Kalispell Planning Commission to revisit residential developments on Tronstad Road

The Kalispell Planning Commission on Tuesday is expected to revisit twin residential developments on open land north of the city proposed by two former lawmakers.  

The commission will consider the 110-acre undertaking during its work session at 6 p.m. on Tuesday, Sep. 10 in City Hall, 201 First Ave. E.  

The Tronstad Meadows and Whitetail Crossing property is located north of Tronstad Road between U.S. 93 North and Whitefish State Road. Jon Sonju and former Kalispell Police Chief Frank Garner, both past state lawmakers, are heading up the project.  

The commission OK’d the developments in April, but Kalispell City Council denied the requested R-3 zoning in June.  

Returning before the commission, the developers have reduced the number of lots to 355, a reduction of 25 from the original proposal, and are proposing R-2, zoning, which is designated for lower density residential development. The revised proposal will see lots ranging from 6,000 to 11,000 square feet. 

When presented to Council earlier in the year, the project received criticism for diminishing the rural feel of the surrounding area and sparked fears that the nearby infrastructure was inadequate to support increased density.  

“Even hundreds of car trips per day at phases of buildout will have a significant negative impact on the safety and accessibility of a narrow unimproved county road and the adjacent intersections,” read an emailed comment from Kalispell resident Ming Munzing.  

At the time, Council also worried that the added traffic the development would bring to U.S. 93 and Whitefish Stage Road would pose a safety risk.  

A traffic impact study conducted by the Helena-based firm Abelin Traffic Services recommended a traffic signal go up at the intersection of U.S. 93 and Tronstad Road, providing left hand turn lanes on the east and west legs.  

According to documents outlining the planned unit development, other neighborhood concerns will be addressed by placing larger lots on the outskirts of the property with smaller lots located closer to the interior. 

The subdivision will have two connections to Tronstad Road with an open space along the western boundary to preserve the tree belt and to provide a walking trail. 

To meet city standards, around 11 acres will be dedicated for parkland, consisting of a dog park, playground and walking trail.  

Developers are proposing four phases of construction, with phase one slated to begin in 2025 with completion expected in the summer of 2026. Phase one will see development of the intersection and the southeast section of lots.  

In documents filed in City Hall, developers acknowledged that the proposed subdivisions would result in increased density in the immediate neighborhood but argued that it fit in with other developments on the city’s outskirts, including Silverbrook Estates and Stillwater Crossing.  

The developers also said they hoped to include “reasonable priced units” in the subdivisions, but going with a more sprawling option would limit efforts to add workforce housing to the area.  

The impact fees associated with the project are estimated at around $2.1 million for 355 units with property taxes of $1.4 million per year, not including special assessments.  

THE COMMISSION will also consider an amended planned unit development on the Northland Subdivision. The property is currently zoned for urban residential development with 28 residential lots of varying sizes on 11 acres aimed to attract households at differing income levels.  

The project would replace a currently approved preliminary plat on the property, according to city documents.  

The property, owned by Bridgeland Development, LLP., sits north of Northland Drive and west of that road’s intersection with Summit Ridge Drive. The project constitutes phase five of development in the Northland subdivision.  

The Planning Commission could hold a public hearing on both application requests during its next meeting, which is scheduled for Oct. 8. From there the projects could go to Council.  

Jack Underhill can be reached at junderhill@dailyinterlake.com and 758-4407.