BONNER COUNTY PLANNING DEPARTMENT PLANNING & ZONING COMMISION STAFF REPORT APRIL 19, 2018

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1 BONNER COUNTY PLANNING DEPARTMENT PLANNING & ZONING COMMISION STAFF REPORT APRIL 19, 2018 Project Name: File Number,Type: Request: Legal Description: Location: Parcel Size: Parcel # Applicant: Project Representative: Property owner: Quail Ridge 1 st Addition, REPLAT FILE #S , Preliminary Plat The applicant is requesting preliminary plat approval to subdivide a portion of a ±80 acres into 16, Five (5) acre lots, consistent with Bonner County Revised Code. Lots 1-4, Block 1, and Lots 1-4, Block 2, Quail Ridge 1 st Addition all in Section 21, Township 54 North, range 4 West, Boise Meridian, Idaho. The site is located off Spirit lake cutoff and Peregrine Road, 3 miles north of Spirit Lake. ±80 acres RP54N04W214200A Spirit Lake North, LLC c/o James A Sewell & Associates, LLC 1319 N Division Ave Sandpoint ID Martin E Taylor, AICP, Project Planner James A Sewell & Associates, LLC 1319 N Division Ave Sandpoint ID Same as applicant. Application filed: January, 29, 2018 Notice provided: Mailed: March 26, 2018 Published in newspaper: March 28, 2018 Posted: March 23, 2018 File S April 19, 2018 Page 1 of 8

2 Aerial portrayal Project summary: The proposed Replat of Quail Ridge 1 st Addition would plat an 80 acre portion of lot RP54N04W214200A into 16, Five (5) acre lots. Access to proposed lots will be provided by Peregrine road to Cardinal lane each of which are 60 foot wide ingress, egress, and utility easements. Crossing from Cardinal lane onto Gold Finch lane, the southern boundary of Lot 8 Block 2 has a 40 foot wide easement described in instrument# Goldfinch extends northerly and Barn Owl drive will extend southerly through an existing 60 foot wide ingress, egress, utility easement, Instrument # The property is zoned Rural residential. Surrounding uses are primarily rural residential and undeveloped land. This project is associated with AM and ZC upon approval of the Bonner County Commissioners the subject parcels with have a rural residential comprehensive designation and a rural five acre minimums. The information within this staff report is presented assuming approval of AM & ZC File S April 19, 2018 Page 2 of 8

3 Applicable laws: The following sections of BCRC, Title 12, apply to this project: BCRC , Certificate of Compliance, Conditional Certificate of Compliance BCRC , Readjustments of lot lines within a platted subdivision BCRC , Lot Design BCRC , Services and utilities BCRC , Roads and Access BCRC , Environmental Features BCRC , Standards for review of applications for preliminary plat BCRC , et seq., Wetlands BCRC , Wildlife protection standards for new subdivisions Background: A. Site data: Parcel size: Parent parcel is ±80 acres, all 16 lots proposed to be ±5 acres in size. Current zoning: Rural five (5) acre minimums. B. Access: Peregrine Road crosses Idaho Department of Lands property in Section 20 and intersects Section 21 about 1320 feet north of the south line of Section 20. This roadway benefits all lands within Section 21 (Instrument ). Peregrine Road and Cardinal Lane also access the subject property via a 60 foot wide ingress, egress and utility easement (Book 8, Plats, Page 134). Gold Finch Lane will be extended northerly and Barn Owl Drive will be extended southerly via an existing 60 foot wide ingress, egress and utility easement (Instrument ). Road system is currently gravel and maintained by a home owners association, all roads will be improved in accordance with low volume road standards in accordance with appendix A. According to AM and ZC additional road construction is required, specifically applicant shall improve all roads within the subdivision to low volume road standards in accord with appendix A, in addition shall be paved. This requirement was recorded with the zoning ordinance. C. Environmental factors: The property has no significant slope mapped by the county GIS mapping system. The properties are not within any special flood hazard zone (Zone-X, DFIRM- 1125E). The site is within White tail deer and Moose habitat per mapping application. Wetlands are not present on site as indicated by the mapping application. Soils consist of gravelly silt loam and is commonly used for timber production and grazing. The building site is forested. D. Services: Water is to be provided by individual wells, water is available at a range of gallons per minute according to application, at a depth of feet. Sewage disposal will be provided by individual subsurface sewage disposal system as approved by Panhandle Health District. The property is located within Spirit Lake Fire district and Bonner School (#83) district. File S April 19, 2018 Page 3 of 8

