Whitefish delays decision on The Banks

Building height, stormwater management and road widths were sticking points for the Whitefish City Council on Monday as it weighed the worthiness of a subdivision planned near the Whitefish River at the former North Valley Hospital site.

Following a three-hour public hearing, council members said they needed more information on a number of issues and voted to continue the discussion and make a final decision on May 4.

Responding to earlier input from the Whitefish City-County Planning Board, Aspen Group reduced the density from 53 lots on 11.7 acres to 45 lots split into nine single-family lots and 36 duplex and triplex lots. The development company also figured out a way to include more parking.

Greg Stratton, vice president of Aspen Group's Montana projects, said he's willing to work with the city on height variations. Proposed duplex and triplex lots would have four varying elevations, with some peaks as tall as 42.5 feet. Zoning in that area sets a 35-foot limit and the Aspen Group has asked for a variance.

"We can make it work with something less than 45 feet," Stratton said, noting that current design trends favor smaller footprints and more height. "We would be happy with 50 percent at 42.5 feet …we need some flexibility."

Council member Nancy Woodruff said she'd rather see the height stay around 35 feet; anything higher would be too high and too massive.

Council member Nick Palmer said the height issue didn't bother him "if nothing goes over 45 feet," but he was concerned about what color the roofs would be and whether corrugated steel siding and chimneys would be too reflective.

Palmer wondered whether the council could take another look at the building materials once the city's architectural review committee finalizes design elements, but City Attorney John Phelps told the council the architectural committee "has the last word on design."

Even the pared-down density was a problem for some. Whitefish Planning Board member Scott Sorensen said he would like to see the density cut even more. And Whitefish resident Ben Cavin said the density should reflect what's on the other side of the river, which is built out with single-family homes.

Stratton said the density of The Banks at Whitefish would be less than half the density of Monterra and The Views, two subdivisions on the city's south side that have drawn criticism for being too dense and too cookie-cutter in design.

Whitefish resident Rhonda Fitzgerald said overnight rentals have become an issue at Monterra and wondered if The Banks also would accommodate overnight stays. Stratton said The Aspen Group doesn't plan to incorporate overnight rentals into The Banks.

Despite a hefty manual outlining how the subdivision would comply with the critical-areas ordinance, the council asked for more detail on stormwater maintenance, worried that runoff could be detrimental to Whitefish River water quality.

Columbia Avenue will be extended through The Banks at its current width, but some council members and citizens worried that internal roads - planned at 28 feet from back of curb to back of curb - were too narrow.

"In Montana we have stuff," Richard Hildner said, "and there will be on-street parking" for boats, RVs and so on.

A couple of people were concerned about a proposed canoe/kayak launch at the north end of the subdivision that could prompt the removal of a stand of old larch and spruce trees. The boat launch was put in the project at the request of a local paddlers club.

"There's quite a steep bank there," said Molly Bruce, who lives directly across the river from the proposed subdivision. "You'll need to address how boats will get to the water."

As the council weighed the public benefit of the project, Mayor Mike Jenson pointed out that Aspen Group's plan to remove the old hospital and recycle building materials is a big benefit. The west end of the property where the hospital is located would be developed in a later phase.

The council commended Aspen Group on a thorough presentation, but in the end asked for more details on stormwater, building height, the boat launch, options for building materials and tree retention.

Features editor Lynnette Hintze may be reached at 758-4421 or by e-mail at lhintze@dailyinterlake.com