Kalispell Planning Commission backs 149‑unit Northwest View subdivision, drops shared‑driveway requirement

The Kalispell City Planning Commission voted Nov. 12 to recommend the Northwest View preliminary plat and associated conditional use permit to the City Council, forwarding both items with conditions removed. The 42.58‑acre proposal from LBO Properties would create 149 residential lots — 111 single‑family detached units and 38 attached townhome units — on the Stillwater Road corridor.

Staff planner Donnie told the commission the subdivision aligns with the city's urban residential growth policy and R‑3 zoning but that townhomes in R‑3 require a conditional use permit to evaluate compatibility. He said required infrastructure includes a 16‑inch water main extension to complete a loop and provide adequate fire flow. Parkland dedication is required at 0.03 acre per dwelling (4.47 acres for 149 lots); the preliminary plat identifies about 1.95 acres and additional dedication or improvements will be needed later.

During the public hearing Eric Mulcayi of Sand Surveying, representing developer Mark Owens of LBO Properties, said the team supported the staff report but asked the commission to remove staff Condition 29, which would have required 24‑foot shared driveways for townhome lots. Mulcayi said many parent lots are 90 feet wide (40‑foot sublots) and some townhomes have alley access; requiring a shared driveway would force a ‘snout house’ design and complicate grading on sloped lots.

Commissioners and staff questioned whether shared driveways were necessary on larger parent lots and in lots with alley access. PJ (staff) and other planners said shared driveways are commonly encouraged on smaller lots but that here the sublots meet the 6,000‑sq.‑ft. parent‑lot threshold and alley access mitigates concerns. After discussion, the commission voted to strike Condition 29 and then approved the preliminary plat and the CUP as amended. The recommendations will be transmitted to City Council with a December 1 hearing date.

Key technical points from staff and the developer: the subdivision extends existing streets and sidewalk patterns; the traffic impact study shows surrounding roads will operate acceptably once improvements are installed; the project will be served by municipal water and sewer; fire protection requirements include hydrants and verification of fire flow, and fire sprinkler systems will be required where applicable during building permit review. Parkland dedication shortfalls and final sublot layouts remain for later engineering and plat stages.

The commission's action was procedural: it adopted staff findings of fact and recommended the two items to the council. The council will receive the commission’s recommendation and the full staff reports prior to its Dec. 1 meeting.