Zone change could pave way for Columbia Falls subdivision.

By HEIDI DESCH / Hungry Horse News

The Columbia Falls City Council has voted to approve a project that could add about 150 residents to the City and move River Road.

A zone change planned unit development for the project known as River Highlands gained unanimous approval from the council Monday night. Lloyd Claycom, representing Avi Bree Real Estate Holdings, LLC, is requesting the change to the property that lies on both sides of River Road and runs east along U.S. Highway 2.

The approval, however, didn't come without some last-minute changes to the project. After about three hours of discussion, the council asked the developer to make a number of adjustments.

The rezone will change the property from suburban agricultural to one-family residential. Under the PUD, about 3.5 units per acre are planned. Residential lots are a mix of single-family lots, townhouses and condominiums.

Neighbors of the project raised a number of objects to the Council. Many claimed that the project is too dense, would have negative impacts on wildlife and the project does not leave adequate open space or protect the viewshed.

"People in this subdivision will have nice views and our views will be robbed," said Kathleen O'Hair. "This is the destruction of a neighborhood — this is the destruction of my neighborhood."

Developers maintained that project includes many advantages and protections for the viewshed and access to the Flathead River. Part of the plan would move River Road's intersection with Highway 2 about 200 feet to the east. The road would continue on the more eastern route through the property and eventually rejoin the current road's location closer to the Flathead River.

Bruce Lutz, with Sitescape Associates, the planner for the project noted this change as a positive.

"This is not a safe situation (currently) along the road or at the intersection," he said.

Some residents did sight some good points of the project as positives.

"I think this a good thing for the community," said Robert Mack. "This will slowdown traffic on road. The public use areas available on the entire area are definitely agreeable."

Lutz also pointed to the nearly 15 acres of open space created in the project as well as a parkway that would be created along the current River Road. The road itself is planned to be turned into a bikeway. However, 2.74 acres of the open space is made up of the Flathead River. The developer is legally allowed to count water as part of the open space tally.

Lutz suggested that without this project, the area along the river could potentially be sold to private landowners shutting off any access to the river or protection of the view.

The plan proposes townhouses along the center of the new River Road. Condominiums are planned along the entrance of the property and at its southern edge. Also near the highway at the entrance to the development an about 5,000 square foot market is planned. The interior of the property and along the southeast boundary would be made up of mostly single family homes. Some cabin sites are also proposed.

City sewer and water would have to be brought across the Flathead River bridge to the site and it would likely become annexed into the city.

The council chose to approve the zoning request with little changes to the conditions.

Councilman Don Barnhart, however, suggested that the set backs from the river be changed from 100 feet to 125 feet. The council heard from several residents that a larger buffer between the homesites and the river was a needed change.

However, when it came to the PUD, many noted concerns with the project. Some were hesitant to allow the commercial use of the market in the subdivision.

"In this subdivision is it acceptable to have businesses in it?" asked Barnhart. "Seems like we're saying this is going to be it's own community."

Lutz countered that the idea is not something new.

"Each neighborhood has its own identity and that's not a bad thing," he said.

The council pointed out several areas it would like changed on the PUD including restrictions on building heights along the river, larger buffers between the project and adjacent properties, less streets intersecting with the new River Road (seven are proposed) and creating an entrance to the current fishing access east of the River along Highway 2.

Councilman Mike Shepard said he identified with the concerns of area residents.

"God bless them. I realize they like the farm land there, but this is 2008 and we've got to plan what goes there," he said.

The council tabled voting on the PUD for about 30 minutes, so the developer could propose changes to the project based on the suggestions.

In the end, the developer agreed to create an internal access the fishing site and close the highway access with the approval of the Montana Department of Transportation. Eliminating one access point onto River Road will also be considered as long as the change meets emergency services requirements.

Also to increase the greenway buffer on the east and south sides of the project to at least 40 feet of open space.

Lutz estimated that the increased buffer and larger river setback would add about 3/4 of an acre of open space to the project.

The project will still go before the council for preliminary plat approval. The development is planned to be built-out in four phases.

However, City Manager Bill Shaw and City Attorney Eric Kaplan cautioned the council to ask for any major changes in the project during the PUD phase.

Lutz noted that developer would largely stick with its plans in the PUD design.

"A PUD is a contract. That layout is a contract if we change that we have to come back with an amendment," said Lutz.