Board backs project
The Flathead County Planning Board voted 5-1 on Wednesday to recommend approval of the North Shore Ranch subdivision.
Board member Frank DeKort was the lone opposing vote.
Developers Sean Averill and Keith Simon plan 286 lots on 364 acres between Montana 82 and the waterfowl production area, with each lot bordering some type of open space.
A condition placed on the subdivision reduced the number of lots from 290 to 286.
Half of the 364 acres in the project would be open space. North Shore Ranch is designed to create a rural atmosphere, with more than 14 miles of horse and walking paths.
"It was definitely a relief," Averill said of the vote. "I was grateful the Planning Board really did their homework and looked at all the facts."
Less than two years ago, the project was unanimously recommended for denial by the Planning Board, but extensive environmental studies, reduced density and increased open space helped mitigate the board's previous concerns.
Although the board expressed concerns Wednesday about density, the proximity to the waterfowl area, possible flooding and the potential for groundwater contamination, the applicants met the standards for approval.
"This isn't my favorite subdivision," board member Gene Dziza said. "The problem I've had is coming up with a legally defensible reason to deny it. I think they are meeting the criteria we have."
DeKort was the project's most vocal critic Wednesday.
He moved to create several new findings of fact that quoted wildlife agency reports, which all asked that the subdivision be denied.
He also said that consultants hired by Citizens For a Better Flathead poked holes in the applicants' hydrology report by RLK Hydro Inc. DeKort said he thought more studies were necessary to determine the impact on groundwater the subdivision would have.
Other board members disagreed, saying that unless the county was going to pay for the study, it would be inappropriate to make the developers pay for another expensive study.
"It seems like we could study this stuff to death," Dziza said. "Do they meet the standards that we've got set?"
DeKort also made a motion that the Planning Board recommend denial of the North Shore Ranch.
"For me, flooding issues, density and wildlife issues are paramount in my decision not to support this," he said.
DeKort's motion failed 5-2, with Rita Hall supporting him.
Board member Marc Pitman took the wildlife agencies to task for their request for denial.
"I get very disturbed when the Fish and Wildlife Service and the Montana Fish, Wildlife and Parks come and say we can't do anything next to the waterfowl production area," Pitman said. "If it's so critical, why didn't they purchase the land when it came up for sale? I say shame on them."
Dziza made a motion to recommend approval, and the board added conditions before its vote.
Board members expanded the distance between the development's northeast corner and the production area, which reduced the number of lots from 290 to 286. They also moved the horse and pedestrian paths closer to lot boundaries.
Hall changed her mind when the vote to approve came up. She said several factors swayed her vote.
"When I first saw this, I thought, 'No way,'" Hall said. "Personally, I wish it had been in a different location, but we recognize that this is a well-thought concept. We studied it carefully. This could be very doable, very good. I think it will be a nice subdivision."
The Planning Board will forward its recommendation for approval to the county commissioners.
Averill said that if the subdivision receives final approval from the commissioners, construction probably won't begin until 2009 at the earliest.
Reporter Michael Richeson may be reached at 758-4459 or by e-mail at mricheson@dailyinterlake.com