Commission conditionally approves Crystal Springs Estates preliminary plat after heated debate over livestock covenants

The Anaconda-Deer Lodge County Commission granted conditional approval of the Crystal Springs Estates preliminary plat after a lengthy discussion focused on homeowners association covenants that would permit livestock on residential lots.

Planning staff presented the preliminary plan and listed 10 recommended conditions of approval. Commissioners and nearby residents raised concerns that the draft HOA covenant initially allowed two cows and two horses on lots averaging roughly 1.2–1.7 acres, which several speakers said is not adequate. "I don't see where the idea of having cows and horses in this residential subdivision is reasonable," said Commissioner Bodette, who pressed for enforceable restrictions.

Developer Ken Jenkins of Montana Northwest Company said the draft covenants had been revised: owners would need to hold three contiguous acres to keep livestock and animals would need to be penned rather than allowed to graze. Jenkins proposed adding an eleventh condition to the preliminary plat requiring the livestock covenant to mandate contiguous three-acre ownership; planning staff said they would include that as a condition before final plat approval.

Public commenters gave mixed views. Sebastian Gilmetonia described the West Valley's mixed residential–rural character and urged flexibility for small-scale equestrian uses, while others warned of enforcement and animal-welfare issues on small lots.

Planning staff reiterated that preliminary approval would be conditional; the final plat must meet the listed conditions, including the newly agreed livestock covenant change, before lots can transfer. Commissioner Smith moved to approve the preliminary plat with the added condition; Commissioner Gates seconded and the motion passed unanimously.

The commission's action allows presales of lots but not final transfers until conditions are met and the final plat is recorded.