Sixty-foot-tall buildings will be allowed in downtown Whitefish under new state law.

Whitefish City Council approved amendments to the city growth policy, Vision Whitefish 2045, last month after striking from the document an attempt to block 60-foot buildings in the downtown area. Councilors also removed a developer’s attempt to rezone their property to build a 42-unit community land trust near Lion Mountain. 

The city’s growth policy mandated by the Montana Land Use Planning Act went into effect Oct. 1. In its efforts to modernize land use and update zoning to the benefit of affordable housing, the act clears the way for 60-foot residential or mixed-use buildings in certain commercial and industrial areas, despite efforts from Whitefish citizens and city staff to prevent such heights.  

The Planning Commission moved forward an amendment to the growth policy supporting 45-foot-tall buildings as the cap, but councilors struck down the restriction.  

“The state law is pretty clear,” said Councilor Andy Feury.  

Councilor Ben Davis agreed. 

“I don’t think we have much of a choice there, but I do think that we should direct staff to evaluate options for the bulk, size and architectural considerations of these buildings so they can better fit into our downtown,” he said.  

Councilor Steve Qunell expressed disappointment that the city would not “directly confront the state.”  

“We know that allowing 60 feet downtown is not a good idea for our city,” he said. “It could be completely destructive. With that said, I also understand we have to figure out ways to do what we need to do otherwise. And I don’t think it’s a big difference to say OK, well, instead of standing up directly ... we can regulate form instead of height.” 

Two other approved amendments to the policy look to retain downtown character.  

One expands the boundary of the “old town scenic heritage shopping district” outlined in the growth policy maps to include a portion of Spokane Avenue. Another amendment adds a new analysis of scenic resources in the downtown area. 

“Regardless of what happens with this 60-foot ordinance, I think this is an important thing to show the future that we understand the importance of the scenic resources and character of our downtown,” Davis said of the scenic resource analysis.  

Councilors agreed to remove an amendment moved forward by the Planning Commission that would have rezoned a property on Haugen Heights Road to pave way for a 42-unit community land trust. The change would have identified the parcel within the growth policy as suburban neighborhood rather than rural.  

The proposal was put forth by Reynolds Cameron of Montana Forever Home LLC, who looks to build a primarily affordable housing development called Haugen Colony with 42 units near Haugen Heights Road. The premise is that the homeowner purchases only the building, while the land and common spaces are managed by a land trust. The primary access would be Lake Park Lane, Cameron said.  

Cameron said that the development aligns with Montana Land Use Planning Act and would preserve views. He said he first approached city planners in January so it was a falsehood to describe it as last minute.  

Numerous public commenters disagreed, saying that it came in the 11th hour of a two and a half year planning process, and that Lake Park Lane didn’t physically align with the maps provided. 

“I do believe that the staff’s rationale in identifying that parcel was sound, but ... I think whenever we’re discussing how to develop a single parcel in a growth policy process, it is a sign that something’s not working right,” Davis said as the councilors opted to remove it from the document. 

Councilor Frank Sweeney moved, with support, to remove another amendment that looked to make deletions to descriptions of heritage urban place types in the policy. 

Montana Land Use Planning Act moved the public participation process upfront to streamline the review of new developments. 

With the growth policy zoning in place, routine development applications that comply with the policy and its zones will be moved along without a public hearing.  

Editor Kelsey Evans can be reached at 406-862-3505 or [email protected]. If you value local journalism, pledge your support at whitefishpilot.com/support.