---Presently Flathead County does not recognize or allow ADUs. They are not presently defined or permitted in any zoning district in the County; either inside, attached to or detached from a principal residence.           

---The Cities of Columbia Falls or Kalispell do not allow ADUs as proposed. (They may however, allow for guest houses, caretaker and watchmen type buildings or family hardship structures in certain zones on a non-rental basis). 

---Only Whitefish allows ADUs - but they require a conditional use permit allowing for public comment and conditioning or denial of a proposed AUD. The proposed AUD must be attached to a primary single-family dwelling or a garage located behind a primary single-family dwelling on the same lot. The floor area may not exceed 600 square feet. It may only be rented if the property owner permanently lives on-site.

---As proposed, the absence of an owner-occupancy requirement for the principal home on the property can easily lead to both structures being rented and distant or irresponsible landlords allowing typical rental and unruly tenant problems to degrade the quality of neighborhoods.

---With out an owner-occupancy requirement, speculative development may be encouraged where developers could buy up one or more lots and add rental units without regard to the historical neighborhood character.

---While studies show that communities with "favorable" zoning can expect to get approximately one ADU per 1,000 single family homes per year, communities with high levels of tourism could see a higher level of development if safeguards are not in place to discourage or prevent abuse of this housing for short-term rentals.

---Require neighborhoods to show neighborhood support though a petition to the county for a zoning "overlay" district for ADU's and the standards that will best work for their neighborhood, may be a better way to insure that local residents have a real voice in zone changes to their neighborhood.

---Research on best practices for ADUs suggest it is best to locate these units in urban or suburban areas in close proximity to available public services, retail goods and services, transportation networks, and employment options - especially to provide for affordable housing needs for lower-income and senior persons.

---As proposed the 40% limit on ADU square footage size to the principal dwelling could allow extremely large ADUs for very large homes since there is no cap on the size of principal dwellings. This is inconsistent with the desire of many to preserve the character of the district where these units may be allowed. Many jurisdictions place square footage limits on the size of the ADU and establish minimum lot size standards in addition to setting percent limits on ADU structures in relation to principal dwellings.

----The county staff report, in support of this proposed zoning amendment to add ADUs, talks a lot about promoting affordable housing, but the proposed zone change places no limits on rent levels and does not provide---as it could and should--- incentives for those in most need of affordable housing in the county to be able to obtain housing. Instead these additional units that may result from this zone change could easily result in only market rate housing for middle to upper-income tenants or tourist.

---Some neighborhoods or subdivisions have covenants that govern the type or size of home that can be built and if they can be rented. These documents would need to be reviewed for how this zone change might or might not impact them. With or without covenants, before AUD's are adopted for Flathead County standards are needed to better ensure that the character and quality of the zoned area is retained.