Planning commission recommends code updates after public hearing on fire flows, LOS and fees

RATHDRUM — The planning commission voted unanimously to recommend that the city adopt a package of land-use code updates that include a new Title 11 on adequate public facilities and revisions to Title 12 (subdivisions) and Title 15 (zoning and permitted uses).

The vote followed a staff presentation and a lengthy public hearing in which a resident raised questions about how the proposed code defines adequacy for emergency services, transportation, parks and schools. "I'm absolutely for development ... but I'm against growth without the proper public infrastructure such as EMS, public safety, and, you know, transportation," said resident Solmas, Bridal, who gave her Rathdrum address for the record.

The updates, staff said, have been refined through three prior workshops and were posted online in both redline and ordinance formats so the public could review the edits. Commissioners asked staff to clarify technical points raised during testimony, including how the code references fire-flow requirements and what triggers require mitigation for traffic impacts.

On fire protection, a staff member explained that the "20 PSI" reference in the proposed code aligns with IDAPA/DEQ minimum water-pressure requirements for distribution systems rather than the International Fire Code's gallons-per-minute (GPM) tables used to size fire flows for specific structures. "We test fire hydrants to ensure they meet the 20 PSI so that we, as a city, are meeting the standard that we're required to meet to DEQ," the staff member said. Commissioners and staff noted that the Northern Lakes Fire District conducts its own plan review and fire-flow testing for developments.

Resident Bridal pressed for explicit GPM thresholds and for clearer definitions of what the code treats as "adequate" public infrastructure, noting examples from the international fire code and asking why the city allows a transportation service level of D. Commissioners and staff answered that the city's transportation master plan sets LOS D as the adopted local standard and that raising the standard citywide would carry substantial capital and long-term maintenance costs. One commissioner summarized the fiscal trade-off: improving LOS citywide can cost millions and would ultimately increase property taxes.

Bridal also raised concerns about parks and green-space thresholds and the transparency of fee-in-lieu programs that allow developers to pay instead of building on-site improvements. Staff described the city practice for fees-in-lieu as tracked and "bookmarked" for the specific improvement; staff gave an example where fees collected for street trees were held and later used to purchase and install trees in a subsequent budget cycle.

On schools and health-care facilities, staff reiterated that school districts and hospitals are separate taxing districts; they receive notice and may comment on land-use actions but the city cannot fund or veto those entities' capital decisions. Commissioners noted that donated parcels for future fire stations exist but cautioned that donated land does not by itself solve staffing or operational funding needs.

After discussion, a commissioner moved to recommend acceptance of the code package; the motion was seconded and approved by roll-call voice vote. The commission's recommendation now goes to the city council for consideration; staff said the council will be notified and that there may be further opportunities for public comment when the matter reaches council agenda.

The planning commission then closed the hearing and adjourned the meeting.