Industrial zone created near landfill
A proposal to change the zoning on nearly 12 acres of land near the county landfill from suburban agriculture to light industrial highway zoning got a favorable nod from the Flathead County commissioners on Monday.
The commissioners unanimously approved a resolution of intent to change the zoning, as requested by Donovan and Debra Bergeson. The Bergesons own and operate Bergeson RV on Montana 40 near Columbia Falls and propose to move the business to the property at 255 Scenic Ridge Road, off U.S. 93, according to Andy Hyde of Carver Engineering, who represented the Bergesons during the public hearing.
Zoning of other nearby property also fronting the highway recently was changed to light industrial highway zoning. A dog kennel was built to the south of the Bergesons’ property.
The city of Kalispell and Citizens for a Better Flathead both objected to the zone change and submitted written testimony that shared similar concerns.
Kalispell officials and the Citizens group said rezoning the property to industrial would take all future development control away from the county, which could lead to more strip commercial and industrial development. They further contended there already is ample commercial development potential along U.S. 93 within the county and alleged the zone change constitutes spot zoning, which “generally considered illegal and is almost always considered ill-advisable,” the city stated and Citizens reiterated in its letter.
“Additionally, using the landfill as justification for industrial zoning is not good long-range planning,” the city’s letter stated. “Landfill development is not indicative of industrial development, as they have limited lifespan and often turn into future recreational uses.”
Hyde pointed out in his testimony that a goal outlined in the county growth policy is having the landfill be free from use conflicts with adjacent properties.
“Changing from SAG-10 (suburban agriculture with a 10-acre minimum lot size) to industrial moves in that direction,” he said, adding that industrial uses are encouraged within a quarter mile of the landfill.
The commissioners discussed each of the assertions made by Kalispell and the Citizens group. Commissioner Gary Krueger noted the Solid Waste District’s plan for the landfill goes out 100 years, and that a 100-foot setback required by the light industrial highway zoning would allow for frontage roads to be built in the future.
Commissioner Pam Holmquist said the county would be involved in any future development along the highway corridor, with the appropriate county department reviewing what is done there.
“I believe highway corridors are perfect for commercial and industrial use,” Holmquist said, adding that it makes better sense than having residential subdivisions along the highway.
Kalispell, whose city limits stop at Church Drive to the south, said there “does not appear to be a coordinated effort to mitigate traffic impacts” to the highway, and Citizens concurred.
The commissioners, however, said they have full faith in the Montana Department of Transportation to address any traffic or access issues.
While there is a fair amount of SAG-10 property around the Bergesons’ property, there is general business zoning across the highway by the landfill, and some industrial land to the south.
The resolution of intent starts a 30-day time-clock to receive written protests before the commissioners render a final decision.
Features editor Lynnette Hintze may be reached at 758-4421 or by email at lhintze@dailyinterlake.com.