Happy Valley casino OK'd
Despite heavy opposition from neighbors, a proposed casino and tavern near Happy Valley on Tuesday won unanimous approval from the Flathead County Board of Adjustment.
The board voted 5-0 in favor of granting a conditional-use permit for the 4,500-square-foot bar, restaurant and casino on the former Midway Motors car lot at the northwest corner of U.S. 93 and Hodgson Road.
“I do feel uncomfortable with this application,” board chairman Mark Hash said, “but we’re restricted in what we can do.”
The application from property owner Gary Ohs and Den Gar Properties LLC meets all the criteria for a conditional-use permit in that commercial zone, the board agreed.
Board member Roger Noble pointed out that although neighbors have raised concerns about traffic safety, the state Department of Transportation did not require a traffic study.
“The two major traffic entities (Flathead County Road Department and state Department of Transportation) haven’t had an issue. I have to default to the experts,” Noble said.
Noble also noted the board recently granted a variance for the nearby MudMan coffee stand to add equipment to offer hamburger meals and OK’d a conditional-use permit for additional storage units across the highway from the proposed casino site.
“We have to be consistent,” he stressed.
Neighbors also were consistent in their message to the board, alleging the casino will create a bigger traffic hazard at that intersection. It will decrease property values and is an unwanted intrusion in the largely residential neighborhood, several people said.
“Property values will decrease,” said Derek Starker, a Cougar Trail resident. “No one wants a casino open until 2 a.m. across the street from your house. A casino element is considered undesirable; I’m sorry, but it is. I truly believe the number of DUIs will increase.”
John Morris said it’s “almost impossible” already to get on and off U.S. 93 at the intersection with Hodgson Road.
“We’ll need a traffic light — that’s a must,” Morris said. “A lot of children and adults walk and bike in that area. It’s basically residential.”
Harlan Mumma cited safety as a paramount concern, given the hill on Hodgson Road near the intersection that creates a blind spot.
Jacquie Cuffe said incidents at local casinos are often reported in newspaper police reports. She wondered if officers could arrive in time if there’s an altercation, given the proposed casino’s rural location halfway between Whitefish and Kalispell.
Dodd Talbot, who said his family built the Happy Valley subdivision, said Hodgson Road already is a “major thoroughfare” for east-west traffic.
Trucks have a difficult time at the U.S. 93 and Hodgson intersection, and often trucks divert to interior subdivision roads through Antelope, Cougar and Bear trails, Talbot said. Adding casino traffic to the mix could worsen the traffic on side streets, he added.
Eric Mulcahy, a land-use planner with Sands Surveying who represented property owner Gary Ohs, said the level of traffic anticipated from the casino/tavern is less than many other commercial uses that could operate in that business zone.
Using Institute of Traffic Engineers data that calculates the trips per 1,000 square feet, it is estimated the casino/tavern would generate 54 vehicle trips per hour during the peak morning hours and 69 vehicle trips per hour during the peak afternoon hours.
A drive-through beverage shop would generate 238 trips per morning hour and 153 trips per hour during the peak afternoon time. Convenience stores and drive-through banks also would generate more traffic than a casino/tavern, Mulcahy said.
Tom Thomas was the only proponent of the casino project other than the applicant. He said that given the high price of a liquor license, it has become difficult for small business owners to compete with national franchises.
“You’re not giving the small guy much of a chance anymore,” Thomas said.
Ohs told the board he understands the neighbors’ concerns, and contemplated having shorter weekday hours. The board, however, did not opt to shorten the hours as a condition of the permit approval. Board member Ole Netteberg said “I don’t think a couple of hours will make any difference.”