Sandpoint P&Z approves Culver's Crossing

SANDPOINT — The Sandpoint Planning and Zoning Commission has approved the Culver's Crossing planned unit development. The measure will now head back to P&Z again for final development plan and preliminary plat approval.

The development, which was approved in an unanimous vote with little public comment on Tuesday, is aimed at adding to the community's stockpile of affordable housing.

In encouraging the commission's approval, Bonner Community Housing Agency Executive Director Rob Hart told the commission the project is needed to provide affordable housing for the community's workforce. While the project would add 49 housing units on the 6-acre site, Hart said BCHA and property owner Nancy Hadley want to protect the neighborhood feel of the area.

In addition to the mixed density of housing, which would include a mix of single-family homes, townhomes, and a three-unit apartment building, a neighborhood park would be added and existing trees would be kept.

The homes be designed to look like historic homes originally found in north Sandpoint, with dormers and interesting architecture. Hart told the commission the price of the homes is not yet set with the affordable housing programs he is working with. Instead, the cost will be determined by building costs and other facts, all aimed at keeping the cost as low as possible to make them affordable to the community's workforce.

Hart said the goal is to have 60% of the homes would be covered by local housing program.

Hart said the project has attracted significant backing in the community, with letters of support received from several dozen residents and local businesses. Among the 34 letters and emails received, were ones from the mayors and police chiefs in both Ponderay and Dover.

While a majority of those present at Tuesday's hearing indicated support for the project, several residents expressed concern over the PUD's potential impact in the neighborhood, located to the north along Boyer Avenue.

Among the concerns raised by residents were the potential of flooding due to standing water and runoff into nearby yards or homes. A wetlands study needs to be done before the project moves forward, the residents told the commission.

Concerns over who might be eligible to purchase a home or townhome at the site also drew attention. However, Hart said the wording had been changed to more accurate reflect Idaho Code and to ensure all who are eligible would be considered.

A traffic study will be done to pinpoint potential problems and solutions. While increased traffic has been identified as a concern by some in the area, Hart said the expert conducting the traffic study said they didn't seen any issues, pointing out many schools, businesses and destinations are within walking and biking distance.

The single-family homes, townhomes, and the three-unit apartment building, would be designed to look like historic homes originally found in north Sandpoint, with dormers and interesting architecture.

While the project originally called for deed restrictions, limiting when and how homes could be sold, Hart said that has changed. Instead, the purchase contract will include a right of first refusal where the landowner would be able to purchase the home at its original cost plus consumer price index for the first two years. If the home is sold between two to four years, the homeowner would get the original purchase price plus double the CPI.

If approved by the city council, the infrastructure would go in first followed by the first phase with 13 townhomes in 2023. Subsequent phases would build additional townhomes, apartments, twin homes as well as single-family homes.

As an indication of the need, Hart said BCHA has garnered a waiting list of 100 people — and counting — for the project's first phase alone.