Kalispell planning commission recommends annexation and PUD approval for Birchwood subdivision

The Kalispell Planning Commission on Thursday voted to recommend annexation of roughly 21.32 acres and approval of a planned unit development for Birchwood, a mixed‑income, 95‑unit residential neighborhood proposed by Habitat for Humanity of Flathead Valley.

Donnie McBath, Planner II for the city, summarized staff report K26‑02 and KPUD26‑01, saying the proposal includes detached single‑family homes, cottage homes and townhomes and requests several deviations from city development standards including the absence of an east‑west street connection, the use of private alleys, and reduced minimum lot sizes and widths. McBath said the applications were evaluated under the Montana Land Use Planning Act and the Kalispell land use plan (Planet 2045), and recommended approval subject to the findings and conditions in the staff report.

The staff presentation flagged two technical studies that shaped conditions: a geotechnical investigation (Alpine Geotechnical, 08/19/2025) identifying variable fill depths across the site (generally about 5 to more than 17 feet) and recommending engineered fill, selective removal and recompaction, geotextile measures, and monitoring; and an acoustical analysis (Big Sky Acoustics) that found portions of the western edge would exceed the city's 60‑decibel exterior residential noise standard without mitigation. McBath said staff would require the geotechnical and acoustical recommendations to be incorporated into subsequent engineering and subdivision review.

Mike Brody of WGM Group, representing the applicant, told commissioners the traffic impact study and an independent third‑party review found only a marginal change to intersection delay, explaining "it goes from a level of service b of 14 seconds of wait to a level of service c of 15 seconds of wait," and said more detailed engineering exhibits requested by the commission would be shared with staff.

Public commenters were divided. Mary Beth Moran, executive director of Habitat for Humanity of Flathead Valley, described Birchwood as "a mixed income, homeowner occupied development" and said Habitat serves households up to 80 percent of area median income while using public and private partnerships and philanthropic support to make the project feasible. Kim Morisaki, executive director of the Northwest Montana Community Land Trust, said homes built under the proposed partnership would remain affordable in perpetuity through a land‑trust model that separates land cost from the home sale.

Opponents raised concerns about traffic, construction impacts and soils. James Thompson, a nearby resident, urged the commission not to approve the subdivision "without a northern connection to 4 Mile Drive" and warned of "1,000 more vehicle trips per day on Northland Drive" and heavy haul during multi‑year phasing. Wayne Preece described historical boggy conditions and lack of compaction where fill was placed, calling the geotechnical challenges "a considerable project to undertake." The applicant and staff responded that site‑specific geotechnical and roadway engineering will be required as part of subsequent subdivision and engineering review.

After public comment the commission voted. Commissioner (speaker 9) moved to recommend approval of annexation file KA26‑01 and initial zoning to R‑3; the motion was seconded and approved by roll call. The commission then voted to recommend approval of the PUD overlay and planned unit development (KPUD26‑01). The record shows Commissioner Cody Hunter voted no on the PUD motion while the other named commissioners voted yes; the commission forwarded both items to the Kalispell City Council for final action on Aug. 3.

The planning commission's action is a recommendation to city council; final engineering, subdivision approval, road and utility designs, and any required mitigation measures must be reviewed and approved in subsequent processes before construction can begin.