Planning commission recommends annexation, PUD and preliminary plat for Vista Ridge Cottages at 4892 Mile Drive

Kalispell City Planning Commission on Feb. 11 recommended annexation and approved a planned unit development and preliminary plat for Vista Ridge Cottages, a proposed 96‑unit residential subdivision at 4892 Mile Drive.

The proposal calls for 53 detached single‑family homes and 43 attached townhome units on about 15.8 acres, with proposed City zoning of RA‑1 (residential apartment) and a PUD overlay. Planning staff presented the project and recommended adoption of staff reports KA‑24‑10, KPUD‑24‑05 and KPP‑24‑06 as findings of fact and recommended the items to the City Council, subject to 35 conditions.

The PUD and preliminary plat seek several deviations from standard city zoning and subdivision rules to accommodate smaller lot sizes and alley access. Key requested deviations include reduced minimum lot sizes (single‑family minimum of 3,200 square feet and sublots for townhomes at 1,200 square feet), a reduced minimum lot width (44 feet instead of 50), an increase in maximum lot coverage from 45% to 50%, and reduced setbacks (10‑foot front and side‑corner setbacks and zero setbacks where lots adjoin common areas and parks). The PUD also proposes limits on accessory dwelling units (ADUs) that staff said would not be possible under state law except within a PUD context when proposed by an applicant.

Staff said utilities are available adjacent to the property and that water and sewer capacity is adequate to serve the development, although the developer must submit a downstream analysis for lift station impacts and make upgrades if required. City staff noted the project lies substantially within a regulatory floodplain (AE zone) and described a three‑step floodplain process the developer must complete: (1) a conditional letter of map revision (LOMR) from FEMA based on engineered fill, (2) a city floodplain development permit for placement of that engineered fill, and (3) a final FEMA map revision to remove filled areas from the floodplain. Staff emphasized that the property is not eligible to be subdivided until those approvals and any required work are in place.

A geotechnical report (Alpine Geotechnical, Sept. 2024) showed groundwater encountered at depths of 8.2 to 11.3 feet and did not identify impediments to development, but staff requested an updated geotechnical report after fill is placed to address foundation support and subdivision regulation findings before engineering approval.

The design relies on alley access for many lots: alleys would be 30 feet of right of way with a 20‑foot paved surface and would be privately owned and maintained by a homeowners association; water and sewer within alleys would remain city‑owned. The applicant’s traffic impact study (Able Traffic Services; original submittal Nov. 2024 with a Jan. 2025 supplement) concluded no mitigation was required, though the intersection of the subdivision road and 2 Mile Drive should be designed to account for TIS findings and the TIS must be kept current at time of infrastructure construction.

Staff explained the PUD includes required parkland of 0.03 acres per unit (2.88 acres total) or an equivalent value in recreational amenities. The staff recommendation advised approval of the annexation, PUD and preliminary plat subject to the listed conditions.

Public comment included neighbors who live north of the site raising concerns about grading, existing mounds of fill observed on the property, drainage and setbacks. Planning staff and public‑works staff responded that stormwater design must ensure no increase in off‑site runoff and that retention/ponding and engineered stormwater facilities are standard parts of subdivision review.

The Planning Commission approved the three staff recommendations by roll‑call votes and forwarded the items to the City Council; the plat and PUD will next appear at the City Council meeting for first reading on March 3.

Votes at a glance

- Motion (adopt staff report KA‑24‑10; recommend annexation and RA‑1 with PUD): Approved by roll call. Vote recorded in meeting as ayes from Commissioners listed during the roll call (see actions[] for full record). - Motion (adopt staff report KPUD‑24‑05; recommend PUD approval): Approved by roll call. - Motion (KPP‑24‑06 preliminary plat approval for 96 residential units at 4892 Mile Drive): Approved by roll call.

Ending: The commission closed the public hearing portion and forwarded the annexation, PUD and preliminary‑plat recommendations to the Kalispell City Council for action March 3.