4 E. Comprehensive Plan, Zoning and Current Land Use Compass Comp Plan Zoning Current Land Use & Density Rural residential R-5 Undeveloped Site Ag/Forest Land AF-20 Residential North Ag/Forest Land AF-20 Undeveloped/ State land East Ag/Forest Land AF-10 Undeveloped/ State Land South Ag/Forest Land AF-20 Single Family Dwellings West F. Standards review Required Provided Minimum Lot Size (BCRC ) 5 acres 5+ acres Depth to width, BCRC :1 Meets requirements Urban services, BCRC (a) NA NA Water supply, BCRC (b) Demonstrate sufficient production capability Well logs indicate sufficient production at an average flow rate of 29.8 GPM. Sewage disposal, BCRC (c) Fire risk assessment, BCRC (d) Adequate sewage disposal method as approved by PHD and/or the state of Idaho Fire risk assessment Individual system to be installed as regulated by Panhandle Health Department. The applicant has provided a preliminary plat fire hazard rating form with a total hazard rating of 28, which indicates a Moderate. Fire plan, BCRC (d) Fire Protection Plan A fire protection plan has been provided in the preliminary plat application. Legal access, BCRC (c) Shall be provided Access to the property is provided Gold Finch Lane (Inst# ) File S April 19, 2018 Page 4 of 8

5 Natural hazards, BCRC (a) NA NA Wetlands, BCRC NA NA Stormwater plan requirement BCRC (a) Plat contents Stormwater and erosion control has been provided per requirements. Preliminary plat requirements, BCRC Plat contents Planning staff deemed the application complete on February 6, G. Stormwater plan A stormwater management plan was not required, pursuant to BCRC (J). H. Agency Review The application was routed to the following agencies for comment on February 6, 2018 Panhandle Health District Bonner County Road Dept. Spirit lake Fire District School District #83 Dept. of Fish and Game Dept. of Lands (Sandpoint) Dept. of Water Resources Fish and Wildlife Service Forest Service Inland Power and Light Dept. of Env. Quality Dept. of Transportation Spirit Lake Fire district: February 12, 2018 The Fire Chief commented on inadequate ingress egress point to the subdivision, and in addition stressed the need for paved access to be provided. I. Public Notice & Comments: No Public Comments were received. Staff analysis: The proposed Replat Quail Ridge 1 st Addition would plat ±80 acres of RP54N04W214200A, into 16 lots, consisting of ±5 acres. The replat Quail Ridge 1 st Addition is consistent with approved zoning minimums(rural 5 acre minimums). Access to the proposed lots is from Gold Finch Lane a 60 foot wide Ingress, Egress, Utility gravel easement established on instrument # and that is privately maintained. The property is Rural five (5), Surrounding uses are primarily rural residential and or undeveloped. Water will be provided by individual well. Sewage disposal will be provided by subsurface sewage disposal system. Inland Power and Light will serve the site for power. The property is located within Spirit Lake Fire District. File S April 19, 2018 Page 5 of 8

6 Staff recommendation for action: APPROVE With conditions. The applicant or interested parties have 10 days from the date of the issuance of this report to provide written comment in response to the staff report. The Planning Director shall make an administrative decision to approve, deny, continue or recommend a public hearing on this file following the close of the comment period on Planner s Initials: Date: Motion by the governing body: MOTION TO APPROVE: I move to recommend approval to the County Commissioners this project FILE SS , Quail Ridge 1 st addition, finding that it is in accord with the Bonner County Comprehensive Plan and Bonner County Revised Code as enumerated in the following conclusions of law, and based upon the evidence submitted up to the time the Staff Report was prepared and testimony received at this hearing. I further move to recommend the following findings of fact, conclusions of law and conditions of approval (noting any amendments). The action that could be taken to obtain the plat is to complete the Conditions of Approval as adopted. This action does not result in a taking of private property. MOTION TO DENY: I move to recommend denial to the County Commissioners this project FILE SS , Quail Ridge 1 st addition, based upon the following conclusions: [REFER TO FOREGOING CONCLUSIONS OF LAW AND SPECIFY WHICH CONCLUSIONS THE PROJECT MEETS AND FAILS TO MEET]. The decision is based upon the evidence submitted up to the time the Staff Report was prepared and testimony received at this hearing. I further move to recommend denial of the following findings of fact and conclusions of law as amended. This action does not result in a taking of private property. The action that could be taken, if any, to obtain the plat is to: 1) File a new application with the Planning Department and meet the standards required by Bonner County Revised Code; or 2) Pursue such remedies as may be applicable at Title 67, Chapter 65, Idaho Code. Findings of Fact 1. The subject lots are ± 5 acres in a 5 acre zone. 2. The proposed use will use individual well and septic. 3. The proposed location for the plat contains slopes between 2% and 7%. 4. Access to the proposed lots is from Cardinal Lane through lot 8 of Quail Ridge subdivision via a 40 foot wide ingress, egress easement as described in instrument # File S April 19, 2018 Page 6 of 8

