Namaste Estates receives county's approval

SANDPOINT - Bonner County commissioners unanimously approved a small planned-unit development in Cocolalla last week despite neighbors' concerns about emergency access and groundwater availability.

Commissioners, however, ruled last Wednesday that the access questions were adequately addressed through improvements to a private road leading to the proposed development, a requirement that homes be equipped with sprinkler systems and other measures.

The groundwater question, meanwhile, will be answered by the Idaho Department of Environmental Quality.

"It will either work out or it won't," Commissioner Todd Crossett said, referring to the department's make-or-break determination on the viability of the water system.

If DEQ finds there isn't a reliable source of drinking water to supply the 10-lot development's water system, the final plat won't be approved, commissioners said.

The developers of Namaste Estates obtained a hydrogeology report which holds that there is sufficient water. However, the Fish Creek Citizens Alliance has commissioned its own report which maintains there isn't.

Project planner Marty Taylor brushed aside the significance of the clashing reports and said the environmental regulators will have the final say.

"It's really easy to have competing studies," he said.

Much of the hearing was devoted to the steep, 750-foot-long access road which branches off of Fish Creek Road and serves as the project's only ingress and egress. Its grade is currently measured at 14-16 percent, which could pose problems for emergency vehicles in the winter.

The developers proposed improving the road by paving it and capping its grade at 14 percent. They also pledge to knock back the vegetation that lines it so it's easier for bulky emergency vehicle to negotiate the road.

But a number of neighbors testified that paving it would make it even more challenging for motorists.

"If you pave this road it will be a ski slope; it will be a luge run," said neighbor Pamela Clark, who currently uses the route to access her property.

Project opponents also argued that stormwater runoff will cascade down the road and undermine Fish Creek Road, which suffered a major blowout last year. They also contend additional development will amplify the fire risk.

Sagle Fire District officials have scrutinized the road and indicated they are willing to accept it as long as the route is brushed and the other fire-mitigation plans are put in place. In addition to sprinklers, defensible space around the homes will be expanded to 50 feet.

Fire Chief Rob Goodyear said he favored a gravel surface because it would give vehicles' wheels better purchase. Goodyear, however, pointed out that weather conditions will ultimately dictate road access, even when grades are 10 percent.

Although the district is currently opposing a singular access point on other contested development, Goodyear said Namaste Estates' road is significantly shorter.

"I have concerns about 14 percent (road grade) and I have concerns with one way in/one way out," said Commission Chairman Lewie Rich.

But Rich and Commissioner Joe Young concluded the project was within the parameters of Bonner County's current land use code. Young moved to approve the project with a gravel access road and added on a requirement that developers come up with a fire evacuation plan.

"Really, water and the road here are the main issues," said Young, who concluded that both issues were sufficiently addressed.