Cda Council Approves Land-Use Plan Document Allows For Higher Population| Density Downtown

By this summer, builders may be able to double the number of residences they can squeeze onto downtown lots.

Even then, however, city officials will review each proposal case by case. And it’s unclear how often eligible projects will come along.

After three years of work and three public hearings, the City Council approved a comprehensive land-use plan Tuesday designed to guide development into the next century.

Officials contend the 66-page document’s most controversial element - increasing residential building potential downtown from 34 units per acre to 70 - may be misunderstood.

Development won’t be allowed to increase automatically; the increase merely will be available for developers willing to go through a public hearing.

“It’s not carte blanche,” said Councilman Kevin Packard. “If it doesn’t fit in that particular area, then the Planning Commission and the City Council can deny the permit.”

The comprehensive plan outlines the general type and location of desired development for the next 15 to 20 years. It does not change specific rules governing development.

Those changes - and there won’t be many - will be made in coming months, said Planning Director Dave Yadon. The biggest will be an amendment to the city’s zoning ordinance allowing builders to apply for the increased density.

The purpose: City leaders want to encourage more people to live downtown.

The new density would be slightly less than that of Coeur d’Alene North, the condominium building at Government Way and Northwest Boulevard.

“Downtown living is real appealing” to area businesses, said Sandy Bloem, president of the Downtown Merchants Association. “And we have a downtown that’s appealing to live in.”

But critics said the comprehensive plan merely lays the foundation for future mistakes.

“My fear is when they get down to the details, they’ll make some dumb decisions,” said resident Al Sharon. “There’s no doubt in my mind that the first person to come requesting this will get his permit.”

Downtown streets are too congested and parking is too limited to justify any increase in density, he said.

“How are you going to move all these people around down there between 3:30 and 6 p.m.?” he asked.

It’s too early to predict the impact of the change, but some suggest it will be minimal. Since there are few multi-acre lots left downtown, most builders will use the new limits only on one- or two-lot projects.

A traditional city lot is 5,500 square feet. At 70 units per acre, a developer could build only eight apartments or condominiums.

“How often will it be used? I just don’t know,” Packard said.