolved with additional technical analysis.

Staff and commissioners discussed whether the commercial B-1 parcel and the residential plat could be split into separate projects and agreed to continue working with the applicant to refine the plan. Several commissioners said they did not feel another work session was required provided the applicant and staff address landscaping, façade design, the TIS updates, and clarify phasing and stormwater improvements before a public hearing. The commission did not take a formal vote at the work session; staff will work with the applicant to prepare materials for a public hearing packet and possible hearing scheduling at an upcoming meeting date.