Zoning change gets initial green light, despite public opposition
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With a 2-1 vote, the Lake County Commissioners gave a preliminary green light on May 18 to a controversial zoning amendment that would affect more than 4,000 acres within the Upper West Shore zoning district on Flathead Lake. In doing so, the commissioners voted against the recommendation made by the Lake County Planning Board April 14 to deny the zoning variance.
The vote came at the close of a nearly four-hour public hearing that drew around 165 attendees in person and via Zoom. The vast majority spoke in opposition to the zoning variance.
The amendment would allow “commercial uses, limited to outdoor recreational activities, provided the primary entrance to the recreational adventure area or activities are within 500 feet of the right-of-way of Highway 93, as a conditional use.” The district affected by the change is on the west side of the highway, north of Rollins.
The change is sought by a Stevensville couple, Torsten and Jessica Wedel, who bought 17 acres in Sub-District C of the Upper West Shore zoning district last year, with plans to build an outdoor recreation park there. The park would include a range of commercial outdoor recreation activities, including nature viewing, ax throwing, outdoor laser tag, miniature golf, gem mining, rope courses, zip lines, and mountain slides.
Asked by the commissioners whether the couple had investigated zoning restrictions before purchasing the property, Jessica Wedel responded, “We took the realtor’s word for it.”
She added that the couple viewed the parcel’s remote location as a plus. “We thought it would be very secluded and not be an eyesore for everyone around it.”
The neighbors, however, have come out in force against the amendment and the proposed recreation park. An online petition generated nearly 34,000 signatures, and an informal survey of property owners in the district by the Upper West Shore Alliance reportedly shows that nearly 80 percent of the residents oppose the variance.
Among their objections are safety issues due to increased traffic on an already busy stretch of Highway 93; the intensified burden on local first responders and volunteer fire departments in Rollins and Lakeside; and increases in noise, light and dust pollution.
They worry that approval of the amendment could deteriorate the rural and residential character of Sub-District C by opening the door for future commercial development, and diminish their property values. Those who oppose the park also point out that adjacent sub-districts already allow the kind of commercial development proposed by the Wedels.
Mike Knaff, who lives across the highway from Sub-district C, told the commissioners, “It’s disingenuous and arrogant to buy property in an area knowing it’s zoned, and then believe we could be gullible enough to allow the amendment to pass.”
Commissioner Dale Decker dismissed many of the concerns mentioned by those opposed to the project. “If you look at the limitations within the proposal, about 70-80 percent of the concerns raised by the public would not exist,” he said before casting his vote in favor of a resolution to pass the amendment.
“Many of the comments we received were so speculative,” he added, including those that compared the project to Disneyland, or suggested that it would raze lush forests and destroy animal habitat.
“The resolution of intent is not a done deal,” he added. “It’s just part of the process so don’t freak out. People are protesting stuff that hasn’t been approved yet.”
Decker also pointed out that 82 percent of the taxes generated in Lake County come from residential properties. “That’s one of reasons we are encouraging economic development.”
Commissioner Dave Stipe, participating via Zoom, also cast a vote in favor of the resolution.
In voting against the resolution of intent to approve the zoning variance, Commissioner Bill Barron cited his concerns about an increase in traffic on Highway 93 along the congested West Shore.
“It’s already bumper to bumper,” he said. “It’s a huge issue and there are no plans do anything with that road for at least 15 to 20 years.”
The former county sheriff also observed that increased traffic hampers the ability of firefighters and ambulance workers to respond to emergencies in the area.
While he declined to speculate whether property values would be helped or hindered by the zoning variance, he noted, “switching to a 17-acre theme park is a huge variation” from the residential zoning currently allowed in the district.
According to state law, people who own a parcel of land in Sub-district C now have 30 days to comment to the commissioners, who may be reached at lakecommissioners@lakemt.gov. The commissioners convene again next month to decide whether to approve the zoning amendment.
