2nd Street project revised for third time
Two sizable housing developments proposed for Whitefish will seek approval from the City-County Planning Board during its Thursday meeting.
The 2nd Street Apartments project returns after being renamed the 2nd Street Residences. This is the third time the project has come before the planning board seeking approval for zone changes and a planned unit development overlay to develop a multi-family/condominium project.
Phase three of the Great Northern Heights is requesting a preliminary plat and planned unit development overlay. The project calls for 21 townhouses on a little more than six acres.
2nd Street Residences
Located on East Second Street east of Cow Creek, the project has come before the planning board twice already and both times neighbors of the project claimed that it was too dense. Developers William MacDonald and Sean Averill, of Community Infill Partners, both times asked to redesign the project and return.
The updated project now includes 143 housing units, down from the original 174 units. The density now sits at six units per acre with 92 apartments, 20 attached condos and 16 detached condos proposed.
The revised plan eliminates larger multi-plex buildings with smaller multi-family buildings. The majority of the buildings are two-unit buildings with 22 of those as condos for sale and 15 of which are single family homes with accessory apartments. There are also three-, four- and five-unit buildings planned.
The redesign maintains the plan for single family homes along East Second Street and multi-family structures located in the center of the project.
About 68 percent of the project will remain in open space throughout the development. There are several pedestrian trails planned, including a playground and picnic shelters.
As part of the plan, the developer has agreed to provide 14 units to the Whitefish Housing Authority for affordable housing.
Armory Road would be extended into the property and go north before turning to the east property line. There will be two accesses onto East Second Street. The main circulation is a loop through the center of the project connecting to East Second in two places.
Planning staff cautions the planning board by saying it will need to weigh the pros and cons of the project before making a decision.
“On one hand the applicant will be providing benefits to further the goals of the city including affordable housing, the extension of utilities and a much needed right-of-way to further the development of a better transportation circulation system on the north side of East 2nd Street,” the report notes. “On the other hand, the density is still higher and the use more intensive than the immediate neighborhood.”
Great Northern Heights
Hilltop Partners LLC is requesting the approval of the 42-lot subdivision containing 21 townhouse buildings. The third phase is located within the larger Great Northern Heights subdivision behind Western Building Center and Midway Rental. The applicant first received approval for the third phase in 2006 and then received an extension, but that has since expired.
The site is currently undeveloped and bound by pasture land to the west and the drainage/wetland area to the north and west.
The PUD is needed for a density bonus and to accommodate the design of the project to permit multi-family units in a single family zone.
In order to better fit into the existing neighborhood and transition from the single family to the townhouse area to the south, planning staff is recommending the density be reduced to a maximum of five dwelling units per acre. The project proposes a density of seven units per acre.
Planning staff is recommending the planning board table the proposal until the applicant can come back with an updated project.
The planning board meets Thursday, July 18 at 6 p.m. at City Hall.