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Sandpoint planners revisit lot-size and impervious-surface rules as a tool for housing affordability
Summary
Staff proposed lowering the minimum RM lot size from 5,000 to 3,500 sq ft to reflect historic platted lots and discussed four models for impervious-surface limits (including a simple 70% standard and a 'smooth-curve' marginal approach); commissioners asked staff to return with refined code language for a Dec. 2 hearing.
City planning staff presented Nov. 18 a package of code changes aimed at producing additional housing capacity in Sandpoint’s residential-mixed (RM) neighborhoods by allowing smaller lot sizes and modifying impervious-surface/building-footprint limits.
Planner Bill Dean and Community Planning Director Jason Welker said the Comprehensive Plan supports varied lot sizes and that much of Sandpoint’s existing housing pattern consists of smaller, historic lots (25–37.5 feet wide, about 3,500 sq ft). Staff proposed reducing the RM minimum lot size from 5,000 to 3,500 square feet to better match historic patterns and to enable infill and attached housing that could increase walkable "doorknob" density.
On lot coverage and impervious-surface limits, staff presented four options: (1) a single 70% maximum impervious-surface limit across RM and RS; (2) a wide-step model that decreases allowable impervious percentage as lot size increases; (3) narrower thousand-square-foot bands; and (4) a smooth-curve marginal approach that reduces allowable impervious percentage gradually for additional area beyond a baseline. Staff explained the simple 70% approach is easiest to administer and most equitable but acknowledged concerns about incentivizing larger footprints on larger lots and potential "McMansion" impacts. Commissioners discussed setbacks, side-yard constraints for tiny lots, potential mechanical-equipment and overhang impacts on 3-foot side yards, and the role of alley access for narrow-lot development.
Commissioners generally asked staff to refine the draft and prepare formal ordinance language and examples for the Dec. 2 public hearing; staff will return with the revised proposal.
