Study cites changing character of 93 West

Whitefish has released its draft plan to guide future land use in the 93 West corridor.

An increasing interest in commercial development combined with major road improvements for the stretch of highway prompted the city last year to begin the planning study.

The purpose of the plan is to adopt a more specific policy for land use, development and growth within the corridor as part of the city’s growth policy. The 1.5 mile corridor begins at the Veteran’s Memorial Bridge and ends just west of Mountainside Drive.

City Planning Director Dave Taylor said changes in the neighborhood with commercial development along with reconstruction of the roadway were major factors in prompting the land use plan. Along both sides of the highway single-family homes have been slowly turning into professional buildings or multi-family housing, he noted.

“We wanted to get ahead of the curve,” he said. “We wanted to look at land use in the area, how it might develop in the future and what commercial activity might be appropriate in the area.”

The corridor study is still in the draft stage and is undergoing revisions based upon suggestions from the 93 West corridor plan steering committee. The city contracted with WGM Group and Sitescape Associates to prepare the plan.

The plan is set for a public hearing before the City-County Planning Board on Aug. 21 before going to City Council. If approved, the corridor plan will become an amendment to the city growth policy.

The planning process created an inventory for existing conditions in the corridor noting that the area is a gateway into the community for travelers from the west and Canada.

The document recognizes four major land use anchors in the corridor made up of Whitefish Lake Golf Club, Grouse Mountain Lodge, Idaho Timber and the Great Northern Veterans Peace Park.

It also notes the area has a mix of residential, resort and open space uses.

A few possibilities for the Idaho Timber site are proposed in the plan. The site could return to an active lumber mill or could adapt to another industrial use. However, the plan notes the community envisions the potential for the site beyond industrial uses.

The study suggests the site could be a mix of light industrial, commercial and multi-family residential that are compatible with the Whitefish River and the Peace Park. In addition, a trail providing access to a footbridge over the river could be located on the site.

The vision for the Peace Park is as open space for sledding, walking, skating and picnicking.

Also proposed is the redevelopment of neighborhoods that historically provided homes for the area’s workforce while maintaining the historical character of the houses.

The study also sets out planning areas within the corridor.

There are nine sub-districts in the corridor. The Idaho Timber property, the Peace Park and parks and recreation land, which includes the Whitefish Golf Course and Grouse Mountain Park, are all marked as distinct districts.

The other areas are grouped by geographic region and similar uses.

Area “A” runs parallel to the south of the highway roughly from Good Avenue to just west of Ramsey Avenue. The 11-acre area is described as serving as a transition from rural residential and resort character to the west and downtown district to the east. It also is the transition between the highway to the north and the residential neighborhood to the south along Third Street.

Area “B” encompasses the area on the north side of the highway east of Ramsey Avenue between the Whitefish River and Highway 93. The 28 acres is described as the gateway to downtown.

Area “C” runs from Good Avenue to Whitefish Golf Course and surrounding Third Street. The 21 acres is characterized as single-family homes with a narrow residential street full of activity.

Area “D” includes residences near Murray Avenue and is 5 acres in size.

The Resort-Commercial district is the area of Grouse Mountain Lodge and is almost four acres in size. The recommended future use for the area is that it would be designated as resort commercial and remain at its current use.

The Fox Hollow area is south of the highway and includes Forest Service and Border Control offices along with residences in the 10 acres.

The West Residential area includes both sides of the highway roughly west of State Park Road on the edge of the corridor. This 62-acre area is described as a rural residential area with trail and recreation being important characteristics.

Each sub-district was matched to an appropriate existing land use designation from the growth policy or one of four new land use designation as created in the corridor plan. Long-term zoning recommendations for each district were made.

For area “A” the vision reflects potential land uses must be sensitive to the existing residential character. The recommended designation is for a mixed-use neighborhood, which provides for a commercial neighborhood of limited size with professional offices and residential. Commercial uses would include convenience stores or professional services.

Area “B” would be designated as community mixed use, which is intended to accommodate many uses ranging from community commercial and mixed-use to residential and resort residential.

There are three areas in the corridor that are primarily residential in character. The areas “C”, “D” and Fox Hollow are recommended to continue to be for residential use and retain their current urban land use designation.

In addition, the West Residential area’s vision is to provide low-density residential uses while maintaining the rural character of the area. The residential designation is for predominantly single-family homes, but low-density townhomes with open space would also be appropriate.