County approves Deerfield subdivision preliminary plat
December 23, 2025
By Soncirey Mitchell Reader Staff
After extending its Dec. 17 meeting due to high winds, the Bonner County board of commissioners met Dec. 18 to unanimously approve the preliminary plat for the proposed Deerfield subdivision off of Baldy Mountain Road. Commissioners previously denied the application in September, citing uncertainty regarding the property’s floodplain, which necessitated a Letter of Map Revision from the Federal Emergency Management Agency.
The proposed development — managed by outgoing Sandpoint City Councilor Rick Howarth — would create 24 residential lots on a 32.67-acre plot. The suburban-zoned property borders the Sandpoint-owned lot used by Baldfoot Disc Golf Course and intersects Syringa Creek, raising concerns about flooding, stormwater drainage and pollution.
The Bonner County Zoning Commission voted unanimously in June to recommend approval of the preliminary plat, subject to conditions, which included a stormwater runoff and erosion control plan. The developers applied for a Letter of Map Revision in May, but FEMA had not yet established base flood elevations for the property by the time the commissioners heard the application in August.
The BOCC continued the hearing to September, at which time it denied the application — though the developers had fulfilled every requirement for the preliminary plat — because FEMA had yet to respond. County Code does not technically require such a letter for preliminary plat approval; only for building location permits, which the developers have yet to submit. Regardless, the commissioners argued that they could not confirm that the subdivision would be “reasonably safe from flooding,” as mandated by Bonner County Code, without the amended map.
An aerial view of the proposed Deerfield Subdivision. Courtesy image
“Base flood elevation is defined as the height flood waters are expected to reach during a base flood, which has a 1% chance of occurring each year. So, a common term for that is your 100-year event,” said Dan Tadic of HMH Engineering, representing Deerfield, LLC., at the Dec. 18 meeting.
“They’re important to ensure a building site is ‘reasonably safe from flooding’ and they help establish insurance rates and premiums toward development in those areas,” he added.
Developers submitted estimates to both FEMA and the county, putting all developable land 30 feet above base flood elevation. The stormwater management plan also incorporates a pool to catch runoff, which has an outfall 1.1 feet above the BFE and berms 5 feet above the BFE.
“That’s a constructed stormwater pond that’s receiving all the runoff from the road surfacing and future lot development, driveways, rooftops, etc.,” said Tadic.
Water Resources Engineer Megan Nge of CDM Smith, representing FEMA, responded to the estimates Dec. 9, stating, “Looks great,” and advising developers to publish a notice regarding the map change. The notice in the Bonner County Daily Bee’s Legals for Dec. 17 fulfilled FEMA’s final requirement for a LOMR, though the agency has yet to submit the official letter as of press time.
“I understand the concern of the impact of increased development that people have expressed,” said Commissioner Asia Williams. “That’s always the case when a subdivision comes around and increases the density. But there is an obligation of the county to balance the rights of both sides; and, based on this record and what this is zoned for, the rights are balanced on both sides.
“They have the right to develop at this rate — it’s a suburban zone,” Williams said. “Just because it increases that density doesn’t mean that the rights of the other property owners around there are taken away.”
Commissioner Ron Korn made the motion to approve the preliminary plat, given the additional information.
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