Planning board OKs cluster zoning

The Columbia Falls Planning and Zoning Board approved new zoning regulations last week that could allow a developer to cluster homes in order to preserve more open space in a subdivision.

The city nearly adopted similar regulations in 2008 for planned housing developments near River Road east of the city limits, but the housing market crash and the subdivisions were never built.

Seven years later, the housing market is beginning to recover and lots in that area are once again for sale. Cluster development is designed for areas that are zoned suburban-agricultural and allow a developer to cluster homes in one location, while preserving open space in another. It also allows for a “bonus” density of more homes in the cluster than what would normally be allowed.

For example, under regular SAG 5 zoning, a developer could built five homes, on one-acre lots. With cluster zoning, the developer can exceed the density of development in one area up to 1.5 times what would normally be allowed. If the developer puts the remaining tract into a conservation easement or creates affordable housing, the density can be increased further. Under the regulation, at least 50 percent of the development must remain open space.

There are some caveats. A cluster lot has to meet sewer and water regulations and can’t be smaller than 3,000 square feet or 1,500 square feet for multi-family dwellings. Parking requirements are included in the cluster calculations.

While the board passed the measure, member Anna Stene made a motion to amend the regulations so that developers had to have a buffer zone of at least 100 feet from sensitive waterways, like rivers and streams. The initial regulation called for a buffer of 50 feet. The amendment passed by a 4-3 vote, with Stene, Sue Haverfield, Steve Hughes and Steve Duffy voting for the measure. Members Russ Vukonich, Mike Shepard and Lee Schelsinger voted against the 100-foot buffer. 

Stene argued the 100-foot buffer was in line with what other cities, like Whitefish and Kalispell required.

The regulations now go on to the city council for a deciding vote.

In other zoning news:

• The planning board approved allowing taller homes in CR-1, 2, and 3 districts from 30 feet to 35 feet and detached garages from 15 feet to 20 feet. The zone change makes the zoning consistent through the city’s residential zoning districts. The taller heights were already allowed in other residential districts in the city.

• The board cleaned up some of the city’s sign regulations. The new regulations striked some of the language regarding subject matter on the signs, based on a recent Supreme Court ruling, that said cities couldn’t restrict the content of a sign. It also struck the language of how long a political sign could be erected. In the past, it was 30 days prior to an election and a week after. Now they can stay up with no restrictions, election or not, though most politicians locally take their signs down after an election anyway.