Columbia Falls approves preliminary plat for T and C Business Park, grants sidewalk and curb variances

Columbia Falls City Council approved a conditional preliminary plat for the T and C Business Park, a five‑lot light‑industrial subdivision at 330 Meadow Lake Boulevard, and granted variances to internal sidewalks and curb-and-gutter standards, the council said.

Staff told the council that the 10.47‑acre site was formerly used for heavy equipment storage and contains substantial uncontrolled fill. “The geotechnical investigation found areas of deep fill consisting of uncontrolled field materials that contain significant organic matter,” a staff member said, noting Alpine Geotechnical’s recommendation that mass excavation and replacement with structural fill will be required for some lots.

The council’s approval follows staff findings that the property is zoned light industrial (CI‑1) and is inside the city’s water and sewer service area, even though the Columbia Falls Growth Policy designates the area for multifamily residential. Staff emphasized that growth policies are not regulatory and do not change zoning.

Council members heard several technical constraints and conditions. The geotechnical report found groundwater in three test borings at about 17 to 27 feet below grade and recommended Alpine Geotechnical be retained to evaluate subgrade for roads and to review final design plans. Staff also noted a potential wetland on Lot 5 shown on the USGS wetland map; the application showed no planned disturbance to that wetland but staff recorded that if disturbance occurs the applicant must contact the U.S. Army Corps of Engineers to determine whether a permit is required.

Traffic estimates supplied with the application projected “approximately a 153 average daily trips,” the staff member said, and staff recommended constructing an asphalt or concrete pedestrian path along the Meadow Lake frontage because of the site’s proximity to Highway 2. The council voted to grant the applicant’s requested variances to forgo internal sidewalks and curb and gutter inside the private subdivision street, citing the light‑industrial use and the low expected pedestrian volume.

Council deliberations touched on the internal road width and maintenance. Staff said the proposed 24‑foot private internal road meets city code for the planned industrial use and that a property owners’ association would be responsible for long‑term maintenance, including snow removal. A councilor pressed whether the preliminary plat language (“but not limited to five lots”) would allow more lots in the future; staff replied that the plat specifies the proposed number of lots and any future change would require further application.

The motion to approve the preliminary plat and associated variances referenced staff report CPP25‑02 and included the conditions that the applicant follow Alpine Geotechnical’s recommendations and comply with other conditions listed in the staff report. The council recorded the following votes: Councilor Piper, aye; Councilor Price, no; Councilor Kipes, no; Councilor Sheppard, aye; Mayor Barnhart, aye. The motion passed.

Next steps include final plat submittal and the required design work and permits; staff will require geotechnical oversight during final design and an outfall shown on the stormwater plan prior to final plat approval.