SANDPOINT — In a combined land use hearing for a connected planned unit development and subdivision hearing, Bonner County commissioners moved to unanimously deny the PUD while continuing the subdivision, citing compliance concerns with Bonner County Revised Code.  

Commissioners denied the PUD on several grounds, most notably the proposed 5-foot street setback for seven of the proposed lots, where county code requires a minimum setback of 25 feet. A staff report indicated the applicant’s proposal would “allow lot owners to construct garages close to the road to lessen building height.”  

However, commissioners opposed the proposal, stating that failing to meet BCRC would pose safety risks. Commissioner Brian Domke said the setback posed too great a risk in the event of a fire or other emergency.  

Commissioner Asia Williams noted that the request was a “significant deviation” from the community design and that the proposed number of subdivided lots was contributing to the request for significant deviations.  

Commissioners also identified conflicts between the PUD proposal and the county code regarding road access. The applicant proposed constructing a 50-foot-wide easement, while the county code requires a 60-foot-wide right-of-way. Commissioners said the narrower easement could create issues for snow removal and emergency vehicles.  

Williams later noted that many of the noncompliant elements could likely be resolved if the proposed subdivision had fewer lots. 

Despite denying the PUD, commissioners agreed to continue the subdivision file in conjunction with the PUD to a June 18 setting, allowing ample time for the applicant to revise the proposed preliminary plat.  

In agreeing to continue the file, the applicant must revise the plat to meet BCRC requirements related to subdivisions, while also seeking a nutrient pathogens review with the Department of Environmental Quality for the file’s proposed water system and consider a traffic impact study.  

Public comment will be allowed at the June 18 hearing, following the presentation of the revised preliminary plat.

The proposed subdivision, known as Yoman Bluffs subdivision, would sit on approximately 38 acres off Sherwood Beach in Coolin. The proposed development consists of 23 residential lots, ranging in size from 1 to 2 acres, across three tracts. The applicable property is zoned Recreational.   

According to the staff report on the file, one tract will be used as a sewer easement, while the other two will be for common open space.    

Public testimony was given on the file during a late February hearing, where community members shared both support and opposition for the proposed subdivision. Those against the file cited concerns about additional traffic impacts during busy summer months and the potential strain on emergency resources. 

The development will be served by individual septic systems, with an HOA-owned water system. According to the staff report, a sewer will be installed adjacent to the lots for future use once the Coolin Sewer District lifts its moratorium.