KEY DEVELOPMENT AREA BIG MOUNTAIN RD. Wisconsin Avenue Corridor Plan Steering Committee

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1 KEY DEVELOPMENT AREA BIG MOUNTAIN RD. Wisconsin Avenue Corridor Plan Steering Committee

2 SITE FEATURES Lakeshore frontage Extensive tree cover open space Single Owner Water & Sewer in East Lakeshore Drive High Visibility (Route to Whitefish Mountain Resort & North Whitefish Lake ) Surrounding land use is single-family

3 EXISTING ZONING Zoning Acres WR WR R-1 10 R Total 41

4 L A N D U S E Residential - Single-family. Several dilapidated structures. Vacant Land Vacant parcels with heavy tree cover.

5 TRAFFIC VOLUMES Big Mountain Rd. North of Lakeshore Drive Lakeshore Drive E. of Big Mountain Road ,740 3,240 1,270 3,010 2,340 3,060 5,310 2,800 5,690 5,440

6 INTERSECTION IMPROVEMENTS Projected ADT + any development will require improvements to intersection MDT has jurisdiction Intersection design will be based on traffic engineering studies A round-about is one alternative that will be evaluated. Intersection improvements will likely require additional R.O.W Existing Trail Design for bike/pedestrians

7 WATER QUALITY LAKE SHORE Flathead County Lakeshore Protection Zone: The lake and lakeshore protection zone is defined as, the land area which is located within 20 horizontal feet of the perimeter of the lake, including adjacent wetlands, when the lake is at the mean annual high water elevation. Natural shorelines protect water quality and preserve wildlife habitat. Whitefish City Code Lakeshore Protection Zone: The lake, lake bed and the land area which is within twenty (20) horizontal feet of the parameter of the lake and adjacent wetlands when the lake is at the mean annual high water elevation Best Practices Montana Lake Book

8 CITY ZONING - WATER QUALITY STORMWATER RUN-OFF/EROSION : Water Quality Protection: Maintain the community's ability to manage stormwater through protection of "critical conveyances" Any new or expanded residential, commercial or industrial development proposal within two hundred (200) horizontal feet of a lake, river, wetland, stream or stormwater conveyance shall comply with this section : Water Quality Protection Permitting and Review: A building within 75 feet of the lake it will need to do a Water Quality Protection Plan : Erosion and Sediment Control: Erosion and sediment control plans are required for all development and redevelopment activities that require a building permit, create more than two thousand five hundred (2,500) square feet of new impervious surface area, result in more than one-fourth ( 1 / 4 ) acre being cleared and graded, or that clears or grades land within one hundred feet (100') of a stream, lake, or wetland. An erosion and sedimentation control plan must be submitted to the public works department at least thirty (30) days before land disturbance begins.

9 WATER QUALITY DOCKS/MARINAS Source: Whitefish Lake Institute, Gasoline Constituent Loading of Motorized Watercraft Levels, Whitefish Lake

10 OTHER CONSIDERATIONS year planning timeframe 2. Land dedication for fire station 3. Workforce or On-site Employee Housing 4. Scenic Views Lake Views Lake Access 5. Growth in visitation (Airport deboardings, GNP visitors, skier days,.) could support more lodging visitor oriented services 6. Economic Performance - Higher economic value will provide for more favorable factors to negotiate for needed infrastructure improvements (R.O.W., intersection improvements, fire station..)

11 GROWTH POLICY - FUTURE LAND USE CATEGORIES Suburban Residential: Lower density residential is predominantly single-family, but cluster homes and low density town homes that preserve significant open space are also appropriate. Densities range from one unit per 2 ½ acres to 2.5 units per acre, but could be higher through the PUD. Zoning = WCR, WER, and WSR. Urban: Residential unit types such as one and two-family or town homes and lower density apartment/condos with a PUD. Densities generally range from 2 to 12 units per acre. Limited neighborhood commercial located along arterial or collector streets are also included in this designation. Zoning = WLR, WR-1, and WR-2. High Density Residential: Multi-family residential such as apartments, condominiums, and townhomes. Multi-family structures subject to architectural review. Zoning = WR-3 and WR-4, but WR-2 with a PUD to allow for high densities. Resort Residential: Resort residential such as one and two-family residential, rental cabins, vacation cottages, condominiums, and town homes. Commercial hotels and motels are not a part of this designation, but limited resort commercial is allowed. Zoning = WRR-1 and WRR-2. Resort Commercial: Commercial and residential uses oriented towards tourism and resort activities. Can include hotels and motels including restaurants, bars, and retail as accessory uses to hotels and motels. Zoning = WRB-1 and WRB-2

12 ASSUMPTIONS Maintain or increase economic performance from baseline scenario. (Economic Value = Building Value) Lake access is a high value amenity = High end construction for properties with lake access Units with amenities will have above average value, but less than value of units with lake access. Amenities may include: Open space, clubhouse, trails, recreational facilities,. Amenities require land = Fewer units = Higher price of units to make project economically feasible. Workforce housing = Year-round homes with median home value. Traffic based on trip generation data from ITE. Uses that are integrated and walkable = fewer trips Unified development or PUD offers more opportunities to integrate land uses/transportation/amenities

13 SCENARIO 1 BASELINE Future Land Use Acres Zoning High Density Residential 8.3 WR-3 Urban 22.7 WR-2 R-4 Suburban Residential 10 R-`1

14 DEVELOPMENT CONSIDERATIONS Likely that R-4 area would annex to the city to get sewer and water for higher density development. The area zoned county R-1 would not need to annex because land is already subdivided and they could install septic systems R-1 lots in County not subject to Whitefish stormwater regs County lakeshore permit regulations would apply to R-1 lots. Potential for nine docks. Intersection improvements would be required through subdivision review or MDT access permit process. No Impact fees or R.O.W. exactions collected for parcels in city Architectural review and tree preservation would apply to multi-family development but not to single-family.

