Flathead County planning staff are holding a workshop Wednesday to discuss additional incentives for residential clustering in agriculture, sub agriculture and residential zones.  

The workshop will follow the Planning Board meeting in the second-floor conference room of the South Campus Building, 40 11th St. W., Kalispell. The meeting starts at 6 p.m. 

Residential clustering is when homes are clustered onto lots smaller than what a zone allows, with a certain percentage of land preserved for open space. Clustering saves money for developers by reducing the need to build lengthy internal subdivision roads, said Planning and Zoning Department Director Erik Mack. It also supports increased residential development while reserving open land space, which could be farmed or turned into a conservation easement. 

While clustering is allowed in agricultural, sub agricultural and residential zones, only the former two zoning designations qualify for bonus densities.  

For example, a SAG-5 zoned land must have at least 60% of open space set aside if a landowner is interested in clustering. The minimum acreage for SAG-5 is 5 acres, so a 100-acre parcel zoned SAG-5 would produce 20 lots. But if the owner agreed to preserve 60% of the land as open space, they could get 150% bonus density, allowing developers to build dwelling units on 30 lots, instead of 20.  

The workshop will discuss including residential zones for bonus density incentives, as well as adding other qualifying factors for bonus densities, such as adding sidewalks, bike paths or workforce housing. 

During the planning board meeting, members will review and take public comment on a zone amendment application and a subdivision proposal.  

PROPERTY OWNERS Theresa Ann and Robert R. Collier are seeking to rezone their plot of land at 76 Fred’s Way, Kalispell, from SAG-10 (suburban agriculture) to SAG-5 (suburban agriculture). The couple said on the application they are near retirement age and want to downsize their 10-acre property for affordability reasons.  

“The proposed amendment is for changing conditions, retirement and to possibly provide in the future of our children,” the Colliers said in their application. “The economy today with the added effect of the large growth of our area makes difficult staying where we live and afford.” 

The zone change would reduce the minimum lot size to 5 acres, allowing the creation of one additional lot on their property. The development of another single-family dwelling unit – made possible under the zone change – would generate nine to 10 additional average daily trips on Whitefish Stage Road, according to the report. It is currently served by an onsite well and septic system.  

The area is located within the12,780-acre Highway 93 North Zoning District. Adjacent properties to the south are zoned SAG-5, and parcels to the west, north and east are zoned SAG-10. The zoning district is characterized by low-density rural residential properties, according to a staff report.  

While the SAG-5 zone change appears to conflict with the Flathead County Growth Policy Designated Land Uses Map, a provision in the policy notes the map only depicts existing conditions. It may change to reflect additional zoning districts, changes in zoning districts, map changes and neighborhood plans as they are adopted, according to Chapter 10 Part 3 of the growth policy. 

PETE RICE of Rice Family Trust is seeking approval from the county to subdivide his property in an unzoned area north of Bigfork, creating two residential lots and one commercial lot. The property is located at 44 Riverside Lane, bordered by Flathead River to the west, and covers 8.79 acres. It was historically used for agriculture before it was developed in the early 2000s with two storage units and a single-family dwelling unit, according to a staff report.  

Lot 1 contains a single-family dwelling, and Lot 3 contains several storage buildings, according to the report. Rice intends to build a second single-family dwelling unit on Lot 2, serviced by an individual well and septic system. All lots would be accessed via Riverside Lane, an existing internal subdivision road.  

The tail end of Lot 1 covers approximately 51.71 feet of riverbank, with a concrete boat ramp and floating dock supported by three poles and riprap. Planning staff proposed a 99-foot vegetative buffer from the low water mark.  

The new single-family dwelling unit will have minimal impact on the natural environment, surrounding wildlife, and water and wastewater services, according to the report. It is expected to generate nine to 10 average daily trips. The applicant is required to construct a cul-de-sac, hammerhead turnaround or other emergency turnaround design approved by the Flathead County Road and Bridge Department and the local fire chief at the western terminus of Riverside Lane. 

Creston Rural Fire District is charging a $3,000-per-lot fee, or $9,000 in total, since the property lacks fire hydrants or an emergency water supply. The fees cover required fire suppression water improvements within the district. 

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