Landslide stymies plat extension

Two years ago a massive landslide on Lookout Ridge scratched a 1,000 foot scar into the hillside near Big Mountain. Mature trees were snapped like twigs, and tons of dirt and debris were left piled across an access road to the undeveloped subdivision.

The landslide has since been cleared, but it remains a road block to a critical plat extension for the proposed 267 acre development north of Iron Horse.

In early June, Whitefish Credit Union, on behalf of Lookout Ridge Investors, asked the city for a 24-month preliminary plat extension until 2015. The preliminary plat was set to expire June 21. Planning staff recommended approval of the request.

However, Whitefish City Councilors voted 4-2 on June 17 in favor of extending the preliminary plat for up to six months, allowing time for investors to reexamine the proposed development in regards to the stability of soils around the area of the landslide. Following the six month period, council will once again consider whether to extend the plat for the full two years.

Councilman Richard Hildner was the first to express concerns about whether land stability issues have been fully addressed.

“This is the location of a major landslide,” Hildner said. “I see an opportunity to make improvements.”

Frank Sweeney agreed that it was a good idea to have the developers revisit their plans.

“This was a significant movement of ground,” he said. “It’s a reasonable thing to ask the current owner to look at it. They need to know what these problems are.”

Chris Hyatt argued that by not granting the full plat extension, the city was unfairly creating a hardship on Whitefish Credit Union, which is acting as an agent to the investors while the property remains in litigation.

“We’ve been working with every bank, and large landowners like Big Mountain,” he said.

“Now you’re creating a hardship for them.”

Bill Kahle agreed that not extending the plat for the full two years could put the credit union in a difficult situation.

“At end of day, the current owners have the liability of what they’re trying to sell,” he said. “Putting additional burden on the credit union while they’re trying to liquidate [the property] is not responsible.”

“The last thing they want to do is sell lots that will end up in the middle of Iron Horse.”

“They’re aware of the problem. If we don’t extend this we’re going to leave the credit union with no value.”

Representing the credit union, Ryan Purdy told council that as an agent to the investors, the credit union has no legal rights to make changes to the property.

“We don’t have the right to do much,” he said. “Whoever buys this property is who you should have sitting in this room.”

Originally, the landslide was blamed on saturated soils from a wet spring.

Mayor John Muhlfeld said a site evaluation revealed an access road wasn’t constructed up to standard. He said it lacked surface drainage and there is water loading on nearby slopes.

Muhlfeld contends the city has the responsibility to look out for and protect adjacent property owners, such as Iron Horse.

“[The Iron Horse Home Owners Association] is concerned.” Muhlfeld said. “It’s best to make sure this doesn’t happen again.”

The six month extension was granted with Kahle and Phil Mitchell in opposition.

A preliminary plat for Lookout Ridge was first approved in 2007. The proposed development includes 75 lots and 131 units.