Danger, Kootenai County, Danger!
Do you remember the old 60s TV show called “Lost in Space”, where the robot would alert the family to possible threats by saying, “Danger, Will Robinson, Danger”? Well, we need some sort of alarm system in Kootenai County to alert us to possible dangers from mega-communities that want to drop, seemingly from space, into our pristine landscape.
These huge developments are called Master Planned Communities (MPCs). They are different than regular subdivisions because MPCs are fully planned before one shovel of dirt is turned. Subdivisions may have small parks and pathways, but MPCs are enormous and often have lakes, golf courses, large parks and trails. Additionally, they can include the shopping areas, restaurants, business centers, schools and fire stations as well. MPCs are often isolated from the main city, and might be considered as separate communities. But the truth is they are not separate.
The impacts from these MPCs hit every person in the county, especially here in Kootenai County. And that’s where the danger lies. Our county does not have impact fees, which are required on new construction in many parts of the country. These fees help growth “pay for itself” by funding streets, parks, law enforcement, fire and often schools. So, in our neck of the woods, existing citizens can end up paying more to cover the impacts of these new, mega-communities.
Increased taxation is not the only threat. Our pristine natural environment, which defines us and sets us apart from other parts of the country, is at risk.
Let me assure you that I am not anti-growth, and not all MPCs are bad. Growth is not what I am addressing here, it’s enormous, uncontrolled growth that overwhelms the infrastructure and changes forever the character of the locale. Rather than moving in to become a part of our North Idaho culture and lifestyle, some of these MPCs want to take over and redefine our existence. And they think they have the money to do it.
Personal property rights are very important to me, and to most Idahoans. We are a fiesty bunch that like to keep what we have and don’t really want the government or anyone else telling us what to do. But even though these MPC developers have purchased huge parcels of land, it does not give them the right to build whatever they want.
Their property rights are those allowed under the zoning on the land they bought. Much of the outlying county is an agricultural zone which allows 1 home per 20 acres. If the developer wants something different, they have to ask. They do not have an automatic right to expect approval of their request. The developer must prove their proposal will not create negative impacts on the surrounding areas, the natural environment, the watershed, etc. If the impacts are found to be detrimental, the answer should be “No”.
But money often clouds the issue. The promise of increased tax revenues and economic growth can sometimes sway officials. And the MPCs come with very experienced advisors and lawyers to help them beat the local systems.
That’s why I was happy to see the recent decision in district court to uphold the County Commissioners’ denial of the Chateau de Loire project. The judge stood firmly, in spite of heavy opposition from the developers. Judge Luster’s written decision stated, “…the record contains evidence…regarding water service, disturbance of wetlands, runoff and erosion from steep slopes, transportation on Hwy 97…emergency services…and other matters. The record in this case was voluminous.”
Yet the developer still threatens to appeal the decision. There’s a lot of money at stake.
Our county must be prepared; our zoning ordinances must be ironclad. The MPCs are lining up and this challenge will not go away. There’s “Danger, Kootenai County, Danger”. If we don’t want our North Idaho lifestyle lost in space, we must fortify our system and stand guard to protect it.
I’m going to link to Mama Bear’s comment because it’s as relevant to Mary’s post as it was to mine.
Comment by Bill — August 25, 2008 @ 9:05 am
Please read the press article: Bloggers or floggers?
Posted: Monday, Aug 25, 2008 – 10:36:38 am PDT
Once again, a real estate agent/wannabe developer blasting anyone that may have a comment toward the current real estate and/or (over) development conditions in KC.
Just because this particular real estate agent does not agree with those posting——Well you should read it for yourselves.
Thank you Mama Bear for the link.
Comment by concerned citizen — August 25, 2008 @ 6:08 pm
Bill, THANKS FOR THE LINK. At the Kootenai County Fair the Mica Flats Grange Booth had a petition opposing the mini storage units. I would estimate that 95% of the Kootenai County residents, who were presented with a petition, signed it. I wish that all our Commissioners had been there to hear the comments and watch the eye balls roll. People are sick of BAD growth all over Kootenai County. We did get comments that the present Commsioners are better than the ones we kicked out two years ago, but the DISTRUST is rampant! People consider Mica Flats almost sacred in terms of wanting it to remain rural and maintain its present zoning. Again thank you for the recent focus on Kootenai County at large!!! Information on the Mini Storage issue is at http://www.mkipoa.org
Comment by Mama Bear — August 26, 2008 @ 7:45 am
Mary, another fine column, thanks for paying attention. I was glad to see you take on the PMCs which are also called “Traditional Neighborhoods” or some such touchy feely nonsensical term. Living in the county just outside Hayden many of my neighbors and I have been opposing the project called Hayden Canyon. Which essentially seeks to create anothe Hayden city center two miles from the one they just revamped over the last couple of years. Not making the merchants down there very happy BTW. The shoe salesman trying to shove this mess down our throats failed to look around and see that the traditional family neighborhood we have here is working just fine, thank you very much. As you correctly point out, development is inevitable. Folks out here are not anti-growth, we just want new growth to fit the area, which is rural. We don’t want almost 1900 homes shoehorned into less than 400 buildable acres, totally overwhelming the infrastructure. It was interesting to hear those speaking in favor of the project at the P&Z and city council meeting, more than half were from outside Kootenai County and closer to 2/3 outside of Hayden. All of them with a vested interest in the development of the land; realtors, appraisers, engineers, developers ad nauseum. Now, after being turned down for annexation twice, the developers will most likely being courting the County Commissioners and the P&Z commisssion for zoning changes to get there mess in there. This is especially troubling because one of the P&Z commissioners, Judy Morbecker, or what ever her name is, has been a vocal proponent of the project. I certainly hope that she recuses herself from that decision. And no, I won’t be holding my breath. PLEASE, keep up the good work Mary.
Comment by Will Penny — August 26, 2008 @ 9:16 am
While working at the Mica Flats Grange Information Booth people really wanted to talk about the growth problems their areas. Hayden Canyon was a frequent theme and source of fear by people. Residents now know that growth does not pay for itself. It is beginning to be a political liability for elected Commissioners to support “growth at all costs”. Will Penny, it is important to have petitions, and large numbers of people opposing the development at the hearings. Political pressure does work if it comes from the voters!
Comment by Mama Bear — August 27, 2008 @ 7:49 am
Sage advice Mama Bear, thank you. The folks out here have formed a group called Friends of Hayden and are well organized watching everything; P&Z, Hayden City Council, KCBCC, IDT, sewer boards, highway districts. Trying to cover all the bases so this monstrosity doesn’t get a foot hold out here. As I said, I believe most of those out here would have no complaint about a development on the site that fits the existing neighborhood. But not the tax and infrastructure draining proposal they have offered.
Comment by Will Penny — August 28, 2008 @ 5:27 am
Will,
Don’t forget to pay very close attention to whoever supplies the water. Is Hayden Lake Irrigation District or some other private water company involved?
Comment by Bill — August 28, 2008 @ 8:34 am
Thanks Bill. Yes, North Kootenai Water and Kootenai Electric are also being monitored. I believe that Hayden Lake ID may be involved as well, but not positive. We are tryin to keep up with as much as possibly can.
Comment by Will Penny — August 28, 2008 @ 9:07 am