Post Falls planning commission approves Painted Rock subdivision, contingent on council annexation and zoning

The Post Falls Planning and Zoning Commission approved the Painted Rock subdivision (file SUBD25-3) on Aug. 12, 2025, finding the proposal meets subdivision standards but making the approval contingent on the city council’s pending annexation and zoning decisions.

Planning staff described the proposal as an application by Rhino Land LLC with Whipple Consulting Engineers as the applicant to subdivide approximately 4.67 acres into 21 single‑family detached lots in a proposed R‑2 (medium density residential) zone. Planner Justin Sowder told commissioners the proposal includes a condition that “no lots can gain access from Midway or Maguire,” and that the existing house on Lot 16 is proposed to remain but must be addressed and accessed from Leahy Avenue for emergency access.

The commission’s approval was conditioned on the staff report conditions (items 1–12) plus two additions discussed during deliberations: (1) that lots be addressed from and take access from interior streets (added as condition 13) and (2) that approval is contingent on annexation and adoption of the recommended R‑2 zoning by the city council (listed in the motion as a contingent condition). The motion passed by roll call; commissioners recorded unanimous approval.

Staff and applicant presentations and the review noted the following: East Greenacres Irrigation District provided a will‑serve letter for water; the City of Post Falls will provide sewer service and the site lies within the city’s sewer master service area; and impact fees will be assessed on individual building permits to mitigate off‑site impacts to parks, public safety, streets, multimodal facilities and fire. Applicant Austin Fuller of Whipple Consulting Engineers said the proposed density is approximately 4.5 units per acre and that right‑of‑way dedications and frontage improvements to Midway Avenue and Maguire Road are planned.

City engineer Robert Paulus explained how dead‑end street and turnaround requirements are handled: “If you exceed 150 feet in length, you are required to provide a turnaround that meets fire code requirements,” either a hammerhead or a bulb, and that plan review will verify compliance. Paulus also noted staff concerns about snow removal and maintenance on collector and arterial frontages, and explained that staff intended common landscaping and frontage maintenance to be the responsibility of a homeowners association while replacement of sidewalk panels would generally remain the responsibility of individual property owners.

One written public comment, submitted through the online portal and read into the record, opposed the annexation and subdivision. Resident Debbie Voca wrote that the area’s ability to keep and raise animals and its current rural character make it “safe, quiet, peaceful,” and she said changing the land use and creating small lots would make Post Falls “less desirable.” The applicant declined to rebut the comment during the hearing.

Deliberation focused on access for the existing house on Lot 16, HOA responsibilities for frontage landscaping and snow removal, and the contingency tied to the separate annexation and rezoning process. Commissioners asked staff to coordinate addressing and emergency egress for the existing residence prior to final plat processing.

Votes at a glance - Approval: Painted Rock Subdivision (SUBD25-3). Motion: approve subdivision subject to staff conditions 1–12 plus added condition that lots take access from interior streets and that approval is contingent on City Council annexation and R‑2 zoning. Outcome: approved (unanimous roll call). - Consent calendar (meeting minutes and two special use permit decisions listed in the packet): approved by roll call earlier in the meeting (unanimous).

What happens next The subdivision approval is contingent upon City Council action on the Painted Rock annexation (ANNX25-3) and the recommended R‑2 zoning at the council meeting next week. If council approves annexation and zoning, the applicant will proceed with preliminary plat, construction‑improvement agreements, and final plat review before the council per Post Falls procedures.

Details and context - Site: Northwest corner of Midway Avenue and Maguire Road; surrounding uses include single‑family neighborhoods, a church across Maguire Road, Blue Spruce Estates, Wildflower Estates and Montrose Subdivision. - Size and density: approx. 4.67 acres; 21 single‑family lots; stated density ~4.5 units/acre. - Services and approvals: water — East Greenacres Irrigation District (will‑serve letter); sewer — City of Post Falls (within master sewer service area); sanitary sewer ties to existing main in Midway Avenue discharging to Montrose Lift Station service area. - Access and addressing: Condition added requiring existing house on Lot 16 to be accessed from Leahy Avenue and for its frontage on Leahy to be considered the front yard to ensure emergency access. - HOA and maintenance: HOA required for landscaping, irrigation and maintenance of common rights of way and frontages (including snow removal from sidewalks/paths); staff discussed but did not add mandatory reserve/sinking fund language for this project, citing proportionality and typical nexus to private streets or larger common areas.

Staff announced a transportation master plan open house for Aug. 28 at City Hall; commissioners noted a future workshop on HOA/development topics in October.