Coeur d'Alene, ID Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Overlay districts
- DO-N, DO-E and MO
- Standards adopted by
- City Council resolution
- Compliance decided by
- Planning director or design review commission
- Appeal hearing deadline
- Within 40 days after filing
- Height limits
- 45 feet DO-N and MO; 35 or 38 feet DO-E
- Departure findings
- Listed in § 17.07.940(B), made by the planning director
Summary
In the City of Coeur d'Alene, Idaho, development in the Downtown Overlay Northside (DO-N), Downtown Overlay Eastside (DO-E) and Midtown Overlay (MO) districts must meet design standards and each design guideline adopted by City Council resolution. The planning director or design review commission decides compliance, with an appeal path and a design departure test.
A. Establishment Of Design Guidelines: ... The city council shall adopt by resolution a list of design guidelines that are applicable to all developments subject to the requirements of this article. Each design guideline must be met by the proposed development. However, the design guidelines are intended to provide some flexibility in application provided that the basic intent of the guideline is met. ... ... B. Design Departures: An applicant may request a design departure from any of the design guidelines adopted pursuant to this section. ... In order for the planning director to approve a design departure, he or she must find that: 1. The requested departure meets the intent statements relating to applicable development standards and design guidelines. 2. The departure will not have a detrimental effect on nearby properties or the city as a whole.
Full Breakdown
Chapter 17.07, Article VIII creates three infill overlay districts: DO-N, DO-E and MO (§ 17.07.910). They overlay the underlying zoning district, and where the article conflicts with the underlying zoning or other municipal code provisions, the article governs. The design rules are in two sections. Under § 17.07.935 the city council adopts by resolution a list of mandatory design standards that must be met by all developments subject to the article. Under § 17.07.940(A) the council likewise adopts a list of design guidelines by resolution, and each design guideline must be met by the proposed development, with flexibility as long as the basic intent of the guideline is met. The lists themselves are not printed in the code text.
Compliance is decided by the planning director or the design review commission as provided by § 17.09.315. Design standards are not optional even at the lowest density: under § 17.07.920 all development, including basic FAR, shall comply with the design standards and guidelines. Height limits sit alongside them in § 17.07.925: 45 feet in DO-N, 35 feet in DO-E in a residential zone, 38 feet in DO-E in a commercial zone and 45 feet in MO.
An applicant can ask for a design departure from any guideline (§ 17.07.940(B)). The planning director reviews requests on projects not subject to design review commission review and must find that the departure meets the intent statements, will not have a detrimental effect on nearby properties or the city as a whole, and that the building exhibits a high degree of craftsmanship, building detail, architectural design or quality of materials beyond what is found in standard construction. The departure must also be part of an overall, thoughtful and comprehensive approach to the design, and consistent with the comprehensive plan and any applicable plan.
Appeals go to the design review commission under § 17.07.945. It hears the appeal within forty (40) days after filing, with written notice at least ten (10) days before the hearing, and gives written notice of its decision within forty (40) days of the hearing. It can affirm, modify or reverse the planning director. The older standalone Downtown Design Regulations in §§ 17.08.405 through 17.08.455 are marked repealed by Ord. 3335 (2008).
Violations & Fines
The design standards are mandatory, so a project that fails them does not clear the planning director's or design review commission's compliance determination. The aggrieved party's remedy is an appeal under § 17.07.945. Building in violation of Title 17 is a misdemeanor under § 1.28.010: a fine of not more than $1,000, up to 180 days in jail, or both, with each day a separate offense.
Frequently Asked Questions
Who adopts the downtown design standards in the City of Coeur d'Alene?
Must every design guideline be met?
Can an applicant get a departure from a guideline?
How does an appeal work?
Sources & Official References
Other rules in Coeur d'Alene
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