The Columbia Falls Planning Commission voted to forward a newly completed housing needs study to the City Council after a presentation by consultant Wendy Sullivan and a public hearing.

Wendy Sullivan of WXW Consulting presented the study’s findings, describing the work as an estimate of housing needed by price point and tenure over the next five to 10 years based on public data, local records and interviews with realtors, employers and housing providers. "My name is Wendy Sullivan. I'm with WXW Consulting," she said during the presentation. Sullivan told commissioners the study’s purpose is to inform growth-management choices and grant applications and to guide zoning and incentive strategies.

Sullivan outlined the study’s headline findings: home sale prices in the area have increased substantially since 2020 (from about $310,000 in 2020 to roughly $575,000 in the most recent year cited), rental vacancy rates are near a healthy 5 percent, there are fewer than 100 vacant lots available in the city, and affordability is commonly measured as monthly housing costs at no more than 30 percent of household income. The study produced a range of housing-need estimates depending on assumptions — for example, building enough housing to fill all currently unfilled jobs in the area would require roughly 185 units, while smaller scenarios focused on retaining current workers produced lower unit estimates.

Commissioners and staff framed the study as a tool for the next steps in the city’s planning work. A commissioner asked whether the study satisfies state statutory requirements in Senate Bill 382; a staff member and the consultant said the study addresses the required elements and noted the city will follow with an RFP for a land planner, updates to sewer and water capital plans, and revisions to zoning and subdivision regulations to align with a new land-use plan.

Public comment included concerns about outreach and notice. One resident, identified by the chair as Shirley, said public notification for the hearing had been inadequate and urged the commission to "work with city staff" to broaden outreach and use social media in addition to legal notices. The chair responded that staff will work to improve communication so residents have sufficient advance notice of future hearings.

The commission then took a motion to forward the study to the City Council. Commissioner Canmore moved "to pass on the housing study as presented," and Commissioner Ping seconded. After brief discussion about whether additional information was needed, the commission conducted a voice vote; the chair announced all in favor and none opposed, and the study will proceed to a City Council public hearing (a May 5 date was mentioned).

Sullivan and commissioners highlighted policy tools the city can consider to expand attainable housing, including density bonuses, targeted incentives, annexation policy adjustments, partnerships with housing organizations and local financing strategies. Sullivan advised the commission that federal and state programs are often limited to certain income bands, and that local funding or incentives can be necessary to close capital gaps and produce below-market units.

The commission closed the meeting with scheduling notes about upcoming subdivision and zoning items and then adjourned.

Next steps: the study will be placed on the City Council agenda for a public hearing; the planning staff indicated additional land-planning and zoning work will follow, including an RFP for a land planner and subsequent regulatory changes.