Bonner County, ID Zoning Overlays & Bonuses: Density Bonus Law (2026)

Density bonuses in unincorporated Bonner County come only through the planned unit development process. Section 12-256(D) of the Bonner County Revised Code says the unit density of a PUD containing residential uses, measured in dwelling units per acre, shall not exceed the density of the zone district in which it is located, except for the bonuses in two tables.

Table 2-1 awards a maximum percentage increase in approved building lots for common open space. It starts at a 10 percent open space floor in subsection A, which gives no bonus. In the A/F-10, R-5, A/F-20 and R-10 districts the bonus climbs in steps up to 50 percent for a PUD that dedicates 80 percent or more of the site. The S, AV, C, REC and RSC districts use a different rule, a bonus percentage increase equal to the percentage of common open space. To earn the full percentages, the open space must meet the subsection A categories, such as wildlife habitat, native vegetation, recreational areas, historic areas, scenic byway areas, or actively managed pasture, farm or timbered land in the A/F and rural districts. Percentages can be rounded off to the nearest whole percentage.

Table 2-2 adds bonuses for other actions. Usable access to adjacent lakes, streams or public lands for subdivision residents earns 5 percent, and 15 percent when the general public gets the access, as an alternative to and not in addition to the first. A sidewalk or pathway system connecting each lot earns 5 percent if open only to residents and 15 percent if open to the public. An urban sewer bonus is 25 percent. Trail and pathway designs must meet section 12-625.

The board can approve up to 25 percent for other public amenities, on and off site, where the applicant demonstrates a public benefit. Subsection E lists examples such as public recreational improvements, schools, fire stations or libraries, paving roads that are not required to be paved, environmental improvements certified by an expert, and off site road improvements. The application must carry a cost estimate prepared by a professional construction estimator, registered general contractor, engineer, architect or landscape architect. Under subsection F the bonus is extra lots valued at two times the cost of the improvements, using the average lot value set by a state licensed appraiser, up to a maximum density bonus of twenty five percent (25%). Improvements required to mitigate impacts cannot earn bonus lots.

Two hard caps close the tables: 150 percent of underlying density where standard 3 applies, and 200 percent where standard 4 applies.