Whitefish OKs new zoning for 93 West

Whitefish has approved two new zoning districts for the Highway 93 West corridor that could assist in the future development of that neighborhood.

“I’m excited to see where the changes will lead,” councilor Katie Williams said last week. “I think there are a lot of great possibilities and the future is bright for this corridor.”

The zoning districts, along with definitions for several potential land uses, were called for in the city’s Highway 93 Corridor Plan. The plan, which was approved in May 2015, is designed to guide future development of the city’s west entrance from the Veterans Memorial Bridge to Mountainside Drive.

Ray Queen, who owns property at the northwest corner of Karrow Avenue and Second Street, said the north side of the highway presents a great opportunity for development.

“I’ve just been waiting for direction from the city to decide what to do with my property,” he said. “There’s a lot of dilapidated homes on that stretch that are waiting for some direction, too.”

Hunter Homes, who represents the owner of the former Idaho Timber site, said he has interested buyers for the property but they also want a direction for the property.

“This plan is a template,” he said. “Everyone can now go through the process and get approval.”

The two zoning districts are specific to the Highway 93 West area.

A mixed-use district can be used on the north side of the highway from both sides of north Karrow Avenue to the Whitefish River. The mixed-use zoning is intended for transitional development including high-density residential, professional offices, light manufacturing, light assembly and ancillary service to provide a mixed-use environment. The zone does not allow for alcohol production.

An industrial transitional district is tagged for a section of the former Idaho Timber industrial site. This district is intended for a gradual transition on sites that were traditionally used for heavy manufacturing to clean industries and business incubators. The industrial transitional zone does allow for alcohol production.

Residents have continued to have differing opinions of what the neighborhood should look like. Some want it to remain residential, while others argue the area has already begun to transition to commercial activity.

Whether or not to allow alcohol production in the proposed zoning districts for the corridor has been a matter of contention.

U.S. Congressman Rep. Ryan Zinke in 2012 proposed creating a microbrewery on the north side of the highway. Zinke, who served on the steering committee for the 93 West plan, ultimately withdrew his proposal, but the request began discussions about the need for a corridor plan.

Residents of the neighborhood continued during last week’s meeting to express their concerns for allowing alcohol production businesses north of the highway.

Susan Prillman said the corridor is about more than the highway and includes residences like her own on West Third Street.

“Any level of alcohol production will be detrimental to the neighborhood,” she said. “Whatever happens on the highway can have a big impact on Third.”

Prillman, along with several other neighbors, asked council to add a condition to the definition for artisan manufacturing that alcohol manufacturing be prohibited for that type of business.

Council agreed to the alcohol ban for artisan manufacturing businesses, which are allowed with a conditional use permit in the neighborhood mixed-use transitional district.

Councilor Andy Feury said the zoning regulations might not be the right fit forever.

“Zoning documents are living documents,” he said. “I have every confidence that whatever we pass is not going to be perfect, but we will fix things over time.”

Several people asked council to reduce the amount of retail sales floor space allowed under artisan manufacturing. The standards says that no more than 40 percent of the floor area can be used for retail sales, and no more than 49 percent used for food and beverage consumption.

Council declined, while seeming to disagree that the percentages were wrong.

Feury pointed out that a business that constructs furniture or boats would likely need a significant amount of retail space to display its products, and one that manufactures food would need potentially a large area for dinning and retail sales.  

“I can think of a number businesses that use that much space,” Feury said. “We don’t want to create another retail area, but you may actually hinder the ability of those manufacturers who need their buyers to come in and see what they make.”

In addition to creating a definition for artisan manufacturing, Council approved new definitions for business incubators, coffee/sandwich shops, live/work units, micro-brewery, micro-distillery, mixed-use environment, mixed-use building and research facilities.