Access a concern in race-track zone change

Citing concerns about highway access and the future character of the neighborhood, Flathead County commissioners on Thursday tabled a zoning request that would set the stage for a 57-lot subdivision near Raceway Park.

Thornton Motorsports LLC wants to convert the zoning on 40 acres directly west and north of the race track from agricultural with a 40-acre minimum lot size to residential zoning. The zone change is needed to move forward with the proposed Montana Raceway Subdivision.

The Flathead County Planning Board in January tabled a planned-unit development request for the subdivision that would allow Thornton Motorsports to boost the density to one house per half acre. The board asked the developer to come up with a different design that addresses access issues.

The commissioners approved the findings of fact for the proposed zone change, but tabled a decision on the zoning until the new planned-unit development overlay is presented.

“How do you go back if we do the zone change, if the PUD (planned-unit development) doesn’t pass?” Commissioner Gary Krueger asked. “The race track is there and is a conditional use. The race track needs a better economic base, more business uses, but that’s not approved in R-1 (residential) zoning. It’s a case of be careful of what you wish for.

“I have a lot of problem with the PUD coming forward. I’m afraid making the zone change might be bad … in the long run.”

The Riverdale Land Use Advisory Committee last November recommended approval of the zone change, but declined to render a recommendation for the planned-unit development because of concerns regarding lack of a secondary access, density, stormwater runoff, perimeter fencing between the subdivision and nearby Majestic Valley Arena property, proximity to the county landfill and impacts on farming in that area.

Krueger pointed out that the Riverdale neighborhood plan talks extensively about transportation infrastructure being in place prior to zone changes.

“I know that seems unusual,” Krueger said. “They talk about limited access on [U.S.] 93.”

Krueger said he sat through several past Riverdale planning meetings during which there was discussion about how to address road infrastructure, such as creating a road that would connect to Church Drive to service property in the race track vicinity.

“This would be the first high-density [development] in that area,” Krueger said. “I’m a little bit concerned that we start making zone changes to R-1 in that area, surrounding properties then could be eligible for similar zone changes ... this zone change does change the character of that area.”

Krueger further said he believes the suburban agricultural zoning that provides one dwelling per five acres has worked well in that area.

Commissioner Phil Mitchell said he doesn’t want too many accesses onto U.S. 93, and would like to see the Church Drive interchange utilized.

“When you have 50-plus lots we have an obligation to protect 93,” Mitchell said.

County Planning Director Mark Mussman said it’s appropriate to have discussions now about highway access, in light of close to 600 additional vehicle trips accessing U.S. 93 if the zone change and subdivision proposal are approved.

“If we want to maintain 93 as the free-flowing corridor it is today, that is a huge issue,” Mussman said, adding that the same concern has been raised for the U.S. 93 corridor near Whitefish.

“If they can’t design an adequate residential development with adequate access, what’s the use of having R-1 zoning in the middle of AG-40?” Mussman asked.

Only one road in and out of the subdivision initially was proposed on McDermott Lane, a road that goes through a flood-prone area and has been affected by high water in the past. McDermott Lane was improved 20 years ago by Raceway Park, but the traffic loading generated by a new subdivision could require further road improvements, county road officials have advised.

There is no access onto Church Drive, Mussman said, because of a conservation easement to the south of the proposed subdivision.

Tobias Liechti of APEC Engineering told the commissioners that APEC submitted additional documents to the Planning Office this week that address access issues.

A public hearing preceding the commissioners’ discussion yielded no comments from the public.

Features editor Lynnette Hintze may be reached at 758-4421 or by email at lhintze@dailyinterlake.com.