The Bonner County Board of Commissioners unanimously approved a revised subdivision plan for the Yoman Bluffs property on Aug. 20, significantly scaling back the original proposal from 23 residential lots to just 12 units. The development, located off Sherwood Beach Road near the community of Coolin, represents the second phase of a multi-year project by Yomanone, LLC.
The decision brings clarity to a property that has been in various stages of development planning since 2021. While the initial application sought permission for nearly two dozen homes, the final approved plat reflects a more conservative approach, with individual lot sizes ranging from 2.5 to 3.9 acres. This reduction in density aligns with the specific constraints of the Recreation-zoned land and the infrastructure realities of the area.
Infrastructure Challenges Drive Design Changes
A central factor in the revised plan is the ongoing moratorium on new hookups by the Coolin Sewer District. Because the district has suspended connections pending necessary upgrades, developers Cory Yost and John Mandere structured the project to rely entirely on individual wells and on-site septic systems rather than centralized sewer lines.
Yost noted during proceedings that approximately $20 million is required to repair and upgrade the Coolin Sewer District infrastructure. Until those capital improvements are funded and completed, new residential construction in the immediate vicinity must utilize alternative wastewater management solutions. The Panhandle Health District has confirmed that the soil conditions on the Yoman Bluffs property are suitable for septic tank installation, though final plat approval remains contingent on future evaluations by health officials.
This development follows a Phase I project approved in 2021, which resulted in a 10-unit subdivision and the construction of Yoman Drive. That initial plat expired while developers awaited the resolution of the sewer district moratorium. The current approval for the 12-unit second phase allows the project to move forward without waiting for regional sewer expansion.
Neighbors Raise Environmental Concerns
The approval process was not without opposition. Attorney Preston Carter represented neighboring homeowners who voiced concerns regarding the environmental impact of on-site septic systems in close proximity to Priest Lake. The primary argument against the project centered on the original intent of local infrastructure planning.
“Stepping back a minute, the Coolin Sewer District was created specifically to avoid septic systems around the lake,” Carter said, as reported by the Sandpoint Reader.
Carter’s position reflected a broader concern among some residents that relying on individual septic tanks could pose long-term risks to water quality in the Priest Lake watershed. Opponents argued that the centralized sewer system was designed to mitigate exactly this type of dispersed wastewater management, particularly given the sensitive ecological nature of the lake.
Commissioners Weigh Legal Authority
Despite the environmental objections raised by neighbors, the Board of Commissioners found that the project met all applicable zoning and health standards. Commissioner Brian Domke acknowledged the concerns regarding septic usage but emphasized that the current regulations permit such systems under these specific circumstances.
“Obviously, for me, the issue is that on-site septic systems are legally allowed in this situation,” Domke said, according to the Sandpoint Reader.
The board’s unanimous vote indicates a consensus that while the sewer moratorium presents challenges, it does not preclude all development. By reducing the number of units from 23 to 12, the developers addressed some density concerns while adhering to the legal framework established by Bonner County and state health regulations.
All proposed homes will be situated more than 300 feet from Priest Lake, a setback intended to provide a buffer between residential structures and the water body. The Coolin-Cavanaugh Bay Fire Protection District issued a will-serve letter, confirming that emergency services can adequately cover the new lots once constructed.
What Comes Next
With the plat approved, Yomanone, LLC can proceed with final site preparations and permit applications. However, the project remains subject to the Panhandle Health District’s future tank evaluations before construction can fully commence. The outcome of this 12-unit subdivision may also serve as a precedent for other developments in Bonner County facing similar sewer infrastructure delays.
Residents and local officials will likely continue to monitor the impact of on-site septic systems in the Coolin area, especially as discussions about funding the $20 million needed for sewer district upgrades remain ongoing. For now, the approval marks a significant step forward for one of North Idaho’s more contentious land-use debates.
For more on local development and infrastructure funding, see Sandpoint City Council Approves Record $92 Million Budget for Wastewater Plant Construction.