Four subdivision proposals involve a total of 312 lots

As if any more evidence were needed to demonstrate the valley's frantic growth rate, consider tonight's Flathead County Planning Board agenda.

In this, its third meeting of the month, the board will hold public hearings on four major subdivisions.

Together, the projects would create 312 lots - almost as many as received preliminary approval in Kalispell during all of last year, and more than were created in Whitefish and Columbia Falls combined.

The largest proposal, Buffalo Mountain, would create 150 single-family lots on 491 acres located off Smith Lake Road west of Kalispell.

The subdivision application indicates that the property was originally part of the ranch that Charles Conrad used to preserve and raise American bison - animals that reportedly became the nucleus of the National Bison Range herd near Moiese.

Lots in Buffalo Mountain would range from 0.46 to 0.78 acres.

The bulk of the property, 382 acres, would be left as open space. The planning staff report indicates that this acreage "would be placed either in a conservation easement or under a permanent deed restriction."

However, the planning board has previously been unwilling to set aside open space in perpetuity - even when it's used to justify a 50 percent density bonus, as in this case.

The developer is proposing a community water and sewer system for the subdivision. Another condition of approval proposed by the planning staff would require that Smith Lake Road be brought up to county standards between Whalebone Drive and Phanco Lane, and that the Smith Lake/Whalebone Drive intersection be rebuilt to make it safer.

At full build-out, Buffalo Mountain would generate an estimated 1,500 vehicle trips per day.

Several neighboring landowners submitted letters on this proposal. Most cited concerns about water availability.

The application indicates that Buffalo Mountain's water system would access a fractured bedrock aquifer, and that a 220,000-gallon reservoir would be built to meet the necessary water flows.

However, residents in the Lake Shore Hills and Lake Shore Heights subdivisions, which are located just across the hill from this project, say that aquifer doesn't hold enough water to serve so many additional homes.

They recently went through a lengthy dispute with another nearby subdivision over this specific issue, and said they don't want to go through the same fight all over again.

Other items on tonight's agenda include:

-Fox Ridge, a 28-lot single-family subdivision on 32 acres located off Whalebone Drive east of Dern Road.

This project is located in the same general area as Buffalo Mountain, and neighbors have raised many of the same concerns - particularly because this subdivision would have individual water wells and septic systems.

The county's Environmental Health Department is recommending that a public water system be designed, which would drastically reduce the number of wells needed to serve the project.

-Spur Wing, a 75-lot subdivision on 35 acres located near Lakeside off Blacktail Road and Bower Road.

The project includes 65 single-family lots and 10 duplex townhouse lots. It would be connected to the Lakeside water and sewer system.

To improve traffic flows in the area, the developer is offering to extend Adams Street from Brass Road through the subdivision to Bower Road. He also would pave Grayling Road, if local homeowners and/or the county brings the road base up to standards.

-Whisper Ridge, a 59-lot subdivision on 14 acres in Bigfork near the intersection of Montana 35 and Sunset Drive.

The project, which features 23 single-family lots and 36 duplex townhouse lots, would be connected to Bigfork's water and sewer system. It asks for variances to the county's subdivision regulations to allow for a narrower road right of way and smaller lot setbacks.

"We suspect the real reason for the requested variances … is due to the fact that they want to crowd too many units into this area," noted one letter from a neighboring subdivision.

The Bigfork Land-Use Advisory Committee unanimously agreed to table this item at its last meeting. Speakers at that hearing raised concerns about density, traffic safety and other issues.

However, the Bigfork committee is advisory only. Consequently, it can't prevent the application from going to the county planning board for another public hearing.

Tonight's meeting takes place in the second-floor conference room of the Earl Bennett Building, beginning at 6 p.m. After the planning board makes its recommendation, these items will go to the county commissioners for final action.