River Road may lose its rural status as developers plan large subdivision

By HEIDI DESCH / Hungry Horse News

A proposal that could change the landscape of east Columbia Falls and move River Road has gained approval in its first steps through the city planning process.

The City-County Planning Board on Tuesday voted to recommend a zone change and planned unit development overlay for the 48 acres just east of the Flathead River bridge. Avi Bree Real Estate Holdings, LLC, which is represented by Lloyd Claycomb, is requesting the change to the project being called River Highlands.

The land lies on both sides of the current River Road and runs east along U.S. Highway 2. About 600 feet of undeveloped property lies between River Highlands and the already approved Columbia Range development to the east.

Currently, the property is zoned suburban agricultural with a maximum of one lot per five acres. The rezone requests a zone change to one family residential. The designation allows for as much as about 2.4 units per acre, after subtracting land unsuitable for building and that used in public right-of-way.

Under the PUD, 151 residential units are planned. That is made up of a mix of single-family lots, townhouses and condominiums. Areas inside the development and a park along the Flathead River are proposed to be left as open space.

Neighbors of the project told the board the plan is too dense and that the benefits don't necessarily negate the changes that might happen to the neighborhood as a result.

"This is a very large burst of growth," said Jami Belt. "We can have development in this area at a pace more suitable for everyone who lives there and that suits the developer."

At the center of the PUD plans is the proposed move of River Road's intersection with Highway 2. Under the proposal it would be moved about 300 feet to the east. The road would continue on the more eastern route through the property and eventually rejoin the current road's location closer to the Flathead River.

"We feel it is an asset to move the approach as far to the east as possible," said Bruce Lutz, with Sitescape Associates, the planner for the project. "It creates a safer realignment."

City Manager/Planning Director Bill Shaw agreed that the move is desirable.

He also cited environmental protection of the river from the road's run off as another reason the plan is good.

After a new River Road is created, the old road would be made into a bike path. Also access to the river and a park area along the river are part of the plans.

Just under 15 acres of the property is planned to be left in open space. Also roadway parkways of 1.66 acres would also be in green space.

However, a portion of that open space results from the owner's land that is actually made up of the Flathead River. That section is 2.74 acres. Some of the open space is also within the 100-year flood plane.

Lutz noted that the area of the river included is only 16 percent of the total open space. He also pointed to Columbia Range subdivision which has 60 percent of its open space in a 17-acre wetland pond.

"There's a lot of buildable open space we've set aside here. It's not all unbuildable," he told the board.

Tuesday the Planning Board heard from several neighbors of the property that felt the density for the project was too great.

"This development will be the first or last impression with people as they move throughout our area. This needs to be well planned out," said Kathleen O'Hare. "This development will set the tone for future developments in the area."

The plan proposes townhouses along the center of the new River Road. Condominiums are planned along the entrance of the property and at its southern edge. Also near the highway at the entrance to the development an about 5,000 square foot market is planned. The interior of the property and along the southeast boundary would be made up of mostly single family homes. Some cabin sites are also proposed.

City sewer and water would have to be brought across the Flathead River bridge to the site and it would likely become annexed into the city.

The board, however, didn't seemed as concerned with the density.

"I don't think the density is the problem, but the layout of the density is," said boardmember Dave Renfrow.

He also noted that the requirement to connect to city services is an advantage of the plan because that would go towards greater protection of the Flathead River.

Some board members mentioned a greater need for larger buffers on the edge of the property or for the amount of open space increased to compensate for the land that is part of the river.

"This community needs to get something back from this," said chairwoman Sarah Dakin. "We're not getting much other than the area by the river."

Not all board members, however, thought the plan was off the mark.

Boardmember Joe O'Rourke admitted he had mixed emotions about the project.

"If this density is right then this is a well thought out plan," he said.

Later O'Rourke made reference to an early vote in which the planning board approved to rezone the uptown area. The plan has been presented as part of hopes to revitalize the area.

"If we don't start to allow something like this Columbia Falls won't revitalize," he said. "I think we have a good plan. We talk about revitalizing the uptown, but we can't do that without people."

In the end, the board voted unanimously to recommend the rezone and PUD to the City Council. The council will hold a public hearing on both requests in September. Eighteen conditions were placed on the PUD.

Before development, the project will have to return with a preliminary plat proposal. The planning board and City Council will get a chance to place conditions on the plat also.

In other action, the Board voted to recommend a request by the Jehovah's Witnesses Church to rezone their property at the intersection of Veteran's Drive and 13th Street West. The rezone will change zoning from one-family residential to residential apartment. The rezone would allow for commercial uses such as medical and dental clinics. The church plans to sell the property and said the rezone would more easily allow that.