No decision on 2nd Street apartment project

The developers presented their plan in detail, dozens of neighbors had their say, and still no decision was made on the controversial proposal for a large-scale apartment and condo project on East Second Street.

Whitefish City Council on Monday voted 5-1 to table a discussion on the proposed 2nd Street Residences after hearing more than three hours of public comment. Phil Mitchell was the lone vote against. They will continue the discussion at their next meeting set for Sept. 3.

Councilman Bill Kahle motioned to table as the clock on the chamber wall crept past midnight. Despite the late hour, City Hall remained packed with residents anticipating a verdict on the hot-button issue.

“This is a critical decision and I have a lot of questions,” Kahle said. “I’m not prepared to make an informed decision tonight.”

Developers Will McDonald and Sean Averill of Community Infill Partners are planning to construct 143 housing units on 24 acres of open land east of Cow Creek. The 2nd Street Residences would include 92 apartment units, 36 condominiums and 15 accessory apartments.

Fourteen of the units would be affordable housing managed by the Whitefish Housing Authority as part of a density bonus.

Single-family residences for purchase would front East Second Street, while rental units would be clustered in pods in the center.

A rezone and planned unit development overlay are being requested to allow the project to go forward.

The zone changes would be from one-family residential to two-family residential, and from agriculture to an estate residential district. The proposed PUD will allow the developers to cluster homes and retain 68 percent open space.

City staff is recommending approval of the zone change and PUD with 19 conditions.

The City-County Planning Board recommended approval of the project at their July 18 meeting following a 5-1 vote.

The project has been scaled down numerous times since it was first presented to the public this spring as the 2nd Street Apartments. The original plan called for 174 housing units in large multi-plex buildings, the maximum density allowed.

In presenting their plan to council Monday night, Averill said they’ve listened to the neighbors’ concerns.

“It’s been a long process and we’ve been taking it very slow,” he said. “We’ve read all those letters and taken it seriously to get this right for the community. We realize we can’t develop without impact, but we’ve tried to limit the impacts as much as possible.”

Averill said the chosen site on East Second Street is the only property in town that allows a master plan community with affordable housing, while keeping open space, parks and trails, and other amenities.

He said their plan would help cut into a shortage of affordable housing in Whitefish, which is their founding motive.

“If you can’t afford to purchase a home, this is bleak place to find a rental,” he said.

He cited the city growth policy vision statement that says as Whitefish grows the city will provide affordable housing “so that our teachers, police officers, fire fighters, sales and service people, and others whose services we depend on, can continue to be a part of this community.”

Architect Scott Elden with Montana Creative said the presented design, with single-family homes along East Second, keeps a rhythm to the neighborhood.

“Anyone passing by on Second Street would look in and see a single-family development,” he said.

He praised the small footprint of the infill project, and its preservation of open space, including a stand of old growth trees.

“We haven’t seen this kind of pocket living in Whitefish,” he said. “I’m proud to think we can have these small dwellings and have this nice surrounding perimeter of single-family homes. It’s is a nice innovative way to develop a property and it’s an opportunity to meet our workforce housing needs.”

Most at Monday’s meeting remain in opposition to the development. One after another, residents expressed their concerns ranging from issues with traffic safety to claims of “spot zoning.”

Neighborhood resident Suzie Stagg said the proposal is too dense, a concern echoed by many.

“I’m not opposed to this property being developed,” she said. “I’m against a zone change that allows this density.”

Carol Nelson, who has lived on Second Street for 30 years, says the high-density housing will change the character of the neighborhood “forever.”

Kate McMahon was one who argued the proposed zone change and PUD overlay might constitute spot zoning. A traditional lot layout, she said, would allow only 44 single-family homes.

“That’s a stark difference,” she said, compared to the proposal for 143 units.

“The investment in a home is the biggest investment people will make in their life,” she said. “This rezone allows a density far and above what anyone envisioned.”

Jack Quatman called the proposed zone changes “truly a square peg being pounded into a round hole.”

He also questioned the impacts the development would have on police and fire.

“We’ve just glossed over huge issues.” he said.

Many were concerned about an increase in traffic on the two-lane street.

Nancy Tigue has lived on Second Street for 20 years. While she says the development is “beautifully done,” she has deep concerns about adding more cars to a route used by many cyclists and pedestrians.

Some praised the development for providing quality, affordable rentals.

Whitefish Housing Authority director Lori Collins said they were in support of the project because of its inclusion of affordable rentals, and its proximity to schools, recreation and trails.

“We tell people our waiting list for affordable housing is 3 1/2 years,” she said, “but the last time we were able to assist with an affordable rental was 2008.”

Lontime resident and former state senator Ryan Zinke said he can’t envision a better project given Whitefish’s need for affordable housing.

“What’s changed in Whitefish?” he asked council. “People don’t live here anymore — they can’t afford to.”

KK Jense, owner of Proof Research, said of the 60 people who work at his company, he’s the only one who lives in Whitefish.

“We tried to get all of them to live in Whitefish,” he said. “Nothing was available from a rental standpoint or anything.”

A 2/3 majority vote from council is needed for the zone change and PUD to pass after a petition in opposition to the project was signed by 25 percent of property owners in the neighborhood.

The public hearing held Monday is being kept open until the next council meeting Sept. 3 when a vote on the matter is expected.