Saddlehorn gets nod from BLAUC

By ALEX STRICKLAND / Bigfork Eagle

The second phase of the Saddlehorn development across the Swan River from downtown Bigfork got the unanimous recommendation of the Bigfork Land Use Advisory Committee at their Thursday meeting.

Developer Doug Averill opened his presentation with the news that an easement from Pacific Power had been obtained so the main entrance to the subdivision would be on Highway 209. The board, visibly relieved at this news, allowed that the entrance issue was the main one they had with the project.

A few residents from the Ranch subdivision were at the meeting to address their concerns with the proposal, but too seemed placated by the news of the new entrance.

"There is no better neighbor than Doug Averill," said Gerald Berendt.

Averill showed the board that most of the subdivision, though sprawling, would be tucked away in the trees and not visible from Bigfork.

Averill also went into detail about the many unique parts of the development, including many strategies for sustainable development and energy conservation, as well as the formation of a community foundation that will direct a percentage of all sales back to Bigfork.

Open space will also factor in, with space and vistas left as parks for the public to enjoy.

"We patterned it after the national parks," he said. "We saved the best parts for everyone."

A water storage tank was built near the top of the subdivision as part of a cost-sharing project with The Ranch subdivision to provide static pressure for the south side of the Swan River.

That water would not be used for intense landscaping, Averill and his project engineer assured the crowd, thanks to an emphasis on native plants in the subdivision.

"We're not looking to sod the world," he said.

Craig Wagner, chairman of the Bigfork Steering Comittee, called the plans to the most complete and comprehensive he'd ever seen.

BLUAC forwarded a recommendation for denial to the Flathead County Planning Board regarding a proposed zone change along Highway 83 in Bigfork with a vote of five against, one abstaining.

Mike Touris and Chuck Sneed were looking to change a residential SAG-5 zone to a light industrial zone adjacent to United Tool Rental.

Touris and his representation, Erica Wirtela of Sands Surveying in Kalispell, argued that because of the existing businesses next door and the busy park at the rear of the 5.4 acre property that it was unsuitable for a residence.

The current commercial businesses next to the property were built before the 1993 Bigfork Neighborhood Plan was put in place and subsequent zones were installed. Those businesses exist as non-conforming uses in the SAG-5 zone.

Wirtela contended that the land's previous owner had an unwritten agreement with county commissioners for a conditional use permit in the past, but that there was no documentation to back that promise.

BLUAC members expressed hesitation over setting a precedent or using "spot zoning" in an isolated instance. The board also questioned Touris as to the nature of construction currently under way on the property. Touris said that the area was unfit for a residence, but told BLUAC that the building under construction has 1,000 square feet of living space and a large garage in back. He said the garage was for storage only and not built for the purpose of housing his plumbing business.

BLUAC chair John Bourquin questioned why a zone change would be needed for the structure Touris described, as a residence is permissible under SAG-5 zoning regulations.

Board member Paul Guerrant pressed for denial saying, "We have to go by what we've got."

The last order of business was a proposed zone change for a property just north of Icebox Canyon owned by Loyal and Marilyn Murer.

The Murers were looking for a change from SAG-5 to and R-1 zone to enhance the marketability of the property. With the current zoning a maximum of four structures could exist on the land, while 14 would be possible with the change.

The Murer's said they had no plans to build additional residences, but that an R-1 designation would make it more attractive to potential buyers.

The board voiced concerns over added traffic and intersections along the notorious stretch of road going through the canyon, especially in winter.

Audience member Edd Blacker said the increased traffic seemed dangerous to him.

"I'd be concerned if any more than three residences were coming onto (Hwy.) 35 because of the natural bottleneck," he said.

BLUAC split the vote 3-3, which means it goes before the planing board with no recommendation from BLUAC.