Proposed height limits for CdA draw criticism

Some downtown property owners are worried that limiting the height and girth of buildings in Coeur d’Alene’s core could ultimately hurt the economy by scaring away developers who fear more regulation.

That was the message received Wednesday night during the first public presentation on the city’s proposal to limit the height of buildings in downtown to preserve views of Tubbs Hill and Lake Coeur d’Alene while encouraging more urban living.

City Council President Dixie Reid told the 75 people gathered at the First Presbyterian Church that the council has put the brakes on the proposal, realizing downtown property owners and Coeur d’Alene residents need more time to digest the complex new idea. She promised that the city would have another public workshop in mid-January. Yet she reiterated – after hearing accusations that the city was trying to push the new regulations through – that Coeur d’Alene had to present a proposal that would be the starting point for discussion on the future of downtown.

“We had to get something to show you,” Reid said. “Whether we are going in the right direction or not, I don’t know. This will give us a chance to crank it down and really see what’s going to work for Coeur d’Alene.”

Local businessman Duane Hagadone, who owns a lot of downtown property, criticized the city for moving too fast on this “very serious” issue that will ultimately “dictate life in downtown.” He fears the consultants hired by the city are relying on market information from larger cities like Seattle, which he said doesn’t equally compare with Coeur d’Alene.

“I really worry what you are doing to the economics,” Hagadone said, echoing other comments from the audience, including developer and real estate agent John Beutler.

Hagadone had his own meeting with downtown property owners Monday night to talk about his concerns with the proposal. Mayor Sandi Bloem and her brother, Greg Crimp, who own Sherman Avenue property, weren’t invited to the meeting.

Repeatedly during Wednesday’s meeting, consultant Mark Hinshaw of LMN Architects in Seattle reminded people that the proposal is just a starting point. The proposal isn’t based on Seattle’s rules, he said, but is a unique blend of ideas that fits with the uniqueness of Coeur d’Alene – a small town feeling the pressure for urban living.

“All of this, again, is subject to debate and discussion,” he said. “It’s also possible for the City Council to keep the current code.”

The current city rules have no height restriction but limit how many residential units are allowed downtown. Hinshaw said the proposed rules would increase the density and give developers more flexibility. He said the current rules don’t encourage urban living, which is key to keeping downtown vital.

Under the proposal, downtown developers could construct buildings up to 75 feet tall – and in some cases up to 160 feet, or about 14 stories – if they agree to incorporate features that would benefit the public. To get approval for a tower closer in height to Hagadone’s landmark downtown resort, which is 216 feet, developers would have to donate cash for city parkland, the library, museum or theater.

At the heart of the plan is a formula based on the size of the lot and the number of square feet it can support. Developers could add more square footage, which could translate into more stories, if they incorporate features that would benefit the public, such as street-level shopping that would help attract pedestrians and make downtown viable and exciting.

The consultants said the plan isn’t so much about building heights as how many square feet a building can have.

“This will set the size of the balloon and allow the developer to figure out what goes inside,” Hinshaw said, adding it also encourages a mix of retail, office space and residential.

Current downtown buildings average about four stories. To keep that feeling and to make the towers seem less dominating, the city recommends that any building taller than 45 feet would have to have its upper floors set back at least 20 feet.

Realtor Susan Dredge dislikes the entire idea and said the city shouldn’t have any building restrictions downtown. She added that visitors come to Sherman Avenue to shop, not take in the area’s natural beauty.

“This will drive all new building out to Riverstone or north where there’s no problem with parking,” Dredge said. “You will kill downtown.”