Commission backs Residential Mix for Gull annexation, asks Council to review commercial uses

On Nov. 12 the Post Falls Planning & Zoning Commission voted to recommend Residential Mix (RM) zoning for the Gull Annexation (ANNX‑25‑1), a 7.76‑acre county island at Cecil Road and 16th Avenue, and asked staff to call out potential commercial uses for City Council consideration.

Justin Souder, planning staff, said the site’s future land use designation is medium density and that RM is an implementing zone. He noted sewer is 300–600 feet from the site and the city’s 3rd Avenue Lift Station has capacity to serve the request. Traffic counts presented by staff showed Cecil Road exceeding 4,000 average daily trips in 2023, which makes small neighborhood commercial at corners eligible under the plan.

Nick Ebner, the applicant’s engineer with ACE Solutions, said the proposal seeks a residential character roughly equivalent to R2 density for the residential portion and would cap commercial uses at about 10% of the site, aimed at neighborhood‑serving retail such as a café, daycare or convenience retail (without fuel). Ebner said frontage improvements and sidewalks would be provided, and the applicant intends to work with existing tenants to find relocation options where necessary.

Public comments were mixed. Patricia Murphy opposed inserting mixed residential/commercial uses into an established single‑family area and raised concerns about traffic and lack of existing sidewalks on 16th Avenue. Treba Gall, a longtime area resident, supported cottage homes and small neighborhood commercial to replace aging mobile homes on the site.

Commissioners questioned the RM zone’s flexible density and allowed uses. Staff clarified that RM can include a modest multifamily component (staff cited typical yields and parking demands) and that the RM land‑use table constrains many commercial categories; convenience retail without fuel is permitted but gas stations are not. Commissioners discussed whether the annexation agreement or a future development agreement should more narrowly define acceptable commercial uses for this parcel.

A motion to recommend approval of Residential Mix zoning for ANNX‑25‑1 and direct staff to prepare the Council packet noting the Commission’s concerns about allowable commercial uses carried on a roll‑call vote. The recommendation and any proposed development conditions will be forwarded to City Council for final action.

What happens next: Staff will prepare the zoning recommendation and draft annexation materials for Council consideration; Council will decide whether to annex and, if so, what development conditions or use restrictions to adopt.