Contentious Post Falls zoning request bantered

By BRIAN WALKER

Staff Writer

POST FALLS — When the urban core is extended and meets low-density suburbia, there's bound to be thunder.

Such was the case during Tuesday night's Post Falls Planning and Zoning Commission meeting when the board, on a 3-1 vote, recommended the City Council approve zoning up to five homes per acre for a controversial 20.8-acre request north of Staples Road and west of Chase Road.

Commissioners Ryan Davis, Ray Kimball and Mark Latham recommended the City Council approve the requested zoning, while Commissioner Nancy Hampe voted against the request.

The commissioners all believe the property should be annexed and consider it as a pocket or "in-fill" site. However, there was disagreement on the board, as well as between the applicants and a strong contingent of concerned residents, on the density of the zoning.

"I do believe there will be traffic issues," Hampe said, adding she believed a less-dense zoning would be better.

But Latham said he believes a higher-density zoning is OK because the property is contiguous with subdivisions that have both single-family zoning designations. He also believes the recommended zoning will provide for better connectivity in that area for motorists and pedestrians.

Commissioners Warren Keene and Vicky Jo Carey were not present at the meeting attended by about 45 people.

Fourteen people at the meeting, mostly residents of the Meadows subdivision that has 1-acre lots to the north of the property, spoke or submitted written testimony in opposition.

They cited traffic concerns especially with other housing projects underway in the vicinity, safety concerns about the railroad crossings in the area, the need for a traffic study and a buffer between high-density housing and low-density subdivisions.

The City Council will hold a public hearing on the annexation request for the property on June 19 at 6 p.m.

Engineer Steve Syrcle, who represents applicants Douglas Boseth, Alston Durant and Dale Zook, said he believes the higher-density zoning is appropriate because it is consistent with the city's comprehensive plan and shouldn't cause a traffic nightmare as city staff concurs.

"It seems to be a good fit for this property," he said.

When Hampe asked Syrcle what's envisioned for the site, Syrcle said there's a desire to make it a 55-and-older community.

"We don't have the density dialed in yet," he said. "We want to be responsible neighbors. Density-wise, we probably won't be right at the maximum (five homes per acre) based on the size and geometry of the land."

Bobby Wilhelm, among the residents who spoke in opposition, said the totality of the housing projects in the area causes concern. He believes they will lead to even more congestion on Chase, which leads to risky driving habits at the nearby railroad crossings.

"I ask that the zoning on this be delayed until a traffic impact study is done," said Wilhelm, who lives on Grange and across the road from the site.

Eric Thompson said the city needs to consider "development diversity" and protecting some open space rather than allowing wall-to-wall pocket subdivisions.

"Are you considering a long-range plan for development diversity for this valley?" he asked the commissioners. "I chose the Rathdrum Prairie because of the unique diversity of the rural-suburban interface."

Chuck Saunders said he doesn't believe Chase Road will be able to handle future growth, which not only connects to the housing projects but is in the vicinity of a future high school and other development down the road.

"No matter how you dress it up, Chase is still an old two-lane country road," he said.