Residential project on Three Mile Drive gets OK

Kalispell City Council on Tuesday approved a 60-lot residential subdivision on Three Mile Drive.

The subdivision known as Aspen Creek West is planned to include 31 single-family homes and 29 townhomes on about 20 acres.

The developer is seeking a planned unit development, zone change and preliminary plat for the project. The zone change takes the property from R-2 residential to R-3 residential.

The property is vacant but was annexed into the city in 2004 with a PUD overlay that provided for 66 single-family and townhome lots. Although some infrastructure was put in place, the property was not developed.

The development sits between Spring Creek Estates to the east and Aspen Creek to the west. The mix of single-family and townhouse is consistent with the surrounding developments, planning staff notes.

During public comment, Carla Ryan, who resides in the adjacent Aspen Creek subdivision, said the infrastructure in the area can’t handle more development and compounds traffic issues on Three Mile Drive. She asked Council to turn down the new subdivision, but also work to put traffic mitigation measures in place.

“I feel that City Council members are so concerned about improving the quality of life for those migrating to our area that they are willing to sacrifice the quality of life for established residents,” she said. “A need to grow in a responsible way now is needed so the community isn’t irrevocably damaged.”

Several City Council members said while they hear concerns about the impacts of development and recognize traffic issues, housing is still needed.

Councilor Ryan Hunter said the project has a good mix of housing types.

“Generally I’m supportive of this proposal since it’s filling in around existing development,” he said. “I share your concerns about Three Mile Drive. This is not an issue of limiting development and this area makes the most sense for growth, but Three Mile is more about street design.”

“We all feel it around town,” Councilor Chad Graham added. “Growth isn’t happening just here, it’s happening all around town. Traffic is a much larger discussion when it comes to Kalispell.”

Mayor Mark Johnson pointed out that Three Mile Drive is a state highway saying that the city needs to work with the Montana Department of Transportation to mitigate traffic issues.

“As much as these changes impact you negatively, and we understand that we have to go through these growing pains in order to force the changes that are needed,” he said.

The development’s layout is designed around an existing home and places higher-density townhouses toward the center of the property and along Three Mile Drive with more traditional detached single-family lots on the perimeter border existing neighborhoods.

The design also incorporates pedestrian features along the streets and through the park areas, using an existing driveway across Spring Creek to create a pedestrian connection between the northern and southern areas of the development.

The plan includes homeowners’ parks totaling 1.95 acres, in addition to open space.

IN DEALING with changes to its zoning, Council approved a change for determining the fair market value of unimproved land for recreational amenities associated with multi-family developments.

The change allows the fair market value of land to be determined via an appraisal through a state-licensed appraiser or through the sale price of a property. Both have to be within one year of determining the requirement for recreational amenities.

Changes also set forth that funds payable to the city for such amenities can be split 50% going to maintenance and 50% toward the development of neighborhood facilities in the immediate vicinity.

COUNCIL ALSO approved several requests pertaining to the addition of property to the Eagle Valley Ranch development on U.S. 93 North.

The Eagle Valley Ranch PUD was created in 2018 and the request is for a growth policy map amendment, annexation and initial zoning by including additional acreage in the PUD. The developer has acquired the adjacent land containing the former Homefitters building and the neighboring vacant property currently within the county and thus asked for several items related to those properties in the original PUD.

Features Editor Heidi Desch may be reached at 758-4421 or hdesch@dailyinterlake.com.