Planners deny 2 major subdivisions

Flathead County votes down Meadowbrook Place, Stage Road River Estates Phase III

The Flathead County Planning Board recommended denial of two major subdivisions Wednesday, largely because the proposed density was incompatible with the neighborhoods.

Meadowbrook Place, a 195-lot project on 52 acres along Somers Road just east of the elementary school, was recommended for denial on a 6-3 vote.

The board also was unanimously opposed to Stage Road River Estates Phase III, a 12-lot single-family subdivision on 40 acres at 2660 Columbia Falls Stage Road.

Most lots in the River Estates development were about two acres in size, compared to an average of seven acres in phases I and II, according to testimony Wednesday.

Neighbors worried that a reduction in lot size of this magnitude would set a precedent for subdivisions along Columbia Falls Stage, thereby ruining the open, rural character of the area and harming wildlife and water quality.

They also suggested that the Phase III proposal was inconsistent with what they'd been promised when buying property in the earlier subdivisions.

"This is being sold to a developer who's deviating from the original plan," Jeanna Wisher said.

However, Greg Stevens, representing the applicant, said that the Planning Board regularly has expressed antipathy toward five-acre lots.

"You've indicated that five-acre lots aren't desirable, so we designed something that tried to fit with your stated preference for smaller lots," he said.

In this case, though, the board sided with the neighbors.

"I think they had a reasonable expectation that the [larger] lot size had been firmly established in this area," said Gordon Cross, who was appointed to the board last week. "They aren't saying no to development. They're just saying they want something that conforms to what's already there."

A similar debate took place about Meadowbrook Place.

Given that the Somers area only has about 260 homes, neighbors suggested that a 195-lot project would irrevocably change the community.

"Maybe they should just put in some infrastructure and then we [Somers] can annex into them and change our name," said Bob Beck. "It's just too much. All of our infrastructure will be taxed to the max."

Given the availability of public sewer and water service, several board members suggested that this was an appropriate spot for higher-density development.

However, they also seemed to think this proposal went a little too far. They encouraged the developer to talk with Somers residents and come back with something a little more appropriate.

"Something will work there," said board member Jeff Larsen. "Where are we going to put density if not where we have public sewer and water?"

In other action Wednesday, the board:

-Unanimously recommended approval of Ridgeview Park, a five-lot commercial subdivision on 5.3 acres off Montana 82, near the intersection with Montana 35.

-Tabled the preliminary plat for Crown Jewel Estates, a 27-lot subdivision proposed on 40 acres at 3855 Lower Valley Road.

The applicant wanted more time to address the planning staff report on this project. The board will consider the subdivision at its next regular meeting Feb. 8.

-Elected Jeff Larsen as board chairman for the year. Gene Dziza was elected vice chairman.

-Agreed to require that any subdivision developers who want to provide cash in lieu of parkland must submit a recent property appraisal for calculating the appropriate cash in-lieu fee.