Large-tract zoning gets favorable nod

A controversial large-tract rural zoning classification was recommended for approval Wednesday by the Flathead County Planning Board.

The board voted 7-2 to sent the proposal to the county commissioners for final approval. Board members Jeff Larsen and Charles Lapp voted no.

The new zoning classification is aimed at protecting continued natural resource-based uses in rural locations.

Planner Allison Mouch said the proposal would not promote high-density development.

“It’s not a residential district ... it’s an agricultural district,” she said.

Across the United States and the Intermountain West, many similar zoning and land-use applications are in effect that are not that different from large-tract rural zoning, she said, although she noted that large-tract zoning is unique.

A number of people spoke at the public hearing, including Gayle Bissell from Montana Fish, Wildlife and Parks. There are some changes to the proposal that are very beneficial to the state agency since it was sent back to committee last year, she said.

Several West Valley residents complained about gravel pits in their area, and fear the same or worse if large-tract rural zoning is approved.

“We started out with gravel in the West Valley,” Terry Schutt said. “What do we have now? Everything from soup to nuts. We have more rules than we need. Just follow the rules that we have.”

Jim Bailey called the proposal “for

 the fat cats ... and against the average homeowner.”

“They’re going after the little guy,” said Russ Crowder of American Dream Montana. “Once the little guy’s done, they’re going after the big guys.”

Crowder noted it only takes two county commissioners to do anything.

Clara LaChappelle said, “We’re here tonight because of the gravel pits.” She only lives two-tenths of a mile from a 320-acre gravel pit, she said.

“Trucks won’t stop at intersections,” LaChappelle said. “Our city mayor [Tammi Fisher] is the attorney for these gravel pit owners. We feel we have been totally crapped on in West Valley by all of your boards.”

There are “loopholes and the exceptions that get taken advantage of,” said Mayre Flowers of Citizens for a Better Flathead. “On unzoned land, any use can take place. But this legitimizes a use taking place. It provides another criteria necessary for that review.”

Ginny Coyle said “crucial analysis has not been provided.”

Paul McKenzie of F.H. Stoltze Land and Lumber Co. said the proposal provides another tool in the toolbelt. He said there “are some really valid concerns. It’s really hard to do analysis on this stuff until you have a boundary on the ground.”

Planning Board member Jim Heim acknowledged that “spears have been thrown in all directions. The opponents aren’t protected from anything if this doesn’t happen.”

The new zone would provide a certain level of development flexibility for landowners and encourage the preservation of open space. If the commissioners approve the new zoning classification, it would be added to county zoning regulations as an option for landowners. No new physical zoning districts will be created, the Planning Office staff report said.

Reporter Caleb Soptelean may be reached at 758-4483 or by e-mail at csoptelean@dailyinterlake.com