Downscaled plan approved for phase 3 of Great Northern Heights

A revised plan for the third phase of the Great Northern Heights neighborhood received approval from the Whitefish City-County Planning Board Nov. 21, but not before the board slashed the number of lots in the subdivision.

This was the third time developer Hilltop Partners has come before the planning board this year seeking approval of their plan for the 6-acre property — first for 42 townhouses, then for 20 single family lots and six townhouses, and then last week for 24 single family lots.

However, neighbors last week told the planning board they would prefer the now-expired 2006 plan for the property that called for 21 lots. They asked for larger lot sizes of 10,000 square feet that more resembles the rest of the development, rather than the mix of lot sizes planned that included lots as small as 5,300 square feet.

“The standard lot size is not acceptable,” Great Northern Heights resident John Gerbozi said. “It’s going to be smaller houses. I’m pleased they went back to single family lots, but I still prefer larger lot sizes.”

Neighbors who spoke in opposition said the project is too dense, presents traffic safety issues, and that it could have a negative impact on their property values.

Hilltop Partners is seeking a preliminary plat and planned unit development overlay to create 24 single family lots for the property located west of the Great Northern Heights neighborhood off Great Northern Drive and Brimstone Drive. The PUD is to accommodate the design of the project due to a wetland buffer.

Board member Greg Gunderson asked why the developer had changed its plans.

“I’m not sure why we can’t go back to 21 lots,” he asked.

Micheal Morton of Hilltop Partners said constructing the larger lot sizes as in the 2006 plan no longer makes the project viable because the phase now has to meet the requirements in the city’s critical areas ordinance of a larger buffer around wetlands on the property.

“There’s not the same potential for revenue with 21 lots,” he said. “We’re only asking for three additional lots. That’s not a huge increase. The CAO has made it so the lots have to be smaller.”

Gunderson made a motion to amend the plat to only allow 21 lots. The amendment passed 3-2 with Gunderson, Rick Blake and Diane Smith voting in favor. Dennis Konopatzke and Ken Meckel voted against the motion.

“I appreciate what you are trying to do,” Meckel said to Gunderson. “I’m hesitant to start designing projects — I go more for the approve or disapprove.”

The board voted unanimously to recommend the preliminary plat and PUD to city council.

Board member Diane Smith said she felt no choice but to vote in favor of the request because the city previously approved Tamarack Ridge despite similar objections from neighbors on that development. City council last month approved plans to develop Tamarack Ridge with 32 lots off Haugen Heights Road.

“Citizens purchased theses properties with certain expectations,” she said. “Now Whitefish finds itself in a place where I don’t know how Whitefish can approve Tamarack Ridge and not this. Whitefish has boxed itself in.”

Staff had recommended a condition on the plat that required a road extension of Great Northern Drive through the western edge of the property for future street connection. However, the planning board voted to strike the requirement.

City council is set to hold a public hearing on Great Northern Heights Phase 3 at its Dec. 2 meeting.