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Commission approves Ridley Village PUD and preliminary plat after neighbor concerns over road, setbacks and sewer
Summary
The commission approved a planned‑unit development and preliminary plat for 56 townhomes in Ridley Village, endorsing staff and council conditions while hearing multiple neighbors urge limiting vehicular access, adding buffers for reduced setbacks, and minimizing sewer and construction impacts.
The Sandpoint Planning and Zoning Commission on June 16 approved the Ridley Village PUD and preliminary plat (PS25‑0003 / PPUD25‑0001), permitting 56 townhomes on a 4.1‑acre parcel south of Highway 2.
Associate Planner Eric Brubaker summarized the project and earlier council direction, noting council conditions that included relocating open space toward the center of the PUD, traffic calming along River Rock Road, a 15‑foot setback for properties abutting Cattail Court and architectural privacy screening. Brubaker said agency comments were received from the school district and Idaho Transportation Department and that staff had 12 public comments in hand.
The applicant team — Aaron Qualls of FCJ Alliance and Kirk Rector of Affinity Management — described design revisions to respond to prior feedback: a reoriented central park, a speed table on River Rock Road to calm traffic, reoriented upper‑story decks to reduce direct overlook into neighboring backyards, dark‑sky‑compliant lighting, and an 8‑foot pedestrian path connecting Autumn Lane. The application provides 76 off‑street parking spaces (66 garage, 10 internal), internal and external connectivity, and 13% open space (10% required).
Multiple neighbors testified with concerns. Bill Doms, Maplewood Village HOA president, urged limiting vehicular access from the new development into Maplewood to protect children and seniors and called the proposed connection "an accident waiting to happen." Karen Heffley, Maplewood treasurer, cited code Section 9‑96 findings and asked the commission to require a non‑vehicular connection with limited emergency access. Lex DeFremory raised property‑value and buffer concerns and asked for a row of trees in the 15‑foot setback to soften impacts.
Applicant representatives said the reduced setbacks and front porches improve safety and crime prevention and that architectural adjustments and landscape plans are intended to protect neighbor privacy. City engineering staff explained that portions of River Rock Road and parts of Cattail Court will require reconstruction to install a gravity sewer to the deepest manhole in the area, and that construction will be managed under a public infrastructure permit with traffic control requirements.
After deliberation the commission voted to approve the PUD and preliminary plat with the conditions listed in the staff report dated June 16. The approval requires the applicant to complete final infrastructure and utility work, comply with the council’s earlier conditions, and coordinate exact mitigation measures for setbacks and traffic during the public infrastructure and permitting process.
