Sandpoint council pauses appeal over McGee subdivision water denial, seeks more modeling

The Sandpoint City Council voted Dec. 18 to continue consideration of an appeal by McGee Development of city staff's denial of an application to extend water service to a proposed subdivision outside but adjacent to city limits.

Attorney Norm Symanko, representing McGee Development, told the council the developer submitted applications and expected city modeling of proposed looping improvements that might provide adequate fire flow. "The modeling needs to be done to see if the looping is sufficient," Symanko said, arguing the denial was premature because the city had not completed the site-specific analysis the applicant requested.

The appeal centers on whether the city's water distribution can provide required fire flows for the project and whether staff properly completed the modeling and analysis before denying the request. Scott McNee, a consulting engineer for the applicant, showed maps and prior studies indicating the area is served by several dead-end mains and that looping the mains through the proposed subdivision historically improved measured fire flows. City Engineer Brandon Staglin and water-system consultant Preston Love responded that citywide hydraulic models completed in 2022 and related studies show existing fire-flow deficiencies in the northeast portion of the system and that the city cannot commit to new obligations for additional equivalent residential units (ERUs) without addressing those deficiencies.

Staglin said the city's model identifies locations where available fire flows fall below accepted thresholds and noted that the city's prior will-serve for a different, smaller development relied on completed modeling demonstrating looping could work. "The purpose of an ability-to-serve is for the city to tell Panhandle Health Department that we have capacity to provide water before they will sign a final plat," Staglin said, adding that the city's 2022 model showed some locations in the north system with only about 23 PSI under assumed fire-flow conditions — near the minimum of 20 PSI.

Preston Love, whose firm prepared the city's current water-system model, explained the modeling inputs and calibrations, and said the northeast end of the system is subject to head loss: as flow travels through existing piping to the system extremities, pressure drops and fire-flow capability diminishes. Love noted the model was calibrated to field hydrant flow tests and that site-specific modeling is the way to determine whether proposed looping or other improvements (for example, booster pumping or storage) could meet the project's fire-flow needs.

Applicant representatives and Symanko asked the council to remand the matter to staff to perform (or to allow applicant-funded) hydraulic modeling of the proposed looping alternative and return with findings. Symanko said the applicant is prepared to pay for modeling and asked the council to avoid what he described as a "straight denial" without the proposed-condition analysis.

After about an hour of testimony and technical exchanges, Councilman Spiro moved to continue the matter to the Jan. 15 regular meeting so the council, staff and applicant could pursue the requested modeling and report back. The motion passed by roll call vote with all members present voting yes. Mayor Jeremy Grama clarified the record will be closed and councilors were instructed not to discuss the matter outside the public meeting before Jan. 15.

Why it matters: The city's decision affects how and whether developments adjacent to Sandpoint can obtain municipal water and commits the city to additional long-term service obligations if approved. The council's request for modeling clarifies the next steps: either a technical solution that allows service (with conditions), or a clearer record supporting denial.

Next steps: The council will revisit the appeal at its Jan. 15, 2025 meeting. Staff and the applicant are expected to complete hydraulic modeling of the applicant's looping alternative and report results back to the council.