FAQS

Raynolds Pass, elevation 6,844 feet (2,086 m), is a mountain pass on the Montana-Idaho border in Madison County, Montana. The pass is on the Continental Divide and is traversed by a state highway (Idaho State Highway 87 and Montana Highway 87).

Zoning defines how the land in a specific area will be used and what purposes the zoned land can serve. It can keep a residential district residential, a commercial district commercial, an industrial district industrial, and so on. By managing the use of the land and the activities on it, property value considerations such as water availability, public health and safety protections, and the other attributes which make the zoned area desirable, are preserved through an intentional plan. Current and future property owners have a common set of land use guidelines enforced by the county.

No, this zoning initiative will not prevent rentals of your home. However, under the tenets of the proposed concept for Raynolds Pass zoning, lodgings and spaces created for the sole purpose of renting would not be allowed if they are defined as commercial enterprises by the state, such as hotels and RV Parks.

No, this zoning initiative will not tell you how to rent your home. Regardless, please consider that your home is in a residential area, it reduces wear and tear on neighbors if the rental is for a minimum of one week and the renters follow rules that preserve the rights of neighbors to peaceful enjoyment of their home and private property.

No, this zoning initiative will not interfere with your right to divide your property amongst immediate family members, please see Montana Code 76.3. Part 3. A link to the code can be found on the Resources section of this website.

Zoning does not change covenants. Zoning is an overarching legal definition of land uses within a defined district. Covenants are specific rules which may be attached to a property purchase. If there is a conflict between the zoning and covenant rules, the zoning definitions are the determining factor.

For example, a covenant states that property owners may dispose of their petroleum products, a hazardous material, on their property. A zoning regulation states that disposal of hazardous materials must be disposed of in approved containers according to city, county or state regulations and disposed of at authorized sites. The property owner is required to adhere to the zoning regulation, not the covenant.

This zoning initiative will protect the public health and safety, wildlife, and water reserves in the proposed Raynolds Pass Zoning District by maintaining the current state of agricultural and rural residential land use. Commercial development will not be permitted. Existing commercial enterprises will not be affected. Small home-based businesses will be permitted as they are today. New construction and expansion must adhere to the Madison County Growth Policy and Subdivision Regulations as always.

The community will define a metric for calculating the density of structures built throughout the zone which will give migratory animals such as elk, pronghorn and mule deer a chance for survival.

One recommendation is that new development consider cluster development, which is proven to provide for open space while protecting privacy, enjoyment of property, and property values for residents.

Cluster development is a time-tested land use plan to preserve the rural character of the land by retaining open space and leaving natural assets undisturbed.

Cluster developments reduce building costs by reducing road and utility costs and increase the value of property over time by preserving the inherent qualities of the landscape which includes space, wildlife, and clean water.

Headwater Economics, in a report published in May of 2023, analyzed and described the nature of the growing pressure on amenity communities such as ours at Raynolds Pass.

“More than ever, people are visiting and moving to places with inspiring natural amenities: forests, lakes, beaches, trails, and wildlife. Local and state governments, recognizing that promoting outdoor recreation can be a powerful way to diversify economies, have devoted billions in funds to encourage more tourism and investment. Yet rapidly growing outdoor recreation economies can also come with serious drawbacks.

For many places the influx of tourists and new visitors is creating profound problems. Housing has become unaffordable, forcing long-time residents out and contributing to labor shortages. Infrastructure, municipal finances, and community well-being can be overcome by a wave of unexpected growth and fraught public discourse.

The paradox of a place with natural attractions that make it a great place to live but also threaten it with being “loved to death” is known as the amenity trap.” https://headwaterseconomics.org/outdoor-recreation/amenity-trap/

Follow update at the website. https://protectthemadisonvalley.org