Board approves fourth PUD amendment for North End redevelopment with conditions on affordable units

The Whitefish Community Development Board on July 17 recommended approval of a fourth amendment to the North End PUD (project applicant listed as Carol Whitefish Investments LLC) that shifts the project toward more residential units and updates several zoning standards while preserving previously approved public benefits such as riverside trails and public access.

Staff member Wendy (last name not stated in the transcript) described the long history of the property along the Whitefish River, noting earlier subdivision and PUD approvals beginning in 2018, a 2022 subdivision amendment, and council approval of final plat earlier in 2025. She said infrastructure and final plat work exist but that several improvements remain under a subdivision improvement agreement and bond, including a river trail, a bridge, landscaping and restoration, and a buyer’s obligation for a traffic signal at Second and Caro when warranted.

The applicant seeks to increase the number of residential units from 97 to up to 150 (units will be long‑term rental or for sale, not short‑term rentals) and to apply updated parking standards and a W T‑3 building‑height approach across the site that would allow taller pitched‑roof buildings up to 42 feet in some locations. Wendy told the board the W T‑3 area totals about 8.701 acres, which equates to a base density of 122 units at 14 dwelling units per acre; staff recommended a condition that the developer either limit development to the base density (122 units) or enter into an agreement to provide affordable housing if they pursue up to 150 units. Wendy said the applicant indicated intent to provide some affordable housing.

Aaron Wallace, principal architect for Montana Creative Architecture and Design, speaking for the applicant, explained the market shift since prior approvals and said the new ownership and development team had concluded a largely residential program made the project financially viable. Wallace said two buildings (14 units total) are planned to be deed‑restricted as affordable units, and the developers expect to use cash or deed restrictions to meet the staff condition to reach the higher unit count.

Board members asked about traffic, stormwater, trail and bridge permits, rail operations, parking and the affordable‑housing requirement. Staff and the applicant said the updated plan reduces daily vehicle trips relative to the original proposal (staff cited a reduction from about 4,500 vehicle trips per day in an earlier proposal to roughly 1,500 in the current program) and that the traffic signal at Second and Caro remains covered by a bonding arrangement tied to warrants; staff warned that the lower trip count could delay when the state determines a signal is warranted, although bonding to construct a signal when warranted remains part of the subdivision agreement.

John asked whether the developer is automatically required to provide more than the minimum affordable housing; staff responded that the city cannot require more than the statutory minimum embedded in the staff condition and that the minimum commitment tied to the increased density is 10 affordable housing units. Several board members expressed general support for converting the long‑vacant mill site into a mix of housing, trails and open space.

A motion to recommend approval, including the staff‑recommended conditions, passed unanimously.