Planning Commission

WHITEFISH COMMUNITY DEVELOPMENT BOARD July 17, 2025 6:00 PM A) CALL TO ORDER Vice Chair Whitney Beckham called the regular meeting of the Whitefish Community Development Board to order. Board members present: Whitney Beckham, Phil Boland, Jon Heberling, Mallory Phillips, Toby Scott, Scott Wurster and Rebecca Norton. City staff present were Planning Director David Taylor, Senior Planner Wendy Compton-Ring, Planner I Lauren Macdonald, Public Works Director Craig Workman, and Legal Assistant Bree James. There were approximately 10 people attending in addition to the board members and staff. B) COMMUNITY DEVELOPMENT BOARD APPOINTMENTS: 1. Selection of Whitefish Community Development Board Chair Wurster made a motion to nominate Whitney Beckham as Board Chair, seconded by Scott. The nomination for Whitney Beckham passed unanimously. Whitney Beckham accepted the nomination. 2. Selection of Whitefish Community Development Board Vice Chair Wurster made a motion to nominate Toby Scott as Vice Chair, seconded by Beckham. The motion passed unanimously. Toby Scott accepted the nomination. C) AGENDA CHANGES None D) APPROVAL OF THE JUNE 19, 2025, MINUTES Scott made a motion, seconded by Boland to approve the minutes. The motion passed unanimously. E) COMMUNICATIONS FROM THE PUBLIC (Items not on the agenda) None F) UNFINISHED BUSINESS None Whitefish Community Development Board July 17, 2025 pg. 1  G) PUBLIC HEARINGS: 1. WZV 25-04 A request by Haley and Bevan Evans for a variance from the 50-foot front yard setback and 10% lot coverage in order to develop a new single-family home. The property is currently developed with two sheds, a detached garage, a single-family home, and a guesthouse. The property is zoned WCR (County Residential District). The property is located at 485 Armory Road and can be legally described as Tract 5D, in Section 33, Township 31 N, Range 21 W, P.M.M., Flathead County. Planner I Lauren Macdonald reviewed the staff report, findings and conditions of this request. As of the writing of WZV 25-04 no public comments have been received. Staff recommended adoption of the findings of fact within staff report WZV 25-04 for approval of the variance from the 50-foot front yard setback and 10% lot coverage in order to develop a new single-family home. COMMUNICATIONS FROM THE BOARD Norton questioned how the property was annexed, given it was surrounded by county. Macdonald explained in 2022 the property’s septic failed, and the county denied a new septic permit due to proximity to municipal sewer. The owners then came to the City of Whitefish to extend sewer and were told they would need to be annexed to receive sewer. Heberling does not agree this meets the minimum requirements for a variance. Beckham supports this variance. Wurster questioned Heberling’s concerns and asked if he wanted a smaller footprint. Macdonald referred them back to page 6 of the handout where the 17% lot coverage was explained. COMMUNICATIONS FROM THE APPLICANT/AGENCIES The applicant Bevan Evans explained why they needed the variance for their home. Norton was concerned about safety near the road but thought the garage design was good. MOTION AND VOTE (WZV 25-04) Scott made a motion, seconded by Norton to approve WZV 25-04. The motioned passed on a 6 to 1 vote, with Heberling voting against. Whitefish Community Development Board July 17, 2025 pg. 2  2. WZV 25-05 A request by Frank Lamb for a variance from the 10-foot side yard setback and lot coverage in order to develop a new single-family home. The property is currently developed with a single-family home and is zoned WR-2 (Two-Family Residential District). The property is located at 415 Columbia Avenue and can be legally described as Lot 20, south 15- feet of Lot 21, Block 64, Whitefish Original in Section 36, Township 31 N, Range 22 W, P.M.M, Flathead County. Planner Macdonald reviewed the staff report and findings. As of the writing of WZV 25- 05, four comments have been received with one in opposition. Staff recommends adoption of the findings of fact within staff report WZV 25-05 for approval of the reduced side yard setback and increase in lot coverage. COMMUNICATIONS FROM THE BOARD Scott asked if the neighborhood required homes to be ‘stick-built,’ and Macdonald replied no. Wurster asked whether the proposed home and its resulting lot coverage were comparable to the building area represented in a handout illustrating the lot’s designated building envelope. Macdonald explained the proposed coverage would be slightly greater than the envelope’s indicated area. COMMUNICATIONS FROM APPLICANT/AGENCIES Frank Lamb, 415 Columbia Avenue, explained how the new entry would look. They would get rid of the porch on the side, which would make this only a few 100 square feet larger than the existing home. They would get rid of the existing sewer lines and put in new water and sewer. Heberling questioned how they picked the size of the modular home, which Lamb explained there were choices with this size but they wanted a porch to face the road and give the property a nice visual. Wurster asked why there was a letter of opposition which Lamb thought was because they were under the impression it was a mobile home going on the property and not a modular home. Lamb explained how the old sewer will be abandoned due to issues in the past. MOTION AND VOTE (WZV 25-05) Heberling made a motion, seconded by Scott to approve WZV 25-05. The motion passed unanimously. Whitefish Community Development Board July 17, 2025 pg. 3  3. WPUD 25-01 A request by Karrow Whitefish Investment, LLC is requesting a 4th Amendment to the approved Planned Unit Development (PUD) to increase the total number of residential units up to 150 from the previous 97 units. The property is currently undeveloped and is zoned WI-T/WPUD (Industrial Transition with a Planned Unit Development) and WT-3/WPUD (Neighborhood Mixed-Use Transitional District with a Planned Unit Development overlay). The property is located at 95 Karrow Avenue and can be legally described as Whitefish Yards (Lots 1-10) in S35/36, T31N, R22W, P.M.M., Flathead County. Senior Planner Wendy Compton-Ring reviewed the staff report and findings. As of the writing of WPUD 25-01 no comments have been received. Staff recommends adoption of the findings of fact within staff report WPUD 25-01 for approval to increase the