Zoning changes and development agreement amendments for a major housing and retail project in Coeur d’Alene were unanimously recommended for approval by the Planning and Zoning Commission on Tuesday. 

A key change will provide the Kootenai County Land Company with “greater flexibility in allowable land use types" for Coeur Terre, a 438-acre project on the city’s western edge. 

“We're very protected with the amended development agreement,” said Commissioner Jon Ingalls. 

He said the three zoning changes were “reasonable and necessary.” 

“I think this is going to add to a better neighborhood,” Ingalls said. 

About 25 people attended the public hearing at the Coeur d’Alene Public Library Community Room that lasted a little over two hours. 

Kootenai County Land Company was seeking the rezone of about 14 acres from R-17 to C-17 to accommodate a mix of commercial and residential uses within the northwestern portion of Coeur Terre. 

It was also seeking two rezones of less than an acre each to reflect a new well site.

The two development agreement amendments sought to "allow administrative approval of land uses consistent with the zoning districts rather than their conceptual master plan, eliminating the need for additional public hearings regarding use categories."

It also sought to align required wastewater improvements with actual demand as determined by the city’s wastewater utility department rather than adhering to a fixed schedule.  

Developers said the land use amendment will provide the flexibility when construction begins, and Commissioner Sarah McCracken agreed. 

“I don’t disagree with a little bit of flexibility as long as it follows the process,” she said. 

Melissa Wells, Kootenai County Land Company president, said the development agreement approved in March 2023 was a first of its kind in Coeur d’Alene that went “above and beyond” standard regulations. 

She said the agreement “runs with the land” regardless of who owns it. 

Wells said the amendment will allow them, for example, to move a townhome across the street without the need for a public hearing. 

“None of the other parts of the development agreement change,” she said.

Wells said they were “not in any way” trying to circumvent public hearings or civic procedures.

"Coeur Terre will follow all the necessary steps, including density limits, traffic and water studies, public hearings, and community input," according to company statement.

She said the conceptual plan approved by the city was a vision rather than a blueprint.

She asked the commission to “imagine if every single time we wanted to move a building around" they had to come back to Planning and Zoning and City Council for public hearings. 

“That's why we’re here," Wells said.

Ingalls said he wanted to make it clear future parcels, subdivisions and Planned United Developments within Coeur Terre will require city review and approval.

“It’s going to come here,” he said. 

Coeur Terre calls for 2,800 housing units, businesses, shops and restaurants, 18 acres of parks, a greenbelt, 4 miles of trails, a police substation and land for two public schools to be developed over 20 to 30 years. Construction could start late next year but likely in 2027.

It will remain capped at 2,800 living units.

“That's not going to change regardless of what we do tonight,” Ingalls said. 

No one spoke against the proposed changes and amendments, but several people expressed concerns about the increase in traffic the development will create. 

Commissioner Lynn Fleming said she was comfortable that the city still had oversight. 

“I think we have better control over this one and we can see how it develops,” she said. 

The City Council still must approve the proposals.