Planners OK subdivision
Howard Greene, who has owned property on Ashley Lake since 1948, looks at the silt built up neaar the shore that he says, "gets worse and worse every year." Greene is uncertain how a subdivision proposed by Plum Creek Land Co. will affect the lake, but he says it concerns him. "I've just been worried sick about what's going to happen here." Chris Jordan/Daily Inter Lake
Project proposed on 646 acres near the foot of Ashley Lake
A 60-lot subdivision on Ashley Lake earned a unanimous recommendation Wednesday from the Flathead County Planning Board.
More than 70 people attended the hearing on The Preserve at Ashley Lake - formerly Ashley Lake South - which is being developed by Plum Creek Land Co., a subsidiary of Plum Creek Timber Co.
The project is proposed on 646 acres near the foot of the lake, where Ashley Creek begins. Bernard Creek also flows through the property. Lots would range from 4.4 acres to 30.4 acres in size; they would be served by individual water wells, and individual or multi-user septic systems.
There didn't appear to be stiff opposition to the subdivision. However, most of the speakers asked the Planning Board to delay action on this item until the Ashley Lake homeowners had opportunities to sit down with Plum Creek. They wanted to make sure that concerns about water quality, the pristine nature of the lake, road dust and traffic impacts were addressed adequately.
"Being the pristine area that it is, Ashley Lake can't handle this kind of development," said Jim Ward. "What happens is, it sets a precedent. We're talking plateaus of development. You can never go back to where you were."
"Don't create problems between the landowners there," said John King, whose family has owned property at Ashley Lake for 50 years. "Flathead County and Plum Creek should make this a model subdivision."
Peter Strellinger with Plum Creek Land Co. said that's exactly what the company wants to do.
"We've listened and learned, modified and addressed the major concerns of the public," he said.
For example, the company agreed to form an advisory committee - to include representatives from the Friends of Ashley Lake, Montana Fish Wildlife and Parks Department, and a Plum Creek biologist - to look at how to manage a park/conservation area near the lake outlet in critical loon-nesting habitat.
A second committee would develop a conservation plan for Bernard and Ashley creeks, and the subdivision covenants would include penalties for homeowners who violate the 150-foot setbacks along the creeks.
Such measures won over at least a few speakers Wednesday.
"I think Plum Creek will do what they say they're going to do," said Doug Gamma, who owns property adjacent to the proposed subdivision. "A 150-foot stream setback is unprecedented. As for the road, I've never heard of a developer putting in 21,000 feet of paving."
Most of that paving would be on internal subdivision roads. Another 6,300 feet of Ashley Lake Road that runs through the project also would be upgraded and paved.
However, Plum Creek balked at a recommendation that it upgrade and pave an additional 3,000 feet of Ashley Lake Road, or 50 feet a lot.
"That goes well beyond what the subdivision regulations call for," Strellinger said.
The Planning Board unanimously agreed to remove the 3,000-foot requirement, despite a recommendation from county Road superintendent Charlie Johnson that the company upgrade and pave about eight miles of Ashley Lake Road, from the end of the existing pavement to the subdivision, because of the construction and residential traffic associated with the project.
After changing several conditions, the board voted 6-0 to recommend approval of The Preserve at Ashley Lake. Board members Gordon Cross, Don Hines and Jeff Larsen were not present.
In other action Wednesday, the board:
-Recommended approval of Haskell's Pass, a 78-lot single-family subdivision on 851 acres north of Little Bitterroot Lake, also proposed by Plum Creek Land Co.
The board asked for an additional 1,800 feet of paving along Pleasant Valley Road, beyond what the planning staff had recommended, so that the newly paved section would tie in with Griffin Creek road, which also is paved.
-Split its vote on a requested zone change from SAG-10 suburban agricultural to a combination of I-1H light industrial and R-4 two-family residential on 141 acres on the east side of U.S. 2, adjacent to the Burlington Northern railroad tracks.
This property was designated for industrial and high-density residential uses in the Two Rivers growth-policy amendment, which was approved earlier this year. However, the planning staff recommended denial of this zone change, based largely on the unavailability of public sewer and water infrastructure.
The board and applicant had a lengthy discussion about the likelihood of Kalispell and/or Evergreen agreeing to serve this area anytime soon. Some board members thought the zone change would provide a catalyst to encourage extension of services; others said that, when the Two Rivers amendment came through, the applicants assured the board that water and sewer infrastructure would be available before any high-density land-use changes took place.
Given the split vote, this item goes to the county commissioners without a recommendation.
Last year, the commissioners denied the first subdivision proposed as part of the Two Rivers, specifically because public sewer service wasn't available to the area.
-Recommended approval of the amended plat of lot 4 in Subdivision 148, which would create two single-family lots on four acres at 25 Whalebone Court.
-Recommended approval of the amended plat of lot 3 in Strong Estates, which would create two single-family lots on 3.5 acres at 1050 Strong Lane.
Reporter Bill Spence may be reached at 758-4459 or by e-mail at bspence@dailyinterlake.com.