New subdivision on Lion Mountain approved
A new subdivision planned on Lion Mountain received unanimous support from Whitefish City Council on Monday following nearly two-and-a-half hours of public comment aired by concerned neighbors.
A petition against the project signed by 25 percent of nearby residents was filed with the city prior to the hearing, requiring a super-majority vote for approval. Councilors said they were sensitive to the neighbors’ concerns, but ultimately they found no reason to deny the project as presented, and even praised its design.
“This is a win for the city, and it’s a win for the neighborhood,” Frank Sweeney said. “This is going to serve the city in the long-term on every level.”
Whitefish resident Ian Collins is planning to develop Tamarack Ridge with 32 lots on nearly 30 acres off Haugen Heights Road east of the Old Town neighborhood.
Council approved the preliminary plat and a zone change that allows up to 32 lots in the development. The undeveloped property was previously zoned as a country residential district, which would allow only 11 large lots in Tamarack Ridge. The land will be rezoned to estate residential to allow for greater density.
The subdivision will be annexed into the city as the project proposes to utilize the city water and wastewater system.
A pedestrian and bike path open to the public is proposed to wind through the subdivision, similar to the path in Iron Horse.
Collins said Tamarack Ridge will appeal to families who want the convenience of being close to town, but with the privacy of a forested lot.
“This will be a unique addition to Whitefish,” he told council. “The goal is to preserve the mature forest character while creating an in-town subdivision connected to sewer and water.”
Councilor John Anderson said the zone change to allow more mid-sized lots will add to the variety of real estate products in Whitefish.
“One mistake I see towns make is that they want to keep things the way they are,” Anderson said. “I see towns enveloping themselves in green space and that makes the cost of buying [in town] unaffordable.”
“By forcing larger lots, all you do is surround your city with green space. This [development] offers something in between.”
Neighbors to Tamarack Ridge aired their concerns about traffic safety, impacts on their property values and potential stormwater issues. They said leaving the current zoning in place would have much less of an impact on the surrounding neighborhoods.
Stumptown Loop resident Nick Polumbus said there weren’t enough compelling reasons to rezone the property. He cited a traffic impact study that says the development will add 306 vehicle trips per day to Haugen Heights Road.
“That puts a lot of pressure on the sidewalks,” he said. “Where do kids bike and walk? Not enough thought has been put into traffic.”
The city will consider a traffic-calming device for the street.
Shelly Means told council Whitefish already has plenty of vacant lots.
“Frankly, there are a glut of lots in Whitefish,” she said. “We need to infill first and avoid sprawl.”
Some spoke in favor of the project and cited Collin’s previous work and character.
“Ian has a level head and understands what he is doing,” former Whitefish Mayor Mike Jenson said. “While character doesn’t warrant approval, it does go toward creditability.”
Former councilor Ken Williams said the project will have a positive impact on the surrounding neighborhoods.
“You’ll get nicer homes and larger lots [in Tamarack Ridge,]” he said. “The rising tide will lift all the boats. Your property values are going to go up. You’ll benefit from that.”