The Sandpoint Planning and Zoning commission voted Tuesday to deny the approval of a proposed housing development in the University Park subdivision.

The move will serve as a recommendation for the city council when they make their decision.

Commissioners expressed concerns over the plan’s deviation from the city’s 2009 comprehensive plan, and feedback collected from residents in 2019 and 2020 on how they would like to see the area used.

Several commissioners also expressed concerns over the developer’s plans to include double frontage lots. Generally, double frontage lots are prohibited except in the case of unusual topography.

“I’m just not convinced that the double fronting lots make sense,” said Commissioner Mose Dunkle. “Or that the topography or traffic or other conditions are apparent enough to make that a ‘must.’”

Welker said the design seems to be at odds with the goals for the property previously laid out by residents in the area.

“It’s my understanding that the prohibition on double frontage lots is to limit exactly the kind of development proposal that we’re looking at today,” he said. “One where houses are not integrated with the surrounding neighborhoods, but instead face inwards towards one another, courted off the rest of Sandpoint from the new development.”

Original plans for the space envisioned mixed retail and residential buildings, a traditional street grid and preservation of park space, Welker said.

In regards to park space, the developer did provide plans for preserving some areas and providing public access. However, Welker said, the housing itself did not seem to meet the previously set standards.

There was also concern about the developer’s request for a variance on a city code that prohibits blocks exceeded the 600 feet without a pedestrian walkway.

The justification for this exception, Welker said, would be to reduce traffic. However, he said he is not convinced it would help in that regard.

“From my research, it seems like this could actually worsen traffic on those interior roads because all the traffic is on fewer streets,” he said. “Those block lengths are there for a reason.”

Commissioner Cate Huisman said she appreciated the developer’s effort to build moderately priced housing and provide public access, but was frustrated by the frontages on Boyer Avenue.

“It really conflicts with our vision for that area,” she said. “I think it’s worth it to put in the effort to provide that charm and comfort of traditional Sandpoint neighborhoods that we say we’re looking for.”