Major Helena Flats subdivision proposed
The Daily Inter Lake
For the third time in just over two years, a major subdivision is being proposed on property located along Helena Flats Road, just east of the intersection with Birch Grove Road.
The Flathead County Planning Board will hold a public hearing tonight on the preliminary plat for Pressentine Ranch, an 82-lot single-family subdivision on 165 acres. Most of the lots would be under an acre; however, there would be four large lots on 100 acres, plus 12 acres of parkland and a 150-foot buffer strip around the entire perimeter of the site.
In an unusual move intended to address neighborhood concerns, developer John Schwarz has proposed prohibiting any resubdivision of the lots for at least 100 years. He also would require Level II septic systems, which treat effluent to a higher standard, and has agreed to drill two monitoring wells to ensure that the project has no impact on water quality.
His efforts to work with the neighbors have met with some success. The grass-roots Helena Flats Land Use Coalition, which has staunchly opposed any previous proposals that had less than a five-acre average density, issued a brief statement saying it agrees with the basic concept of Pressentine Ranch, although it still has a problem with the proposed density.
Several individual members of the coalition, though, submitted letters opposing the project. They cited traffic safety, high-water levels and density as major issues. The area is in flood zone B, meaning it's likely to be affected by anything greater than a 100-year flood. There are also two intermittent sloughs on the property, and it's directly on top of a shallow aquifer.
Another letter suggested that "high-density, low-income housing should be located close to the city."
Two previous subdivision proposals on this same property - one featuring 219 lots, the other with 54 lots - were denied by the county commissioners, in part because of density concerns and partly because of neighborhood outcry.
Other items on tonight's planning board agenda include:
. A zone change from AG-40 to SAG-5 for property located north of Bigfork between Mud Lake and Echo Lake.
Guy Warren Gross is proposing the change for 129 acres at 172 Black Bear Lane and 715, 785 and 895 Mud Lake Road.
The property is bordered by SAG-5 zoning to the west, with AG-20, AG-40 and AG-80 zoning to the north, south and east. SAG-5 has a five-acre minimum lot size, compared to 20, 40 and 80 acres for the AG zones.
If approved, this change would allow up to 37 home lots to be created through future subdivision, according to the planning office staff report.
. Preliminary plat approval for the amended plat of Harbor Village, Phase 2, which creates 49 lots on 20 acres located off Holt Drive, near the Eagle Bend Golf Course.
All of the lots would be connected to public sewer and water services.
The planning board meets in the second floor conference room of the Earl Bennett Building, beginning at 6 p.m.