Sandpoint planners debate limiting ground-floor offices and lowering downtown height limits

The Sandpoint Planning and Zoning Commission on March 3 picked up discussion of a draft commercial zoning and new historic-preservation code, focusing on how to shape a compact downtown that encourages retail and dining while accommodating housing demand.

Deputy Director of Community Planning and Development Bill Dean told the commission the effort aims to "accelerate downtown as an activity center" by defining a downtown core and an outer core with different land-use rules. He said staff is proposing to "allow" ground-floor residential in some zones rather than require nonresidential uses across the city's hundreds of commercial acres: "Instead of requiring that we would allow it but you're not going to require it to be there," Dean said.

The draft would, in the downtown core, prohibit new office uses on the ground floor while allowing offices above the first floor; the outer core would be more permissive and could allow ground-floor residential. Commissioners raised the scale of the effect: staff estimated the proposed core change would affect roughly 8–10 acres of downtown while the broader commercial zoning covers "several hundred acres." Commissioner Wayne Benner called the current proposed downtown boundary "way too big," saying stretching the core invites the very office uses the draft seeks to move out: "our downtown core is way too big."

Staff also proposed limiting manufacturing and certain assembly uses in the outer core to avoid large-scale industrial operations within the downtown edge. Dean and commissioners discussed a possible square-foot ceiling for small-scale production (staff cited a 4,000-square-foot example in the current rules) and suggested a smaller cap to protect downtown character while permitting artisans with storefronts.

Commissioners debated how to handle properties that already house offices. Dean explained nonconforming-use rules would allow existing ground-floor offices to remain until a property is vacated, and only after six months of vacancy would the new restriction apply.

A prolonged discussion centered on building-height limits and a purpose statement staff drafted to guide those rules. Dean proposed a lower envelope in the downtown core (roughly 30–36 feet) and higher limits in the outer core (45 feet, with potential discretionary increases in limited circumstances) to preserve downtown scale and avoid a continuous "wall" of tall buildings. Commissioners disagreed about emphasis: some argued the goal should be protecting view corridors and the pedestrian scale; others urged a context-based standard that aligns height limits with existing building character and future redevelopment needs. Commissioner Torby said the proposal to limit ground-floor offices in the core was "sound policy" and consistent with downtown objectives; several members suggested 35–45 feet as a workable range for core/outer-core standards.

Public commenters were split. Arie Reigns urged "go up, not out" to avoid sprawl; Ned Brandenburgger said higher heights in some outer blocks may be necessary to make projects economically feasible; Ellie Cessnes, chair of the Arts, Culture and Historic Preservation Commission, supported roughly "36 feet in the downtown core" and 45 feet in the outer core.

Next steps: staff said a focused code "page turn" and a permit-walkthrough with the Arts/Culture/Historic Preservation Commission are planned for April, followed by a public hearing and, ultimately, a recommendation to City Council. Dean emphasized the current meetings are deliberative and that staff will refine boundaries, setbacks and draft ordinance language before a formal public hearing.

What changed and what remains to be decided - Ground-floor policy: staff proposes allowing ground-floor residential in some places and prohibiting new ground-floor offices in the downtown core; existing offices would remain nonconforming until vacancy of six months. - Manufacturing: staff proposes a size/scale limit to keep large industrial uses away from downtown circulation and storefronts (staff signaled a likely square-foot cap to be proposed). - Heights: staff will present a formal ordinance drafted around a lower core limit (around 30–36 ft) and an outer-core limit (around 45 ft), with the commission asked to weigh objectives (views, scale, redevelopment).

The commission did not take formal votes on the ordinance at this meeting; the draft and maps will return for further review, an April code review session and a future public hearing.