Uptown zoning workshop turns to brainstorming

A Columbia Falls City Council workshop intended to review zoning regulations in the downtown area along Nucleus Avenue turned into a more generalized brainstorming session, as members of the public and councilors threw out ideas about how to attract visitors, businesses and residents to the town.

City manager Susan Nicosia said the workshop came in response to some public concerns that CB-4 zoning regulations were too restrictive and hampered economic development. She noted, however, that some of those concerns resulted from decisions by property owners, not the city or the zoning regulations.

Concerns about vacant and run-down buildings are legitimate, but in the case of the former Park Mercantile building, now occupied by Circus Pony Antiques, the owner wants prospective buyers to sign a buy-sell agreement before they can look at the property, Nicosia said.

And in the case of the vacant building across Sixth Street from City Hall, the owners, the Steelworkers union, have shown no interest in selling or leasing the property.

The city could do more about two other concerns — unpaved back alleys with inadequate drainage and the lack of sidewalks on side streets connecting to Nucleus Avenue.

So far, the city has tried to control weeds in the alleys, and it paved a sidewalk for a kid-friendly route to Glacier Gateway Elementary School, but anything more will require money.

One concern that might be a little easier to address is reviewing and amending the city’s sign ordinance, particularly where it prohibits internally-lit and neon signs, or highlighting building facades.

Councilor Doug Karper suggested the city council might have over-reacted to the growth of gambling machines and casinos in Montana when it enacted the sign ordinance in the late 1990s.

Nicosia noted that the red neon lights along the top of the Columbia Bar and the clear globe lights along the top of the Bandit Bar are grandfathered-in. A $9,000 sign constructed for the Los Caporales restaurant violates the city’s sign ordinance and was not allowed to be hung. Instead, a temporary banner sign is being used, which also violates the sign ordinance, Nicosia said.

City planning consultant Eric Mulcahy contrasted downtown CB-4 zoning with the CB-2 zoning along U.S. 2 strip. Downtown zoning is intended to protect historic buildings, while strip zoning exists for larger uses, such as automotive sales, furniture stores and even light manufacturing.

Columbia Falls’ CB-4 zone had four blocks in 1997 but was expanded in 2001 and 2008. It now extends from A Street south to U.S. 2 and in places from First Avenue West to First Avenue East.

The north end of Nucleus Avenue is dominated by public-use buildings, Nicosia said — the Head Start, post office, Klothes Kloset, food bank, senior center and Teakettle Community Hall. And very few mixed-use buildings can be found downtown, with retail on the ground floor and apartments upstairs, she noted.

Glacier Adventure Guides owner Greg Fortin, who has a hostel and office downtown, said he’d like to see the Davall’s Building fixed up because of its historical features. But Nicosia noted that the building hasn’t been maintained since it was emptied, and councilor Mike Shepard said he’s seen evidence the roof has been damaged by wind.

“It would make a great parking lot,” Shepard said.

Cimarron Cafe owner Ray Negron pointed out that big remodeling projects need to “pencil out for the owner and investor.” It would be difficult to see a return on a $1 million investment here in seven years, he said. He also warned that Columbia Falls could end up losing its liquor licenses to Whitefish businesses, creating even more empty buildings.

“You’re competing with two other cities in the Flathead,” he said. “It’s a lot more than just fixing up old buildings.”

When mayor Don Barnhart suggested that ideas for amending the sign ordinance should come from the public, Negron noted that businesses will ask for more than the city would allow.

“You can’t legislate class,” he said.

Councilor Dave Petersen said he wanted to see more signs on U.S. 2 directing people up Nucleus Avenue, and suggested an arch could be constructed over Nucleus for about $100,000.

Nicosia said she has asked the same firm that landscaped the entrance to River’s Edge Park last year to look at ideas for improving the intersection of Nucleus and U.S. 2.

“It looks like the end of a road, not a beginning,” she said.

Outside Media co-owner Shane Hutcheson agreed, noting that U.S. 2 curves south and away from Nucleus at that point.

Petersen said he understood a proposal that Nucleus be renamed Main Street. He said he often tells people on the phone, “Nucleus is our Main Street.”