County mulls rural Whitefish zoning
With a final round of public comment taken last week, the Flathead County commissioners now must decide what changes, if any, they will make before adopting the Rural Whitefish Zoning District and five new county zoning classifications for the Whitefish area.
The county is converting the zoning in the area around Whitefish from city to county classifications, following a July 2014 state Supreme Court ruling that ceded planning control to the county.
Interim county zoning has been in place for the nearly 13,000 acres for more than a year.
On Thursday, Whitefish Planning Director David Taylor reiterated his concern about a proposed 20-foot setback for streams in the proposed Big Mountain resort residential zone that includes Second Creek, the city’s primary water source. The city’s water quality ordinance set a 200-foot buffer for streams in that area.
County Planner Erik Mack said the Flathead County Planning Board felt that having such a big setback could make some lots unbuildable.
Rebecca Norton of Whitefish also stressed the need to retain a 200-foot setback for Second Creek.
“Once you destroy water supply, you’re imposing more cost on taxpayers” because the cost of treating Whitefish Lake water for drinking water ultimately would be passed on to city residents.
Norton urged the commissioners to hold an open house in Whitefish and meet one-on-one with residents before making their decision on the zoning district.
Several Karrow Avenue area residents voiced their continued opposition to a proposed zone change that would shrink the minimum lot size in much of that area from 15 acres to 2.5- or 5-acre lots.
Taylor maintained that creating smaller lots will make future expansion of city limits and city services more difficult.
Commissioner Gary Krueger asked Taylor when the city of Whitefish plans to extend utilities along the Karrow Avenue corridor. Taylor said it depends on future development.
“A neighborhood plan would need to happen,” Taylor said. “But you shoot yourself in the foot for the future” if you develop that area with 2.5-acre lots.
Lisa Jones, who lives on Blanchard Hollow Road in the Karrow area, pointed out the wetlands that would hamper septic installation on smaller lots and have “pretty serious” environmental implications. She said there’s also important farmland in that area.
“These [existing] zones were created through historic use,” Jones said. “It’s important to respect that.”
Another concern is the county secondary business zone proposed for the U.S. 93 South corridor north of Montana 40 that adds permitted uses such as antique, gift and card retail sales, along with stand-alone convenience stores.
Several Whitefish residents, including business owners, say the expanded commercial uses along the highway could draw business away from downtown. Whitefish zoning in place before the county interim zoning took effect limited commercial development along the highway corridor to retailers that require more floor space or big parking lots.
The commissioners took public comments under advisement, but didn’t set a date for a decision. Commissioner Phil Mitchell said he would like to hold a meeting to discuss the zoning proposal during the first week in January.