Two Rivers amendment comes before planning board
Proposal covers an area almost half the size of Kalispell
The largest development-driven growth policy amendment in Flathead County's history comes before the Flathead County Planning Board for a public hearing on Wednesday night.
The Two Rivers amendment would change the land-use designation on 1,836 acres north of Kalispell from predominantly agricultural to a mix of commercial, urban and suburban density residential, industrial and open space.
More than a dozen separate property owners combined to submit the proposal.
The bulk of the land in question is between U.S. 93 and U.S. 2, running north from Reserve Drive almost to Birch Grove Road, parallel to the Bonneville power lines.
The owners all have different ideas about the type of development they would like to see on their land, and about the timing of that development. Some are ready to sell the property right now, and others say they will keep farming it for years before converting it to other purposes.
Other than a neighborhood plan, this amendment is substantially larger than anything that's ever come to the planning board in the past.
Based on information provided in the application and the accompanying maps, the project is estimated to include 475 acres of commercial uses, about 40 acres of industrial, 200 acres of open space mainly along the Whitefish River and in the Bonneville power line easement, 300 acres of high-density residential (eight or more units per acre), 475 acres of urban residential (three to eight units per acre), 150 acres of suburban residential (two units per acre), and 172 acres of rural residential (one unit per acre).
"This proposal is second only to the preparation of an overall growth policy in terms of its ability to influence change in the valley for years to come," Flathead County Planning Director Forrest Sanderson said during an informational presentation to the Kalispell City Council on Oct. 4.
The Two Rivers area could accommodate anywhere from 4,300 to more than 6,700 housing units on the 1,836 acres, based on the minimum and maximum densities allowed by the requested residential designations.
By comparison, Kalispell covers about 4,700 acres, and it had 6,532 total housing units in 2000, according to the 2000 Census.
The planning staff report on the Two Rivers proposal, however, noted that the location of the property - adjacent to and north of Kalispell - makes it an obvious and appropriate place for growth.
"If one were to follow the concentric pattern of growth for Kalispell, the Two Rivers plan falls nicely within this pattern and would complement the city," the report said. "It is far better to locate potential projects of the scale contemplated by this change in a jurisdiction that is planned, has development standards, and is adjacent to the largest city in the county."
Depending on what the individual property owners and subsequent developers decide to do, Kalispell could end up providing sewer service to all or part of the Two Rivers area. Other options for sewer service include the Evergreen sewer district or on-site treatment systems.
Kalispell City Council members Hank Olson and Bob Hafferman said they were happy to see a growth policy amendment being driven by the property owners, rather than by developers or the local government.
"I think we finally got the horse before the cart," Olson said.
As of Monday morning, only five letters had been received about the Two Rivers proposal.
Two suggested that the utility and road infrastructure should be upgraded before the amendment is approved; three asked that it be denied because of concerns about increased traffic, pedestrian safety, possible annexation by Kalispell, the impact on the area's rural character, and other issues.
Public hearings will also be held on Wednesday on three other items prior to the Two Rivers amendment. They are:
. The amended plat of Lots 7 and 10 in Eagle's Crest Ridge, which creates four single-family lots on 21 acres at 34 and 120 Big Rock Drive south of Lakeside.
. The amended plat of Lot 1A of the amended plat of Lot 1 and 2 in Eagle's Crest Vistas, which creates two single-family lots on 12.6 acres at 100 Eagle's Crest Road south of Lakeside.
. The preliminary plat of Suncatcher Estates, a four-lot residential subdivision on 20.5 acres at 773 Middle Road.
The planning board meets in the second floor conference room of the Earl Bennett Building in Kalispell beginning at 6 p.m.
Reporter Bill Spence may be reached at 758-4459 or by e-mail at bspence@dailyinterlake.com