Bonner County planning commission recommends denial of AM0003-25 comp-plan map change

The Bonner County Planning Commission on July 15 held a public hearing on AM0003-25, a proposal to amend the county comprehensive-plan map from Ag Forest Land to Rural Residential for approximately 10.72 acres near the southeast corner of Highway 200 and Old Highway 95. After staff presentation, applicant testimony and public comment, the commission voted to recommend denial of the amendment to the Board of County Commissioners.

Staff planner Daniel Bridal described the application and the property’s constraints. The parcel is platted and approximately 10.72 acres; mapped slopes range from 0–30% with portions exceeding 30%. The property lies in Flood Insurance Rate Map zone X (FIRM panel 16017C0735E, effective 11/18/2009), has soils described as rock-outcropping complex (5–45% slope) and is to be served by an individual well and septic (the plat shows a drainfield easement). Fire protection was listed as Northside Fire District, power as Avista Utilities and the parcel lies in Lake Pend Oreille School District 84. Agencies were routed for comment on June 10, 2025 and responses are in the staff file.

Bridal cited the county’s land-use criteria: ag-forest designation targets steeper slopes, limited transportation and absence of urban services; rural-residential generally contemplates slopes up to 30% and lower densities that assume no urban services but reduced resource impacts. Bridal also corrected a staff-report map error: the parcel’s access is off Old Highway 95, not Duford Road as published in the packet.

Applicant Luke Webster said he plans two house sites, intends access off Old Highway, that the site “perked really well” in at least one test hole and that the flat area on the parcel would accommodate the proposed residential use. Webster said an adjoining lot had previously secured access off Highway 200 and that Oden Water serves the neighboring lot, although he said he did not believe water service was available for his lot at the present time.

More than a dozen members of the public testified; the meeting record includes written comments. Speakers opposing the amendment argued it would erode ag-forest land, set a precedent for additional spot redesignations, and add burden to fire, road and other infrastructure. Opponents included local residents who said the property falls squarely within the ag-forest definition and that the county’s earlier plan work anticipated protecting those lands. One commenter noted nearby lots that claim agricultural or forestry tax exemptions. Public commenters also emphasized fire-protection and evacuation concerns raised earlier in the meeting and asked the commission to respect the county’s adopted plan guidance.

Several commissioners expressed concern that the proposal increased residential density in an area surrounded by ag-forest designations and that public services — particularly fire protection and septic feasibility on steeper slopes — had not been shown to sufficiently mitigate impacts. The commission discussed that the site contains mapped slopes exceeding 30% in places and that only one perk test had been completed for the lot.

After deliberation, the commission moved to recommend denial of AM0003-25 to the Board of County Commissioners. The motion’s stated bases include that the request conflicts with goals and policies of the county’s comprehensive plan and that the record did not support a finding that the proposed increase in density is necessary or consistent with Title 12 standards.

Ending — next steps: The Planning Commission’s recommendation is advisory; the Board of County Commissioners will consider the application at a future public meeting. The record, including staff report, agency comments and written public input, will accompany the packet to the Board of County Commissioners.