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Whitefish work session: Vision 2045 update cites housing shortfall, open house set for community feedback
Summary
City staff and CZB consultants updated the Vision Whitefish 2045 land-use chapter, saying roughly 2,076–2,100 housing units will be needed by 2045 and that about 75% of that need will be for households earning under 120% of AMI; an open house is scheduled for tomorrow and public input will inform final recommendations.
Whitefish city staff and consultants gave a progress update on the Vision Whitefish 2045 growth-policy land-use chapter at a council work session, highlighting housing projections and outreach plans and confirming draft hearings in early 2025.
Alan, the city’s Long Range Planner and Vision Whitefish 2045 project manager, told the council the process moves from internal drafts to expert review and public review before additional work sessions and formal hearings. He said the transportation element consolidates multiple adopted plans into two composite maps for motorized and active modes and that housing and land-use elements will be brought to the planning commission and council in the coming months. "We make the revisions that we can when we get it to public review, and then we set it for a work session with the community development board," Alan said.
Consultant Thomas of CZB summarized public engagement to date and the next project phases. He said the project is in scenario selection and moving toward draft production in late December and January. Thomas cited Montana Department of Commerce housing projections of about 2,076–2,100 units needed in Whitefish by 2045 and said roughly 75% of that need (about 1,600 units) will be for households earning less than 120% of area median income. "About 2,100 units of housing are the estimated need over the next 20 years between now and 2045," Thomas said.
On policy tools, Thomas noted statutory limits: "You're no longer allowed to have inclusionary zoning in the state of Montana," he said, and argued that increased density alone may produce more market-rate units unless the city couples density with targeted incentives or financing. He and staff said the final recommendations will include strategies to pair density allowances with financial and programmatic tools to encourage workforce and affordable housing.
Public commenters urged care in how consultant findings are presented. Keegan Sebenaler, executive director of ShopRWF, objected to a poster previewed on the project website that stated denser, MLUPA-driven growth may not yield affordable units, calling that phrasing an "opinion" likely to bias public feedback. "I would urge the council to tell the consultants, hey, cover that up," Sebenaler said, arguing the statement lacked local economic evidence. Thomas responded that the concern reflects national research and the consultants’ reading of state constraints but agreed recommendations will include proactive mechanisms.
Staff reminded the public that an open house will be held in the council chambers tomorrow from 5:30 to 7:30 p.m. (drop-in format with childcare), and that a planning commission public hearing on the draft is scheduled for Feb. 19 with a city council public hearing anticipated March 19. Alan said staff posted materials online, issued a press release and sent a newsletter to roughly 660 subscribers and will investigate any missed email deliveries.
Next steps: the housing committee will meet Dec. 1 and Dec. 8 to review the housing draft; staff will revise the draft for agency and public review, and the consultant team will translate community feedback into a draft land-use map and recommended strategies for the planning commission and council.
