Commission approves Little Shell Tribe’s Good Medicine housing annexation and PUD zoning, 4–1

The Great Falls City Commission voted 4–1 on July 21 to annex approximately 18.4 acres for the Little Shell Tribe’s Good Medicine housing development, adopt Planned Unit Development zoning (Ordinance 3284), and approve an amended plat dedicating California Avenue as public right-of-way.

Strategic Development Officer Brock Cherry described the proposal as a mixed residential neighborhood with 115 dwelling units — 65 single-family and duplex units and 50 apartment units — intended as rental or lease housing administered by the Little Shell Tribe for tribal members. Senior Transportation Planner Andrew Finch summarized staff’s traffic analysis, which used the Institute of Transportation Engineers’ Trip Generation manual and estimated roughly 950 average weekday trips and 94 peak-hour trips. Staff recommended approval, subject to seven conditions in the improvement agreement.

Applicant representatives said Phase 1 funding is secured and construction could begin after approval; full buildout is expected within about five to six years depending on funding. Jana Cooper of TD&H Engineering urged approval, saying the proposal "will be a great addition to Great Falls." Several local organizations and dozens of speakers — including Tribal leaders, housing advocates, NeighborWorks and the Great Falls Development Alliance — voiced support at the public hearing for the project’s potential to add housing and jobs. Valley View neighborhood residents and others raised repeated concerns about traffic, pedestrian safety, sidewalk gaps near schools, and the prospect that the property could later enter federal trust status and become tax-exempt.

Deputy City Attorney Rachel Taylor told the Commission the Improvement Agreement includes a termination clause that would take effect if the property were later placed into federal trust, creating a mechanism for the City to negotiate any future provision of municipal services. She also noted the housing program is "part of a federally authorized tribal housing program established under the Native American Housing Assistance and Self-Determination Act" and is governed by federal statutes and program requirements.

Commissioners Rick Tryon, Casey Schreiner and Shannon Wilson said the project meets City policies and helps address housing shortages; Commissioner Joe McKenney dissented, stating he wanted additional time to resolve traffic and financial concerns and would have preferred postponement. The Commission adopted Resolution 10632 (annexation and improvement agreement), Ordinance 3284 (PUD zoning) and the amended plat, each by a 4–1 vote with McKenney dissenting.

The Improvement Agreement requires the developer to construct infrastructure, including California Avenue as a public street; internal streets will be private but built to City standards and open for public access. Staff noted the Montana Department of Revenue confirmed the property is currently held in fee simple and will generate property tax and utility revenue upon annexation; staff also said the City retains regulatory authority while the property remains fee simple.