7 5. Gold Finch Lane shall be constructed to standards setforth in AM & ZC , Appendix A of Title 12 Bonner County Revised Code and paved. 6. The subject property is located within the Spirit Lake Fire District. 7. The property contains X areas of special flood hazard (DFIRM Panel 1125E, Zone X). 8. The property does not contain delineated wetlands. Conclusions of Law: Based upon the findings of fact, the following conclusions of law are adopted: Conclusion 1 This proposal was reviewed and is in compliance with the criteria and standards set forth in the Bonner County Revised Code: , Lot Design,12-623, Services and utilities, , Roads and Access, , Environmental Features, , Standards for review of applications for preliminary plat, , et seq., Grading, Stormwater Management and Erosion Control, , et seq., Wetlands, , Wildlife protection standards for new subdivisions, (d), Certificate of Compliance, Conditional Certificate of Compliance, (b), Readjustments of lot lines within a platted subdivision. Conclusion 2 The proposed Subdivision being in accord with the ordinances stated above, is therefore aligned with the Bonner County comprehensive plan. Property Rights Population School Facilities, Transportation Economic Development Land Use Natural Resources Hazardous Areas Public Services Transportation Recreation Special Areas or Sites Housing Community Design Implementation Conditions of approval: Required plat notes: The following notes shall be recorded on the face of the final plat: A-1 All easements and instrument numbers for ingress, egress and utility, pertaining to this subdivision shall be shown on the face of the plat. Standard and site-specific plat conditions: B-1 A final plat shall be recorded. B-2 The preliminary plat shall be valid for a period not to exceed two (2) calendar years from the date of approval. At any time prior to the expiration date of the preliminary plat, the applicant may make a written request to the Planning Director for an extension of the preliminary plat for a period up to two (2) years. The Board of County Commissioners may consider such request for extension at any regular File S April 19, 2018 Page 7 of 8

8 business meeting. The extension request must be approved or denied prior to the expiration date of the preliminary plat. B-3 The applicant shall provide one of the following for all proposed lots: (a) Prior to final plat, an approved water and fire hydrant system capable of providing one thousand (1,000) gallons per minute for a minimum of two (2) hours, where, a community water system exists or is proposed as part of the development and is capable of delivering the pressurized water supply necessary for delivering fire flows as prescribed by International Fire Code, as adopted by the state fire marshal, and such later editions as may be so published and adopted by the state fire marshal, or as amended, modified or superseded, and incorporated herein by reference with a copy on file with the office of the clerk of the Board of County Commissioners, and herein after referred to as IFC, Or as approved by the fire district. (b) A note on the final subdivision plat stating: At the time of Building Location Permit or Building Permit, the lot owner shall install a minimum two thousand (2,000) gallon water storage system, meeting IFC standards. Refill on demand is not required to meet IFC standards, Or as approved by the fire district. (d) Prior to final plat, a man-made or natural water source with a dry hydrant capable of delivering adequate water supply as prescribed by International Fire Code. (e) A note on the final subdivision plat stating: At the time of building permit or building location permit, the lot owner shall install an approved fire suppression method to the satisfaction of Bonner County, Or as approved by the fire district. B-4 Roads providing access to the proposed subdivision shall be constructed in accord with recommendation s within AM & ZC Recommendations state the need for roads to be constructed to Title 12 Appendix A, low volume private road standards, and shall have a paved surface. B-5 Prior to final plat applicant shall submit to the planning department engineered stamped plans outlining paved road construction schematics, in accord with the Appendix A Title 12 requirements. The complete file is available for review in the Planning Department, 1500 Highway 2, Suite #208, Sandpoint, ID or online at Bonner County Revised Code (BCRC) is available at the Planning Department or online. File documentation posted to the web at File S April 19, 2018 Page 8 of 8