Opinion ID: 2543502
Heading Depth: 3
Heading Rank: 1

Heading: County Regulations

Text: When reviewing the decisions of the Planning and Zoning Commission's decisions, Canyon County Code 07-06-05 provides the Board shall answer the following with adequate evidence: A. Whether this Chapter permits the use by conditional use permit; B. Reasons for the application; C. Whether the proposed use is harmonious with and in accordance with the Comprehensive Plan; D. Whether the proposed use will be injurious to other property in the immediate vicinity and/or will change the essential character of the area: E. Whether adequate sewer, water and drainage facilities, and utility systems are to be provided to accommodate said use; F. Whether measures will be taken to provide adequate access to and from subject property so that there will be no undue interference with existing or future traffic patterns; G. Whether essential public services such as, but not limited to, school facilities, police and fire protection, emergency medical services and irrigation facilities, will be negatively impacted by such use or will require additional public funding in order to meet the needs created by the requested change; H. Whether the proposed use is essential or desirable to the public convenience or welfare. In this case, Appellants generally challenge the Board's application of nearly all of the above standards. To support their claims, they contest the findings of fact that support the conclusions made by the Board. Our standard of review, however, precludes this Court from substituting its judgment for that of the Board as to the weight of the evidence on questions of fact, and we will defer to the Board's findings of fact unless they are clearly erroneous. I.C. § 67-5279(1); see also Stevenson, 134 Idaho at 759, 9 P.3d at 1225. Further, there is a strong presumption favoring the validity of the Board's interpretation and application of its zoning ordinances unless such interpretation or application is capricious, arbitrary or discriminatory. Rural Kootenai Organization, Inc., 133 Idaho at 842, 993 P.2d at 605. The primary thrust of Appellants' arguments is that the proposed use is not harmonious with or in accordance with the county's comprehensive plan, and that the proposed use will be injurious to other property in the immediate vicinity or will change the essential character of the area. A comprehensive plan reflects the `desirable goals and objectives, or desirable future situations' for the land within a jurisdiction. I.C. § 67-6508. This Court has held that a comprehensive plan does not operate as legally controlling zoning law, but rather serves to guide and advise the governmental agencies responsible for making zoning decisions. The Board may, therefore, refer to the comprehensive plan as a general guide in instances involving zoning decisions such as revising or adopting a zoning ordinance. Urrutia v. Blaine County, 134 Idaho 353, 357-58, 2 P.3d 738, 742-43 (2000) (citations omitted). The Board extensively reviewed the comprehensive plan, considering both the positive and negative aspects of Proesch's proposal. Among other things, the Board found that the project fit well with pre-existing development in the area, that the land, which was sought to be divided, is least suited for agricultural purposes and that prior attempts to farm the land have been unsuccessful. The Board also found that there are many residences in the area similar to the proposal by Proesch with the high demand for this type of parcel, Proesch's proposal could help relieve the development pressure from land better suited for agricultural purposes. Further, the Board determined that the use of deed restrictions and marketing disclosures would aid in protecting the surrounding agricultural uses. In the end, the Board determined that the proposed use was harmonious and in accordance with the comprehensive plan. The evidence further shows that the addition of four residences to the area would not require additional infrastructure, as each parcel would have its own well and septic system. Proesch had already begun to work with the highway district to accommodate the changes to the roads to accommodate the four additional residences. Additionally, none of the other public entities (highway district, school district, sheriff, irrigation district, and power and telephone utilities) objected to the proposal. The record supports the findings of the Board. Nothing in the record shows that the Board acted arbitrarily or capriciously in arriving at the decision that the proposal was harmonious with the Canyon County comprehensive plan. In light of the presumption favoring zoning decisions by the Board, the extent to which the Board construed the applicability of the county comprehensive plan is sufficient. The interpretation and application of the comprehensive plan by the Board is not arbitrary, capricious or discriminatory. Rural Kootenai Organization, Inc., 133 Idaho at 842, 993 P.2d at 605. The Court holds that the Board's finding that Proesch's proposal was harmonious and in accordance with Canyon County's comprehensive plan was supported by substantial, competent evidence. Appellants also argue that the agricultural nature of the surrounding land, consisting of several dairies and feedlots for cattle, will be injured by the addition of residential lots to the area and that the use will change the essential nature of the land. The Board reiterated that the lots proposed by Proesch fit well within the surrounding area and that demand for this lot size is high in Canyon County. By allowing the development, the Board opined that the development pressure on areas more conducive to agriculture would be lessened. Further, the Board noted that requiring deed restrictions and marketing disclosures would aid in preserving the agricultural nature of the surrounding area. The Board found that the proposed use will not be injurious to other property in the immediate vicinity nor will it change the essential character of the area. The Court holds that the Board's finding that Proesch's proposed use will not be injurious to property within the immediate vicinity nor will it change the essential character of the area is supported by substantial, competent evidence.