Post Falls planning commission approves Crown Reserve subdivision with conditions amid traffic and utility questions

The Post Falls Planning & Zoning Commission on Dec. 10 approved the Crown Reserve subdivision (SUBD-24-5), a 148‑lot first phase on 37.67 acres of an 83.88‑acre site, subject to staff conditions with two changes the commission directed: delete Condition 6 and remove Balmoral Drive from Condition 7. The commission voted to approve the subdivision and directed staff to prepare a written, reasoned decision.

The approval matter came at a public hearing that drew detailed presentations from city staff and the applicant and a prolonged discussion about traffic routing, the proposed Bodine Avenue extension and sewer/wastewater coordination. Ethan Porter, a city planner, told commissioners the application is “within conformance to the development agreement” for the larger site and that the phase proposes 148 lots within the development agreement cap of 525 units. Porter noted, and the applicant confirmed, that the acreage figure in some mailed notices differed (35.55 acres vs. 37.67 acres) because the applicant revised the exhibit; staff provided a corrected report and asked the commission to remove Condition 6, which legal advised was inappropriate to impose in the CC&Rs.

The project team and city engineers described the site and infrastructure plans. "The owner is Jacqueline Land Company, and the applicant ... Whipple Consulting Engineers," Ray Kimball, representing the owners, said, and described lot types, an intended 3.6‑acre park in the phase and an on‑site boat/RV storage area intended to keep vehicles off neighborhood streets. Kimball said the design intentionally includes alley‑loaded rear garages on portions of the plan and “cottage lots” of 3,000–4,000 square feet on the east side of Spokane Street.

Robert Paulus, the city engineer, addressed traffic. "The volumes of traffic on Spokane Street that we measured in October were lower than what were being projected in the traffic study," Paulus told the commission, adding that the applicant’s traffic study still showed sufficient capacity and that measured counts suggested additional capacity beyond the study. Commissioners and staff discussed Bodine Avenue, a quarter‑mile off‑site extension to Chase Road that the applicant will construct as a half‑section with curb and gutter on the north side and a reduced (two‑lane) cross section on the south because full right‑of‑way is not yet available. Paulus and the applicant said the reduced section meets the city’s minimum width and that temporary offsets can be managed until adjacent parcels develop.

Post Falls Highway District submitted a late comment opposing the application until additional traffic impact analysis and clarifications of access points were provided; the applicant agreed to perform the requested traffic analyses. City staff told the commission they expect the applicant to work with the highway district during the development review process. The commission’s motion approving the subdivision included instruction to delete Condition 6 (staff’s report) and to remove Balmoral Drive from Condition 7 as the applicant requested.

Staff and the applicant also explained utility arrangements: East Green Acres Irrigation District provided a will‑serve letter for irrigation water; City of Post Falls will provide sewer and will review construction plans and fire access during permitting. The project will include a mainline sewer extension sized to serve the phase and to accommodate future connection to the remainder of the larger parcel and to the adjacent school‑district property, which the applicant said it intends to make shovel‑ready by bringing utilities and streets to the site.

The commission approved the staff‑recommended conditions 1–12 as amended (deleting condition 6 and removing Balmoral Drive from condition 7) and directed staff to prepare the written decision. Vote tally submitted in the record was recorded as unanimous among commissioners present.

The applicant and staff were directed to continue coordination with Post Falls Highway District on Bodine/Chase intersection geometry and with the city on the sewer mainline extension and construction details. The homeowners association (HOA) is expected to own and maintain alleys and some open space; the 3.6‑acre park is below the city’s 5‑acre threshold for city ownership and therefore will likely remain HOA‑maintained.

Crown Reserve Subdivision provenance (transcript evidence): the hearing opened with staff presentation at "1st public hearing tonight is the Crown Reserve Subdivision. File number SUBD‑24‑5" and concluded with the motion to approve and the commission roll call; the staff presentation and motion appear in the hearing transcript. The commission’s action removes Condition 6 and removes Balmoral Drive from Condition 7 and requires the applicant to work with the Highway District on traffic analysis.

Ending: With the approval the applicant may proceed to engineering and permitting with the expectation of further design review for roadway geometry and sewer mainline work. The commission’s decision emphasized coordination with the Post Falls Highway District and city staff before construction permits are issued.