Commissioners approve Willow 4 four‑lot minor subdivision, grant variance for pre‑existing Teca Lane alignment

Ravalli County commissioners on May 7 granted conditional approval to Willow 4, a four‑lot minor subdivision off Willoughby Lane south of Stevensville, and approved a variance to allow an existing roadway easement (Teca Lane) to cross proposed lot boundaries.

Planning staff presented maps and a staff report outlining key issues: the subdivision plat shows four lots on approximately 4.08 acres with access via Willoughby Lane and an existing pre‑existing Teca Lane. The property is traversed by the Union Ditch and is within proximity to Willoughby Creek; staff noted the presence of irrigation infrastructure and an embankment about 10 vertical feet above the subdivision on the east side.

Why it matters: the project creates new residential lots adjacent to irrigation ditches and waterways. The county must ensure access, water, septic suitability and riparian/ditch protections in accordance with subdivision regulations and state law.

The nut graf: Planning recommended conditional approval with mitigation and final plat requirements addressing irrigation easements, utility easements, traffic and sight‑distance changes on Willoughby Lane, and notices about flood risk. Commissioners approved the variance permitting Teca Lane to lie between Lot 3 and Lot 4 subject to a no‑build/no‑alteration strip along the ditch embankment and other conditions.

Key details from staff and the hearing

- Lots and access: The preliminary plat shows Lots 1 and 2 sharing a single approach off Willoughby Lane; Lots 3 and 4 will use existing Teca Lane and a hammerhead turnaround. Road and Bridge reviewed and requested approach consolidation and sight‑distance clearing.

- Water and septic: The applicant proposed a cluster well on Lot 4 to supply all houses and individual septic systems for each lot; DNRC issued a predetermination letter that staff said defines water quantities and that all wells would be subject to a combined 35 gallons‑per‑minute limit consistent with the predetermination process. Planning staff recommended final DEQ and DNRC approvals as conditions of final plat approval.

- Irrigation and ditch protections: The Union Ditch runs through the property. Staff required statutory irrigation easements to protect downstream users and recommended a recorded no‑build/no‑alteration zone along the embankment to limit disturbance and maintain ditch maintenance access.

- Flood and groundwater: Staff noted potential flood risk if the supply ditch embankment were compromised and recommended notifying future buyers of the risk and discouraging basements. The applicant provided documentation indicating the ditch has relief valves and losing reaches and prepared an evaluation of drainfield effluent and the ditch’s interaction; final DEQ review remains a condition of approval.

- Wildlife and covenants: Montana Fish, Wildlife & Parks recommended “living with wildlife” covenants; staff recommended these be included as notifications to future property owners (but not enforced by the county).

Proceedings and vote

- Variance: Planning staff recommended approval of the variance from chapter 12‑2(d)(2) (which generally prohibits a roadway easement from dividing a lot) because topography and the pre‑existing Teca Lane created a unique circumstance, and the board made the required findings and approved the variance.

- Subdivision approval: After discussing mitigation conditions and final plat requirements (utility easements, approach work, irrigation easements, DEQ and DNRC sign‑offs), the commissioners unanimously approved the preliminary plat subject to the staff’s mitigating conditions and standard final plat requirements.

Quotable from planning staff

- “Planning staff recommends approval of the variance,” the planning presenter said, adding that the no‑build/no‑alteration strip is intended to protect the ditch embankment and ease maintenance access.

Follow up and next steps

The applicant must satisfy the staff’s listed conditions — including road improvements, finalized irrigation easements, DEQ and DNRC approvals for wells and septic systems — before the county will accept a final plat for recording. Planning staff will circulate final conditions and verify that required easement language and buyer notifications are recorded.

Ending

The board’s approval moves Willow 4 into the final plat stage with conditions designed to protect ditch infrastructure, maintain safe access and ensure water and septic systems meet state and county requirements.