Updated Nov. 7 with additional quotes.

Kalispell City Council on Monday gave the go ahead to the Tronstad Meadows and Whitetail Crossing residential projects, two highly contested subdivisions along Tronstad Road. 

The approval is a long time coming for developers Jon Sonju and Frank Garner, two former Republican lawmakers. An initial proposal was denied by Council in June, but councilors looked more favorably on a tweaked plan for the 110.5 acres of land between U.S. 93 and Whitefish Stage Road on Nov. 4, voting to annex it into the city and approving a planned unit development and preliminary plat.   

The twin subdivisions are expected to include 355 single-family lots ranging from 6,000 to 12,000 square feet, with 140 lots exceeding 10,000 square feet. In response to public complaints, larger lots and landscape buffers will be situated on the outskirts of the property with higher density at the center.  

“That’s what we are trying to do is build single family homes and have a wide range of those to be able to offer to people that live and work in the Flathead,” said Garner. 

The development was approved on a 5-2 vote, with Councilors Jed Fisher and Ryan Hunter in opposition. Councilor Jessica Dahlman was absent from the meeting.   

“We have spent a lot more time on this development than any I have seen in my 21 years on this council,” said Councilor Kari Gabriel.   

Gabriel and the other councilors who voted in favor of the subdivision were moved by the concessions made in the developer agreement, requiring the developers to make improvements at the Tronstad intersection.   

“The problems in this area do not get fixed without development,” said Chad Graham, who voted in favor of the subdivision. He said that the application had changed drastically as a result of public outcry. 

Mark Taylor, an attorney and part of the ownership group of the subdivision, said "the conditions attached to this development are some of the most onerous I’ve ever seen in Montana, and despite that the ownership group has agreed to them all."    

As part of the developer agreement, Sonju and Garner will work with the Montana Department of Transportation to build a northbound right turn lane onto Tronstad and left- and right-hand turn lanes on the highway. The state agency agreed to pay the cost of realigning the northbound and southbound left turn lanes.    

The Department of Transportation typically allows for improvements only with a demonstrated need for upgrades. Eric Mulcahy, a land use planner representing the developers, said that after discussion with state officials, the developers would be able to make infrastructure improvements prior to phase one of development 

If approved by the county, the developer would also be required to upgrade the portion of Tronstad Road fronting the Koenig subdivision with a sidewalk. A traffic signal at the Tronstad Road, U.S. 93 intersection would also have to be built prior to phase two of the projects.  

The developers argued that they are the only option for funding for such improvements, because there is no money coming from the state or city. 

“Contrary to some of the urban legend that is out there, there isn’t some pot of magic government money that we get to dip our hands in to do it,” said Garner. “Those changes that we mentioned will be in the seven-figure range.” 

Fisher’s decision to oppose the subdivisions came from the sheer volume of community opposition. Hundreds of emailed public comments were submitted to City Hall and Councilors took hours of testimony from community members during the subdivisions’ monthslong approval process.   

Neighboring residents repeatedly expressed their opposition to the undertakings, and the opposition showed itself again in over two hours of public comment on Monday night.    

Neighbors complained that the lot density was still too high and would not fit the rural feel of the area. Many also argued that Tronstad Road and the adjacent Whitefish Stage Road did not have the necessary infrastructure to accommodate increased traffic and could lead to fatalities, particularly on icy roads and in deep snow drifts in the upcoming winter.  

A traffic study conducted by Abelin Traffic Services determined Tronstad Road could accommodate the traffic, but that a traffic signal would be recommended prior to development. The prohibited left-hand turn would remain until the traffic signal is installed.  

Hunter opposed the subdivision too, saying the conditions limited housing diversity. Duplexes and short-term rentals are prohibited on the land as part of the developer agreement. Developers also said that no houses would be permitted over two stories.    

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