City Commissioners unanimously approved annexation and zoning during their Aug. 19 meeting for a new single family residential subdivision south of the main Peak location.

The proposal for Peace Harbor subdivision from KIB Homes would create 30 single family lots in the first phase, with a total of 67 single family lots over two phases.

The city planning board voted unanimously to recommend that the City Commission approve annexation, zoning and the preliminary plat during their June 24 meeting.

No one spoke in opposition to the development during the Aug. 19 meeting.

Karl Birky, owner of KIB Homes, said that he’d been building houses in Great Falls for about 20 years.

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Jason Crawford, the project engineer from Triple Tree Engineering, said that the property is in a natural drainage area and the city had previously done studies in the area and it had been identified for a regional stormwater facility before the Peace Harbor project began.

Crawford said that the regional stormwater facility was part of their project plan.

Brock Cherry, city planning director, said that he’d been working with Birky on the project since his first day on the job in August 2023.

Cherry said they’d spent considerable time on stormwater.

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Sherrie Arey, NeighborWorks Great Falls director spoke in favor of the project, having worked with KIB Homes previously and because old housing stock will be lost to obsolescence without new homes coming into the pipeline.

Jake Clark of the Great Falls Development Alliance also spoke in favor of the project as needed workforce housing.

The developer is requesting a planned unit development zoning designation to allow for smaller than standard lot sizes and setbacks.

Under the proposed PUD, the minimum lot size would be 5,000 square feet rather than the standard 7,500 square feet, increasing the number of available homes, but maintaining functionality and livability, according to a narrative submitted to the city by Triple Tree Engineering for the developer.

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KIB Homes is proposing cottage and cul-de-sac lots with 15-foot minimum front yard setbacks, rather than the standard 20-feet, to “promote a more engaging and walkable streetscape while allowing for better use of lot depth and layout variety,” according to Triple Tree.

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The minimum lot width for cul-de-sac lots is proposed to be 50-feet, rather than 60, to accommodate “the unique geometry of cul-de-sacs, allowing for efficient design while maintaining curb appeal and adequate space for home fronts,” according to the application.

“A site-sensitive design layout works with the existing terrain, incorporating roads that follow the land’s natural contours. This not only enhances the neighborhood’s aesthetic appeal but also supports effective stormwater management and reduces the need for extensive grading or disruption of the native landscape,” according to Triple Tree’s narrative.

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The variety of lot sizes and configurations for the proposed subdivision will range from smaller, more affordable lots, to larger, more traditional single-family lots, according to the developer.

KIB Homes is proposing to construct infrastructure for Peace Harbor in phases.

The first construction schedule includes constructing water and sewer mains to serve the 30 lots along Harvard Avenue with construction expected in 2026.

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The second schedule includes installing the remaining infrastructure to serve the other 36 lots and the offsite 21st Avenue connection to 8th Street South within the next four years, according to the developer.

The development will be accessed from two points, 20th and 21st Avenues South.

Under the improvement agreement, the developer will construct all necessary public streets and avenues, including the off-site extension of 21st Avenue South to its intersection with 8th Street South.

All new streets will include curb and gutter, with sidewalks and boulevard landscaping.

Mayor Cory Reeves asked if the city required sidewalks in new developments, to which Cherry, city planning director, said that yes, the project would require ADA compliant sidewalks to city standards.

The off-site extension of 21st Avenue South won’t require sidewalks now, but they’ll be required when adjacent properties request annexation into the city, according to city staff.

The developer will install a looped 8-inch public water main, connecting to the existing water system, as well as fire hydrants.

Sanitary sewer service will be extended to all lots.

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The developer is responsible for installing water and sewer systems, but they’ll transfer to the city upon completion for long-term maintenance.

Stormwater management includes the construction of a regional detention facility sized to serve the contributing basin.

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The facility will be located on a parcel dedicated to the city during the final plat phase of the development and once completed, the city will own and maintain the stormwater system.

Neighborhood Council 6 reviewed and voted to support the project in May.