An abuse of administrative discretion. Violating design and improvement standards. Locking in a structural capacity cliff and unmitigated safety hazards.

These are just some accusations listed in an official appeal of the Coeur d’Alene Planning and Zoning Commission’s decision to approve a preliminary plat for a new subdivision. Called Coeur Terre 2, the major development includes construction of 284 single-family and 36 multifamily lots on the western edge of the city.

“The preliminary plat approval is arbitrary, capricious, and constitutes an abuse of discretion because the application fails to satisfy the mandatory preliminary plat findings required under Coeur d'Alene Municipal Code §16.25.030,” according to the appeal, which was submitted July 24 by Madelyn Knutson.

The proposed development, which subdivides 202 acres of vacant land north of Interstate 90 and east of Huetter Road, also includes a planned public park, school and trails.

The overall Coeur Terre project, a 20- to 30-year buildout proposed by developer Kootenai County Land Company, comprises more than 1,000 acres and includes 2,800 residential units as well as businesses and shops.

"This project, which includes a public school, parks, and trails alongside its residential areas, was shaped over several years in close coordination with city planning staff, with an eye toward the area's long-term needs," Melissa Wells, president of Kootenai County Land Company, said in a prepared statement to the Coeur d'Alene Press. "That work is reflected in the Planning & Zoning Commission's unanimous approval and the favorable staff report. We believe in planning responsibly and intentionally, and that's the approach we'll continue to bring as this process moves forward."

For years now, however, many residents near the proposed development have argued that its sheer scope will increase traffic and safety issues and risk impacting their property values. 

At a planning and zoning hearing last month, over 80 people showed up to oppose the project.

The city’s planning and zoning commission, which unanimously approved Coeur Terre 2 on July 14, agreed with the assessment that the project accounts for existing and proposed traffic conditions and that capacity increases are not based on a full buildout.

Coeur d’Alene Senior Planner Sean Holm also said during the July 14 meeting that the project is incremental as it grows, so that “the roads are able to handle traffic that would be generated by any sort of approval as they progress.”

“The finding that street, traffic, and pedestrian provisions are ‘adequate’ represents an abuse of discretion and a total lack of substantial evidence,” Knutson said in the appeal.

City Attorney Randy Adams told the Coeur d’Alene Press on Tuesday that city officials will review the findings of fact to determine whether the project, with its appeal slated for a special call meeting later this month, meets all city ordinances and standards. 

“If (the project) is denied, the person who owns the property could request a takings analysis,” Adams said.

Under Idaho law, a “takings analysis” determines whether an action unconstitutionally restricts private property rights. Essentially, if the appeal leads to the denial of the Coeur Terre subdivision, Kootenai County Land Company could be eligible for compensation by the city.

“It could happen,” Adams said. “The city could have to take a look at it and decide whether the procedures were followed correctly.” 

Coeur d’Alene officials originally greenlighted the Coeur Terre development in 2023. 

The special meeting is scheduled for 5 p.m. Aug. 31.

“The city council takes these things seriously and will look at the applications carefully,” Adams said.

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The Coeur d’Alene Press was unable to reach Knutson for comment for this story.