A proposal to build eight condominiums on 10 acres of land in Somers received a positive recommendation from the Flathead County Planning Board Wednesday.  

The condominiums include 28 commercial units and an additional 18 live-work residential units, serviced by shared wells and septic systems. A live-work unit consists of a ground floor working space connected to a single small apartment, according to the staff report.  

It is expected to be constructed in three phases, located at 757 through 687 Somers Road, with an estimated completion date in 2031. 

Since the area of the structure’s location is unzoned, owners will craft a homeowners association agreement to control business activity within the condominiums. Representing the developer, Greg Jones, with WCC Engineering, said commercial businesses will likely be trades, such as landscaping or electricians.   

Planning board members noted the small size of the units and limited parking area, which is projected to be less than an acre in size. Board member Marie AuClaire speculated this could limit the types of businesses moving into the units.  

“Even if there was, like a hairdresser or something, it’d probably be like a one-client-at-a-time type of thing,” Au-Claire said. "I don't really see a lot of offsite parking, so I think it will kind of help regulate itself.” 

Traffic impacts from the condos were combined with predicted traffic impacts from the Steamboat Landing subdivision, which is planned for about 250 residential units near Somers Middle School.  

The condominiums are expected to increase traffic by 230 new daily trips after Phase I is completed, and 393 new daily trips following Phase II, according to a traffic study. 

“We basically layered our traffic on top of what would happen as a result of Steamboat Landing,” said Nate Larson, with 406 Traffic and Transportation Consulting.  

Three adjacent intersections are expected to see higher levels of traffic, noticeably restricting drivers’ ability to maneuver through the intersection and increasing the need for driver awareness.  

Intersections at U.S. 93 and Somers Road, U.S. 93 and Montana 82, and Montana 82 and Somers Road are expected to be impacted, according to the staff report. The latter intersection is expected to require upgrades, regardless of the condominium project.  

However, a traffic impact study found that this increased level of congestion has little to do with the condo project, Larson said. Traffic impact contributed by the condominiums only adds a “small amount.” 

“Our Somers workshop condos project will be finished around the same time as only the second phase of Steamboat Landing,” Larson said. “Their project, because it's much, much bigger, generates a whole lot more traffic.” 

Board member Greg Stevens said the condo project could assist with the traffic problem, by creating a big enough issue for the Montana Department of Transportation to step in and help control the flow of traffic at all three intersections.  

THE BOARD also gave a positive recommendation to a proposed zone change on two tracts of land near Bigfork, from SAG-10 (suburban agricultural) to SAG-5 (suburban agricultural). The zone change would allow the applicants to install an individual and a new, updated septic tank on the property. 

The total 12.62 acres of property under the proposed zone change are located at 100 Gunner Lane and 2591 Montana 82 near Bigfork. The David Warren Lapp Living Trust and Matthew and Ruhiyyih Mac Bradaigh are the listed owners on the application.   

Lapp Trust is looking to acquire 4 acres from the Mac Bradaighs, including a 25-foot section of the river frontage. Both properties contain single-family dwellings, and Lapp’s house currently shares a well and drain field with the adjoining tract.  

On the application, Lapp said the zone change would allow him to install an individual well and replace the septic tank once it reaches the end of its life span, “which is quickly approaching.”  

The property is located within the 25,060-acre Bigfork Zoning District, in a low-density rural residential area. Land adjacent to the property to the north is zoned SAG-5, and areas to the west, east and south are zoned SAG-10.   

Both applications will now go before the Flathead County commissioners for consideration.  

Reporter Hannah Shields can be reached at 758-4439 or [email protected].