SANDPOINT — Bonner County commissioners denied a land use file for a 1,153-acre zone change for a property in Hope after commissioners shared differing opinions during a May 7 land use hearing on how to interpret county code.  

The denial stems from a split decision by commissioners Brian Domke and Ron Korn, who held differing views on their interpretation of Idaho Code § 67-6511, which directs the board to analyze the proposed zone change to determine whether it conflicts with the policies of the comprehensive plan.  

Korn motioned to approve the zone change, but because the decision was split, the file was automatically denied. 

Project applicants sought approval of a zone change request for a 1,153-acre property in Hope, proposing to rezone the property from Rural 10 to Recreational to pursue development opportunities, according to the BOCC staff report.  

The well-attended meeting saw community members on both sides of the file, with several in favor of the change and many opposed. Most individuals who signed up to speak in favor of the file opted not to provide a comment.  

One neutral community member stated that a development “could be beautiful,” and could add value to the area if done correctly.  

“Adding 3,000 more people to the peninsula is very concerning, even without the additional things that they can put on, just the homes that they could put on now without additional development, is a concern, but I could imagine this property being a beautiful development and add a lot of value to the area, potentially, if done properly,” resident Jerry Morris said.  

Many opposed community members, including those who lived on the Hope Peninsula near the applicable property, cited concerns of road access if applicants decided to develop. Concerns of emergency access, capacity limits with existing sewer and water systems and a loss of affordability for locals were highlighted throughout the public comment portion of the hearing.  

“With the development on Highway 200 and through Peninsula Road, that adds a lot of traffic to a road that’s already probably one of the worst in the state. Peninsula Road that extends along the south end of the proposed area, is a two-lane highway, already suffering from additional residential areas opened back along the Osprey Loop,” resident Brandy Close said.  

Another community member states concerns of “catering to rich people” and the continued increase in property taxes.  

“You come to Idaho to farm, come to Idaho to live like a blue-collar man. You don’t come here in a suit and tie and then say, ‘Look at this beautiful land, I’m just going to cut it all down and develop it all’ because they see money. And Ruen, I hope you’re not a sellout. I really hope you’re not. My folks, we hold onto the land as much as we can ... We don’t look at it as money,” resident Christopher Wade said to the file’s applicant. 

Project representative Elizabeth Koeckeritz reiterated throughout the hearing that the request was only for a zone change and that a future development would have to go back to the commissioners for approval. She also said there were no immediate plans to develop.  

Commissioners agreed on most of the staff report findings, most notably that the applicable property did not meet the Rural 10 location criteria. Despite the property not meeting its current zoning standards, commissioners differed in their approach to what the code means. The location itself is zoned Rural 10 but designated as Resort Community — creating a mismatch as Rural 10 zoning is supposed to be in areas designated Rural Residential.  

Korn believed that Rural 10 did not accurately reflect the property and said that changing the property to Recreation would fix the misalignment. Domke believed that, despite the mismatch, the property would have to prove that it meets the standards to be zoned Recreational, which he said the property did not do due to inadequate current services, steep slopes and density standards.  

The conflict in opinions resulted in a split vote, as Commissioner Asia Williams was absent from the meeting and unable to break the tie.  

The file was originally recommended for denial by the Bonner County Zoning Commission on Oct. 23, in a 3-0 vote — commissioners Jeff Poulson, Michelle Johnson and Joe Mauk approved the denial and Commissioner Brett Blaser abstained from the vote. 

After the file was recommended for denial, it was set to be heard by county commissioners in early March, but the applicants were granted a continuance to address agency comments that raised concerns about the file’s approval.  

The 1,153-acre property is located near Hope Elementary School, generally near U.S. Highway 200 and Dormar Drive.