Polson Commission denies Immanuel Living subdivision plat

Residents from Mission Bay showed up in force at last Monday’s Polson City Commission meeting to ask commissioners to put the brakes on a proposed 19-acre subdivision.

The proposal from Immanuel Lutheran Communities of Kalispell sought to divide 19.34 acres north of Highway 35 into four lots – three designated for community residential facilities for senior assisted living and the fourth for multi-family residential housing. The acreage is zoned Mixed Residential and, if approved, would be accessed via Hawk Drive and private streets.

The proposal called for eight or fewer units of senior assisted living on each of the first three lots; the fourth was designated for “multi-family dwellings with up to 16 units per structure.” Both uses are permitted in the mixed residential zoning district.

Access and traffic congestion seemed to be the most contentious aspects of the subdivision, which was ultimately denied by the commission by a two-to-five vote.

Presidents of two adjacent homeowner associations, Allen Bone of Mission Bay and Jamie Seguino of Mission Bay Preserve, wrote a letter expressing their concern about the proposed entrance to the development. While they generally expressed support for the project, they noted that the proposed access is where Hawk Drive takes a sharp turn, and recommended that the entrance and supporting driveway be moved south of the curve, and that developers be required to install sidewalks on Hawk Drive.

During the meeting, Seguino told the commission “we want to support senior housing but at this time we cannot. We and the city need to know more.” He said Hawk Drive isn’t built for the projected traffic load, and pointed out that no easements have been given to access the development via Reliance Landing and Montana Landing.

“Emmanuel Lutheran is stonewalling us, pulled a bait and switch on us,” he said. “We want Emmanuel Lutheran to treat us as partners.”

A letter from homeowners Steve and Betsy Tassaro, who live at the corner of Marias St. and Montana Landing, complained about the “nebulous” description for multi-family units on the fourth lot.

The Tassaros also stated that an earlier presentation to Mission Bay residents by Immanuel Lutheran outlined plans for a senior assisted and independent living complex, similar to the one the organization owns in Kalispell. “This concept was well received,” wrote the Tassaros.

A second presentation several weeks ago introduced a memory care component, low-income senior apartments, and “other undefined housing needs.”

Their couple contends that “yet another plan” has emerged since then and their letter expresses “serious concerns about the access to the property,” suggesting that any access should come off Hawk Dr. or Hwy. 35 and not involve private streets.

Several Mission Bay residents at last week’s meeting echoed those concerns and expressed alarm at preliminary traffic projections for the multi-family complex. A trip generation report, supplied by the developer, estimated that at full build-out “the four lots would generate 878 vehicle trips” daily, with the bulk of those associated with the multi-family apartments on lot 4.

Another resident said in order for the developers to gain access to the two private roads, the homeowners’ board would need to present the easement as a resolution to members and two-thirds would have to vote for its approval. “Legal access to Mission Bay private roads can’t be granted any other way,” he said.

Commissioners Jenn Ruggless, Tony Isbell, Brodie Moll, Laura Dever and Mayor Eric Huffine voted to deny the preliminary subdivision plat due to lack of legal and physical access to the proposed lots, with commissioners Carolyn Pardini and Jake Holley voting for the property division.

Isbell, who introduced the motion to deny the subdivision, noted that no easements have been secured to private streets, leaving at least one lot landlocked, and that Hawk Drive “is not currently ready” to take on the projected traffic load. He also said he hadn’t heard “a single comment in favor” of the project.

“Based on the info I’ve received, the main issue is that it’s unknown what’s going to go there,” said Ruggless, who seconded his motion. “Yes, something needs be done but I don’t like the vagueness of it.”

According to city planner Rob Edington, Emmanuel Lutheran can return to the city with a new proposal or opt not to subdivide the 19 acres and develop it as one unit, as long as they meet zoning and building requirements.

Either way, Mission Bay resident Jennifer Bowen is hopeful for a more positive outcome next time around. “We’re really reasonable people. We want to come up with a solution,” she said. “Our city needs quite a few of the amenities being proposed.”