15 SCENARIO 1 - ANALYSIS Future Land Use High Density Residential Apartments Urban Duplex/Townhomes Dwelling Units ADT Economic Value $16,560, $43,200,000 Suburban Residential 9 86 $8,154,000 Total 209 1,315 $67,914,000 Notes: ((b) Lake front property sales on Whitefish Lake between 2013 and 2016 averaged between $1,600,000 to $2,0000 (per Kelly appraisal data) (c) Value for Urban & High Density Residential is an average based on Montana Cadastral assessed values. Assumes there would be a mix of product types.

16 SCENARIO 2 LODGE/RESORT RESIDENTIAL Future Land Use Acres Zoning Resort Residential 17 WRR-1 WRR-2 High Density 12 WR-3 Resort Commercial 10 WRB-1 WRB-2 Fire Station 1

17 DEVELOPMENT CONSIDERATIONS Properties must annex to city to connect to water and sewer. Annexed land would comply with city stormwater regs, architectural review, tree preservation Best practices - increase lakeshore setbacks for sensitive areas & low impact marina to protect water quality. Coordinate with MDT on traffic control and potential roundabout. Design pedestrian crossings at grade or underground to connect parcels. Reduce vehicle trips with on-site employee housing & limited commercial space. Maintain vegetation to screen from road and provide buffers to minimize impact on adjacent land owners. Negotiate land exactions for satellite fire station/transit dropoff as part of PUD Increase in resort taxes & property tax

18 SCENARIO 2 - ANALYSIS Future Land Use Dwelling Units Non- Residential ADT Economic Value Square Feet Photos Resort Townhouse Rentals $46,869,600 Lodge 70, $13,527,226 Office (50%)+ Flex (50%) 18, $4,194,000 Multi-family Apts $12,420,000 Maintenance Buildings 10, $546,700 Total ,000 1,668 $77,557,520

19 SCENARIO 3 MIXED RESIDENTIAL Future Land Use Acres Zoning Urban Single Family 10 WR-1 Urban Duplex/Townhome 10 WR-2 Resort Residential 18 WRR-1 WRR-2 Limited Business 1.5 WB-1 Fire Station 1

20 DEVELOPMENT CONSIDERATIONS Rezone and resubdivide lots on the lake to create single-family PUD with smaller lots connected to city water & sewer PUD would provide shared lake access for homes to minimize impact of individual docks. Best practices for lakeshore Resort rentals would not be connected to lake but would have some on-site amenities Limited commercial area to provide some services to neighborhood residents Must comply with city stormwater regs, architectural review, tree preservation Negotiate for land for fire station/transit drop-off Coordinate with MDT on traffic control and potential roundabout. Intersection improvements as part of development.

21 SCENARIO 3 - ANALYSIS Dwelling Units Square Feet (Commercial) ADT Economic Value Urban Lakefront $12,889,140 Urban Duplex Townhomes Resort Rental Townhomes Neighborhood Business $18,630, $35,748,000 18, $4,194,000 Total ,000 1,830 $71,461,140

22 SCENARIO OVERVIEW

23 SCENARIO 4 MIXED RESIDENTIAL Future Land Use Acres Zoning Urban Single Family 10 WR-1 Urban Duplex/Townhome 10 WR-2 Residential 18 WRR-1 WRR-2 Limited Business 1.5 WB-1 Fire Station 1

24 SCENARIO 4 - ANALYSIS Dwelling Units Square Feet (Commercial) ADT Taxable Value Urban Lakefront $12,889,140 Urban Duplex Townhomes $42,897,600 Multi-family $16,560,000 Neighborhood Business 18, $4,194,000 Total ,000 1,957 $76,540,740

25 SUMMARY Dwelling Units Square Feet (Commercial) ADT Taxable Value* Scenario ,315 $67,914,000 Scenario ,000 (Lodge) 18,000 (Office/Retail) 1,668 $77,557,520 Scenario ,000 (Business mix) 1,833 $71,461,140 Scenario ,000 (Business mix) 1,957 $76,540,7400 *State multiplier for commercial properties is higher than residential

26 EVALUATION FACTORS Comments Water Quality Lakeshore Protection Water Quality Stormwater Run-off Water Quality Marina Preserve Natural Landscape/Views Promotes Walkability/bikes Traffic Impact Trip Generation Intersection Improvements Satellite fire station Neighborhood character Economic performance Diverse Housing needs