Lilac Glen receives approval

COEUR d'ALENE - The Lilac Glen Development was approved by the City Council Tuesday night following a two-hour public hearing that drew considerable opposition and support.

The city's Planning and Zoning Commission approved the project's planned unit development plans in June and granted the developers a special-use permit to incorporate two assisted living facilities in the new subdivision.

The Lilac Glen development will be located on 13.5 acres of property east of Interstate 90, northwest of the Fernan Village Apartments and south of Pennsylvania Avenue.

Dick Stauffer, of Miller Stauffer Architects, represented developer Larry Fluet Revocable Trust, at the City Council hearing Tuesday night.

Stauffer explained the complexities of the project, which required five city approvals to proceed. The planning commission completed three of those approvals, which were not appealed.

The two remaining approvals dealt with rezoning certain portions of the project and the annexation of approximately 3.5 acres into the city.

Several developments have been proposed in the past couple of decades, but city staff explained that some of those were denied and others were withdrawn due to the difficulty of providing city utilities to the project.

Stauffer told the council that the developer has agreed to provide the infrastructure for the water and sewer system, which he said would increase water pressure for the entire neighborhood.

The project is a total of 19 lots, which are split into two assisted living facilities, seven duplex lots, six single-family homes, and four lots dedicated to open space.

Mayor Steve Widmyer said 70 people signed in opposition or support for the project, and 13 of those wanted to testify at the hearing.

After Stauffer spoke on behalf of the proponents, neighboring homeowner Shelley Hurtado spoke on behalf of the opposition.

She pointed out what she believed to be several conflicts with the city's comprehensive plan, and went point by point through each of them.

Hurtado focused on the steep hillside not being conducive to the type of development being proposed. She said she would prefer the council maintain the current zoning at three single-family homes per acre.

She also pointed out a geotechnical report which said the property would be difficult to develop because of specific rock formations and soil types that would have to be disturbed.

Traffic was another issue raised by opponents to the project, but Stauffer later commented that if the development was to remain three units per acre, a developer could come in and build 30 units on the property which would generate far more traffic in the area.

Maralee Foss testified in favor of the project. The Foss family has lived in the area proposed for annexation for the past 73 years.

She said the property has sat vacant since Interstate 90 was built in 1956, which took out farms in the area and half of her family's property.

She said the vacant property in question has essentially been zoned the same since that time.

"I would say that zoning would be a little outdated," she said in response to opponents who testified that the current zoning was appropriate and that there was no compelling reason to change things now.

"Everything has changed and you changed it," she said to opponents in the audience. "You have been a part of that change."

She explained how all that property was farmland 70 years ago.

"What is it all now? Houses," she said. "Your houses and other people's houses."

She said the annexation request is for a small 3.5-acre island of property surrounded by city property, and added that annexation is inevitable.

"This project fits in better that any proposal made up to this point," she said. "It is a very sound proposal."

Linda Fillios, a planning commissioner for Kootenai County, spoke in opposition to the project as well. She was concerned about the density and water quality, as well as access to three parcels that would be accessed by Fernan Hill Drive.

Stauffer countered the access issue and water quality issues saying that they have addressed them with the proper regulatory authorities.

Former Councilwoman Deanna Goodlander spoke in favor of the project calling it a "quality development."

She said the project has a very low impact and fits well with the rest of the neighborhood.

"The thing I think is most important is the open space," she said. "This project will be park-like."

Council members including Dan Gookin and Kiki Miller asked staff to clarify what would happen with the three lots on Fernan Hill Drive if the council didn't approve the project.

Acting Planning Director Warren Wilson said the property could still be developed through a short plat process to build three houses.

Another issue that arose was the connection of Lilac Lane to the intersection of Pennsylvania Avenue and 23rd Street.

Councilman Ron Edinger asked Stauffer if the developer was willing to improve traffic safety at that intersection.

Stauffer said without having an opportunity to discuss that with the land owner, he couldn't be sure. But, he added, the cost of a three-way stop or something similar would not be a large expense in the overall scope of the project.

"I think we would be willing to do something there," he said.

The council voted 4-1 to approve both the annexation and the rezone request, with Gookin being the sole vote in opposition of the project.