Sandpoint commission sends zoning changes to council to allow smaller lots, modest density increases
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Summary
The commission voted Dec. 16 to recommend City Council adopt amendments to Title 9 that would allow smaller RM‑zone lots (down to 3,500 sq ft in some cases), modestly increase allowed units per lot band, and loosen building‑footprint limits to enable ADUs and small infill housing.
SANDPOINT, Idaho — The Planning and Zoning Commission on Dec. 16 recommended that City Council approve a package of zoning amendments to the city code intended to make small‑scale infill more financially feasible and support the comprehensive plan’s housing goals.
Staff presentation led by Community Planning and Development Director Jason Welker outlined three principal changes: allowing creation of smaller lots (about 3,500 sq ft) in the Residential Multifamily (RM) zone; increasing the number of dwelling units allowed per lot in measured bands to permit more duplexes/triplexes or ADU combinations on typical central‑city lots; and relaxing building footprint caps so single‑story accessory dwelling units can exceed the existing 35% footprint limit while keeping impervious‑surface caps to address drainage and stormwater concerns.
“Density is not the goal. Feasibility is,” Welker said, describing the amendments as a modest, targeted response aimed at reducing per‑unit land cost so more attainable housing can be built. He described the changes as tied to the recently adopted comprehensive plan and as incremental steps rather than a wholesale change to single‑family neighborhoods; the single‑family (RS) zone would still only allow detached single‑family homes except for limited, pre‑existing substandard lots.
Commissioners questioned specifics of measurement (how areas over 18 feet are counted for footprint calculations), suggested clarifying language in parentheticals about impervious surfaces, and debated a proposed prohibition on street‑facing garages on very narrow lots to preserve front‑yard character. Staff and planners said alley access and existing setback rules mitigate some concerns and recommended wording tweaks for clarity.
Two public speakers — a local realtor and a downtown business owner — urged the commission not to “pump the brakes,” saying growth pressures make accommodation necessary, and noting that impact and building fees also raise costs for small projects.
A motion to recommend City Council approve the Title 9 amendments as written carried on a roll‑call vote recorded in the transcript with one recorded dissenting vote; the amendment package will be forwarded to council for final action.
