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Comment pours in on proposed Copeland
subdivision |
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December 10, 2011 |
Written comment poured in at the deadline for a
proposed 30 lot subdivision abutting the
Copeland Bridge, The Estates at Copeland
Landing, nearly all opposed to the development,
which will be the subject at a public hearing
being held Thursday evening.
"I spoke to quite a few people, but received
barely any written comment until the deadline
approached on Thursday," said county zoning
administrator Mike Weland.
When he stuffed packets to be sent to the nine
members of the county planning and zoning
commission Friday morning, he said, the papers
barely fit into a 9x12 envelope.
According to Weland, the concerns raised in the
written comment on the proposal by Fox
Enterprises, Spokane Valley, are diverse, from
the impact residential development along the
Kootenai River will have on the ability to farm
some of the best agricultural land in the nation
to the ability of the ground to contain private
septic systems.
County Road and Bridge Superintendent Jeff
Gutshall raised concerns about road access, with
about half the lots proposed accessing by
driveways directly from Copeland Road to the
south of the west end of the bridge, and the
lots to the north of the bridge being accessed
by a proposed private cul-de-sac. According to
Gutshall, the proposal is going to have to be
altered before the final plat is approved to
meet state and federal road safety standards.
Idaho Fish and Game, while uncommitted on the
proposal, expressed concern over impacts to
wildlife migration andpotential adverse impact
on the endangered Kootenai River white sturgeon.
A professional geologist submitted 19 pages of
documentation showing why residential
development along the Kootenai River would seem
unwise.
Several people expressed concerns over the
potential fate of the diking system, which runs
through the middle of the proposed lots.
"If the people who buy these lots build their
homes on the river side of the dikes, they're
likely going to flood," several said. "If they
build on the other side, how long before they
decide they want to see river and decide to take
out the dike?"
The applicant says that the proposed development
is the best way to capitalize on farm holdings,
offering potential homeowners prime water front
property while ensuring the continuity of
agricultural production, putting the allowed
number of lots on 80 acres and restricting 300
acres of the best farm ground from any future
development.
The point isn't being taken well, as perhaps the
most prevalent sentiment expressed thus far in
the process has been the potential impact on
being able to farm at all.
"I don't care how good your intentions are or
what restrictions you put in place," many said,
"farms and homes don't get along well together.
Sooner or later, the homeowners are going to
complain about the pesticides, herbicides,
smoke, dust and noise that comes along with
farming, and history shows that the homeowners
always win."
The public hearing takes place before the
Boundary County Planning and Zoning Commission
at 5:30 p.m. Thursday, December 15, in the main
courtroom of the Boundary County courthouse, and
while the deadline for written comment has
passed, public participation is welcomed and
encouraged.
Based on their analysis of the application and
how it applies to our newly adopted subdivision
laws, the county planning and zoning commission
will develop written findings on a
recommendation to be sent to county
commissioners, who will make the final decision
on whether to approve or deny the application
after they hold a second public hearing, likely
in January, which will allow consideration of
new or additional testimony.
After that final county decision is rendered,
again supported by written findings, anyone
aggrieved by the decision then has the right to
appeal, asking a court of law to determine
whether county laws and processes were followed
and whether those laws and processes comply with
state and federal land use law.
"This could well be a very interesting test of
our new comprehensive plan and our planning and
zoning ordinances," Weland said.
To find out more, visit
http://www.boundarycountyid.org/legals/11061fox/legal.htm. |
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