A long-planned subdivision on Polson's south slope cleared an important hurdle this month, though the developers still have work to do before anyone builds a house there.
At its Monday, Oct. 5 meeting, the Polson City Commission voted to move forward with phase one and the preliminary plat of the Southern Slope subdivision, a 90-lot development planned for about 56 acres near Skyview Lane. KPAX reported that the lots are about half an acre each and are planned to be built out in three phases over roughly seven years.
The vote came after a public hearing. City records show the Southern Slope hearing and the preliminary plat decision were both scheduled for that meeting.
Pitched as attainable, not affordable
The project isn't being billed as affordable housing. But the people behind it say it fills a gap.
"These should be relatively attainable lots," said developer Joel Nelson of GEOPLAND LLC. Nelson said infrastructure will be upgraded as needed, and under the proposal GEOPLAND is responsible for those improvements.
When the project first went public, Park Schara of Old Time Development made a more personal case. "I have a 24-year-old son that wants to buy a home and right now it is insanely impossible," Schara told KPAX in an earlier story. He called the plan the "least threatening development" for the site and pointed to the size of the latest local graduating class: "There were 105 graduates... where are they all going to live?"
Schara said then that the site already had approval and access to city water. The plans include a city park and several walking paths.
Neighbors raise infrastructure worries
Not everyone at the hearing was sold. KPAX reported a standing-room-only crowd at City Hall. Neighbors said they already have water pressure problems, especially in summer, and questioned whether Polson can serve another 90 homes.
"Our water pressure, if he's getting in the shower, I can't run anything else," one resident said.
Traffic was the other big worry. "When you are talking about adding ninety more units, with who knows how many drivers, it's going to become a really big issue," one resident said. Another estimated about seven cars a minute on Skyline Drive. Others asked whether the developer could pave the road toward Mission View to keep extra traffic off neighborhood streets.
Lisa Rehard, identified by KPAX as a county commissioner, said water lines would probably need to be upsized to handle the new homes. She also raised concerns about how the plans would affect the Skyview Lane loop and public access. "Is there a plan having to cut off going the entire way through there… it's the only way around," Rehard said.
Those concerns aren't settled. According to KPAX, the developer still has to address infrastructure, traffic and access issues before the subdivision can get final approval. Moving the preliminary plat forward is a big step, but it isn't the last one.
For Polson, the debate is a familiar one. Families and young workers need places to live, and longtime residents want to be sure the water system and roads can keep up. Half-acre lots won't fit everyone's budget, but the developers argue they open the door for local buyers who have been shut out.
The phased approach should give the city and developer time to deal with upgrades as the project grows. Three phases over about seven years also means that if the subdivision wins final approval, crews won't be building all 90 homes at once. Lots, roads and utilities would come online in stages.
What happens next depends on how GEOPLAND and the owners handle water pressure, possible line upsizing and traffic on the surrounding streets. Those answers will shape both the timeline and the cost of the first lots.
Why it matters for Contractors
If Southern Slope wins final approval, the first jobs will be underground. GEOPLAND's infrastructure upgrades, possible water line upsizing and road and access improvements mean work for excavation, utility, paving and site-work crews before any homes go up. After that, 90 half-acre lots built out over about seven years could give Polson-area home builders, framers, foundation crews, roofers, plumbers, electricians and HVAC contractors steady work for years instead of one short burst. Larger lots also tend to bring driveways, landscaping and outbuildings. Contractors in the Mission Valley should watch for the next round of approvals. The timing of phase one will depend on how quickly the water, traffic and access questions are answered.