Changes to the proposed 2025 zoning ordinances in the Blaine County Planning and Zoning Commission's recommendation included:
Ordinance 1 (A-10 and the Mountain Overlay District)
· Background: Most A-10 land (agriculture land that allows for one unit of development per 10 acres) exists in the county's remote areas and the Mountain Overlay District, which is land that exceeds 25 percent in slope. The county wants to discourage development on these lands because they are far from service centers, crisscrossed by wildlife migration corridors, and are often visible.
· Before: Downzone all of the county's A-10 lands to RR-40 (remote and rural, one unit per 40 acres) to discourage development, and downzone all lands in the MOD from one unit per 40 acres to one unit per 160 acres.
· After: A-10 and MOD land within a three-mile bubble of each of the county's five cities, and three-quarters of a mile of Gannett and Picabo, will likely be allowed to retain their current zoning. Outside those bubbles, A-10 would be downzoned to A-40, and MOD lands (currently zoned one unit per 40 acres) would be downzoned to one unit of development per 160 acres.
Ordinance 2A (A-20 zoning district, wetlands and locational zoning)
· Background: Much of the county's A-20 lands exist in the "Bellevue Triangle" south of Baseline Road, parts of which are covered with wetlands. The county wants to discourage development in this area and has proposed a Transfer of Development Rights program that would focus development in the tip of the triangle north of Pero Road—closer to Bellevue.
· Before: Retain A-20 zoning in the county, stiffen wetlands protection and setback requirements, and develop locational criteria for future development.
· After: Downzone all A-20 land to A-40 (active agriculture, one unit per 40 acres), and scrap the locational zoning criteria—many citizens complained they were too confusing and unfair—for the aforementioned three-mile bubbles around the cities. Plus, those who own between 40 acres and 80 acres would be able to develop two units—instead of just one—and those who own between 80 acres and 120 acres will be able to develop three units, and so on. Wetlands issues would be further reviewed later.
Ordinance 2B (Transfer of Development Rights)
· Background: The TDR program is designed to focus development near the cities. It also seeks to benefit landowners in the Bellevue Triangle's wetlands area as well as developers. People whose lands are dominated by non-developable wetlands can transfer their development rights to a designated receiving area. The transferred rights would be sold as credits to developers, who in turn would be granted greater density rights in the receiving area.
· Before: The TDR sending area would be located south of Baseline Road and the receiving area north of Pero Road.
· After: The sending area would remain the same, but the receiving area would likely be changed. The P&Z Commission wants the receiving area to be more widespread, flexible and closer to the cities. They recommended further study of potential receiving areas and that the cities need to be included in the process. Additional study items include: the development of a TDR bank; creating a TDR program unique to Carey; and including affordable housing in the program.
Ordinance 3 (Cluster Developments and Planned Unit Developments)
· Background: Planned Unit Developments usually result in large developments, which the county deems inappropriate for rural land. Cluster developments can be efficient tools for limited residential development in rural areas.
· Before: PUDs should not be allowed in the county's rural areas. Clusters would be limited to five lots in most instances but would be granted some flexibility in appropriate areas, such as near cities or major roads.
· After: Multiple clusters of five should be allowed with the condition that certain review standards are addressed and that they are located one mile from a paved road, reference road or county road. The clusters could not exceed more than 20 percent of the parent tract.
