Residential parking lot denied
A
proposed private parking lot in a residential neighborhood was
unanimously voted down by City Council Feb. 6 after more than an
hour of public comment and debate.
Whitefish developer Greg Carter had
applied for a conditional use permit to add a private parking lot
on the 300 block of Kalispell Avenue behind an office complex he
built at 307 Spokane Ave. An existing house was to be removed and
donated to the Whitefish Housing Authority to make room for the
parking area.
The property in question is zoned as
high density multi-family residential. The growth policy
designation in the area is for high density residential and the
Downtown Master Plan calls out future uses in this area as
residential.
The planning department said the
project will impact the integrity of the neighborhood, but that
other permitted uses, such as a multi-family development, could
have more of an impact than a parking lot. Staff recommended an
option for approval that included 10 conditions, including
extensive landscaping and buffers, a light-tight fence and a
drainage plan.
On behalf of Carter, Scott Elden of
Montana Creative Architecture and Design, told council the
precedent for private parking lots in residential areas had already
been set. He pointed to the Post Office and First Interstate Bank
parking lots which are both in residential zones.
Carter told council there was no
personal financial gain by building the parking lot. The reason for
his permit request was because he was attempting to ease a parking
burden in that area of town. He previously told the Planning Board
there wouldn’t be restrictions on the public using the lot, but
that it would be predominately used by people working in the 307
Spokane building.
Carter noted that the proposed plan
featured 3,600 square feet of parking and 6,000 square feet of
landscaping and buffers to help mitigate concerns neighbors
had.
“I do understand many of the reasons
some are concerned about,” Carter said. “It’s a hurtful situation
and I wish it wasn’t that way.”
A handful of people spoke in favor of
the lot during public comment. Marshall Friedman said downtown is
tremendously strained by a lack of parking and that when Block 46
at Second Street and Spokane is developed the Whitefish Middle
School Auditorium will lose parking.
Eleven people spoke in opposition of
the project. Most were concerned that a parking lot would change
the character of the residential neighborhood.
John Ellis said he was astounded the
plan was being justified as a way to ease the downtown parking
problem.
“Sure, it’s a problem, but that’s our
burden with a successful downtown,” Ellis said, “but let’s not take
that out on the neighborhoods.”
Councilor Phil Mitchell said this was
one of the toughest decisions he’s had to make as a councilor.
“Greg is trying to solve a parking
issue,” he said. “Yet, I still have compassion for the Kalispell
Avenue neighborhood.”
John Anderson said Carter was trying to
do the “right thing” but that he hadn’t met the criteria for the
permit.
Richard Hildner said the parking lot
could devalue property in the neighborhood.
“People do make these [purchases] as
lifetime investments,” he said.