total number of residential units up to 150 along with other requested zoning deviations. COMMUNICATIONS FROM THE BOARD Beckham asked if this variance would help move things within the project, and for clarification on the lot sizes. Compton-Ring explained only one lot in the subdivision would not be able to build over 3,500 square feet without this PUD approval. This would allow the applicant not to have to request additional use permits and allows the roof heights to vary across the site. Heberling asked for clarification regarding the affordable housing requirements and if the City could require more, which Compton-Ring explained no. Boland is concerned about a warning light when the signal is added to E 2nd Street and Karrow Avenue. Craig Workman, Public Works Director, said the developer was working with the state Montana Department of Transportation on the intersection signal. Wurster asked if WT-3 adds an additional 4-feet which Compton-Ring explained would be 7-ft. Wurster questioned the storm water consideration to the river and how it would be treated. Compton-Ring explained it had already been approved by the City. Workman further explained the storm water management plan was in place and all the work had already been completed which meets the discharge requirements. Norton’s concerned about the substantial change and whether there had been enough notice to the public. Compton-Ring explained the neighbors had been notified as well as a notice placed in the paper and the complete application is on the city’s webpage. Norton mentioned the traffic study conducted and if another one would be needed for the new proposal. She is also concerned about the safety risks for the town if the light isn’t Whitefish Community Development Board July 17, 2025 pg. 4 put in before the development is completed. Workman explained once the warrant is met for the light the developer would be required to put it in according to the bond and this plan brings down the total amount of vehicle trips per day. Heberling asked if an additional condition of approval for 20% affordable housing could be added and was told no. Compton-Ring explained there are a whole range of requirements that need to be met. COMMUNICATION FROM APPLICANT/AGENCIES Aaron Wallace, 158 Railway Avenue, Montana Creative, the applicant’s representative. The project received final plat. Wallace explained the live/work balance didn’t pencil so they are changing to a high density resort setting not far from the original plan. They looked at the original plan from 2022 and Lot 3 was very small. It is now bigger, and they have new parking standards. The 14 affordable townhome units would be 1-2 bedrooms, and they are only rearranging the housing. Heberling asked if the affordable units would be under 1000 square feet, which Wallace explained would be around 1200-1500 square feet. Norton wondered if the bridge was still moving forward and Workman explained they only had approval from Fish, Wildlife and Parks (FWP) and were waiting on an easement from Department of Natural Resources (DNRC). She also asked about the railroad cars and was told BNSF had pulled the track. Norton brought up the Peace Park and if they would be working with the Community Land Trust which Wallace said it was too early to know. Scott asked if a hotel and possible restaurant were still being planned. Wallace replied yes on lot 6 but was unsure about the restaurant. They plan to have open space for the residents with a pool and BBQ place. Scott questioned if a Homeowners Association (HOA) would be established, which Wallace explained these are only monthly rentals, so no HOA was needed. Wallace discussed with Wurster the bridge and how it is planned on the east corner with connection to the downtown area so it would expand the trail and bikes could use it. Wurster has concerns about emergency evacuation and whether this trail could be used. Workman explained the fire department has a side by side that can go across the bridge just like the Skye Park Bridge. Phillips asked if a fence would be placed around the Peace Park, which Wallace explained the original agreement was designed for easy flow and not a wire fence. Whitefish Community Development Board July 17, 2025 pg. 5 Boland wanted to know if Casey Malmquist was still involved and who owns the property now. Wallace said no, the new owners are from Orlando, Florida. PUBLIC COMMENT None. MOTION AND VOTE (WPUD 25-01) Boland made a motion, seconded by Wurster to approve WPUD 25-01. The motion passed unanimously. BOARD DISCUSSION Wurster believes this is a good spot for the project and will benefit the community. 4. WSUB 25-01 A request by the City of Whitefish for a Subdivision Text Amendment to §§12-2-5 (Variances), 12-3-12 (Final Plat Process), 12-4-11 (Parkland and Open Space Requirements), 12-5-3 (Divisions of Land Exempt from Review but Subject to Survey Requirements and Zoning Regulations) and 12-6-1 (Terms Defined) to accommodate changes to state law due to the adoption of Senate Bill 553 and House Bills 233 and 714 pertaining to various amendments to the Montana Subdivision and Platting Act. Senior Planner Wendy Compton-Ring reviewed the staff report and findings. As of the writing of WSUB 25-01 no comments had been received. Staff recommended adoption of the findings of fact within staff report WSUB 25-01 for approval of the subdivision text amendment. COMMUNICATIONS FROM THE BOARD Scott confirmed the changes were in blue, not red in the packet. Wurster asked if there was dedicated parkland that would want to deed back to an HOA which Compton-Ring referred him to Maria Butts, the Parks and Recreation Director. PUBLIC COMMENT None. Scott made a motion, seconded by Boland to approve WSUB 25-01. The motion passed unanimously. H) GOOD AND WELFARE Whitefish Community Development Board July 17, 2025 pg. 6  • Matters from Board Beckham thanked Rebecca Norton for filling in at the meeting. • Matters from Staff None. • Poll of Board Members available for next meeting, August 21, 2025 All board members except for Boland indicated they would be at the August 21, 2025, regular meeting. • Reminder: Vision Whitefish 2045 Work Session at 6 p.m. Wednesday, August 20, 2025 I) ADJOURNMENT Beckham made a motion, seconded by Scott, to adjourn the meeting at 7:25 p.m. Whitefish Community Development Board July 17, 2025 pg. 7