Buffalo Mountain proposal approved

Planning Board votes down Whisper Ridge, deadlocks on Fox Ridge

The Daily Inter Lake

One of the larger subdivisions proposed in the valley in recent years received a favorable recommendation Wednesday from the Flathead County Planning Board.

Two other projects didn't fare as well, though. One earned a negative recommendation, and the board split its vote on the other.

The Buffalo Mountain proposal came through with flying colors, despite neighborhood concerns about water availability.

The 150-lot single-family subdivision is proposed on 491 acres located off Smith Lake Road, west of the intersection with Whalebone Drive.

The cluster subdivision features lots that range in size from 0.46 to 0.78 acres. Another 382 acres, or 78 percent of the total project, will be set aside as permanent open space.

The project also will be required to upgrade and pave a portion of Smith Lake Road and improve the intersection at Whalebone Drive.

Several neighbors said they liked the design of the subdivision and appreciated the efforts to set aside open space.

However, they also wanted more assurances about water availability.

Buffalo Mountain would get its water from the same fractured bedrock aquifer that serves several other subdivisions in the area. Those projects previously have fought costly battles over water, and the residents don't want to go through that all over again.

"If you give preliminary approval to this subdivision without insisting on more information [up front] about water availability, we'll be going through that same protracted dispute again," said Kalispell attorney Don Murray, who represents residents in the Lake Shore Hills and Lake Shore Heights subdivisions.

Buffalo Mountain would have a community water system and Level II community sewage system. Treated effluent from the sewage system would be recycled and used for irrigation, specifically to reduce the demands on the aquifer.

These plans will have to be approved by state regulators before the project can get final plat approval.

Although a few Planning Board members said they would feel better if the state approvals were available before the board reviewed the application, they ultimately expressed confidence in the state's ability to address the neighbors' concerns.

Board member Kim Fleming said Buffalo Mountain was "huge improvement over the 99 5-acre lots that the developer could have come in with, all with individual water wells and septic systems."

The board unanimously recommended approval of the project.

In other action, the board:

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

The 5-3 vote was based on concerns about traffic, the number and type of variances requested by the developer, access to the adjacent Wayfarers State Park and ongoing litigation on who owns the property.

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

Unlike Buffalo Mountain, Fox Ridge proposed individual water wells and septic systems.

Given the uncertainty about water availability in the area, board members thought a public water system would be preferable.

The developer agreed to that condition, but a motion to approve the subdivision failed on a 4-4 vote.

-Unanimously recommended approval of Spur Wing, a 75-lot subdivision on 35 acres near Lakeside, off Blacktail Road and Bower Road.

The project would be connected to the Lakeside water and sewer system. It would also improve traffic flows in the community by extending Adams Street from Brass Road through to Bower Road.

Unless the applications are pulled by the developers, all of these items will now go to the county commissioners for final action.

Board Chairman Don Hines also reminded the audience that three Planning Board positions are coming up for re-appointment at the end of this year.

Applications for the two-year, voluntary positions must live in the county, but outside the planning jurisdictions of Kalispell, Whitefish or Columbia Falls.

Letters of interest should include names, addresses, daytime telephone numbers and qualifications. They can be sent to Mary Sevier at the County Planning Office, 1035 First Ave. W., Kalispell MT 59901.

The deadline for applications is today. Call 751-8200.