Rathdrum considering zone change
RATHDRUM – Rathdrum planners at press time Wednesday were weighing a proposed zoning change that would allow a mix of single-family homes, townhouses, commercial and light industrial uses on 302 acres within the city limits. If approved, the proposed Merritt Park development could add as many as 800 housing units to the rapidly-growing city.
“The vision is a mixed-use urban village with a combination of different types of residential, commercial and industrial uses,” said planner Scott Brown. “It would have lots of an acre, maybe up to a little more than an acre. And, at the other end, of the spectrum would be multifamily townhomes with shared facilities.”
The property lies within the city limits and is currently zoned industrial. It is bordered by Burlington Road on the north, agricultural and residential property to the south, Greensferry Road on the east and Idaho Road on the west. The Cogentrix power plant borders it on the east side and the planned Pleasant Valley Equine Community lies to the south. The property is currently vacant.
Brown said Merritt Park would fit in well with current developments in the city and would offer affordable housing to a population that has tripled since 2000. The proposal includes 253.5 acres for residential, 22.5 acres for commercial use and 10 acres for parks.
“One of the themes is open space for parks,” Brown said. “Right now, the city has 26 acres of (improved) park land. We want to increase that substantially … All of our neighborhoods will have access to open space, either by being next to a park or by being connected by open spaces.”
Brown emphasized that the number of housing units would be determined in the development stage after approval of the rezoning. He said factors such as lot size, easements and shared spaces will help determine the final number.
“Theoretically, it could be 800 units,” Brown said. “Realistically, it will be less.”
According to Brown, the developers are interested in creating an integrated community that blends into the surrounding lots. The commercial zones would be located along the major roads connecting the development with the city.
“Our commercial space is going to be serving pass-by traffic or to serving the immediate community,” Brown said. “We’re going to keep it small scale. Rathdrum already has a good downtown core; we don’t want to distract from that.” He added that the commercial zones could give some residents the ability to work where they live.
Sixteen acres would remain zoned industrial and would serve as a buffer for the Cogentrix site. Brown said it could attract light industrial businesses on a small scale.
“There is a need for small industrial parcels in Rathdrum,” he said. “Right now, over 35 percent of Rathdrum is zoned industrial and industrial hasn’t followed along. We think that is because most of it is in large parcels.”
According to Brown, 741 acres of the city’s 1,025 industrial-zoned acres are vacant. He said that even if the city rezones the 286 acres asked for in the application, it would still retain 455 acres for industrial use inside the city limits.
An increase in housing would put demands on the city’s infrastructure, including the water, sewer, transportation and emergency services. The site currently has access from Highway 53 from Burlington Road and access from the east from Lancaster Road. Brown said road improvements would include running Lancaster Road west through the property to connect with Burlington Road and that a smaller collector road would extend south from Lancaster to the Pleasant View Equine Community.
“We know that because the city is already planning on extending those roads,” Brown said.
The impact on water would be minimal,Brown said, because the city has sufficient water capacity. However, he said that improvements would need to be made to the sewer lines to accept the increased demand.
“Merritt Brothers have entered into preliminary agreements with the other developments (in the area) to pay for the improvements the city requires,” Brown said. Emergency services would be compensated through impact fees assessed by the city for each unit or park built. Brown added that the Equine Community has set aside acreage for the fire district’s use. The plot would sit on the new road connecting Lancaster with the Equine Community putting it directly in line with the Merritt Park property. The developers would also welcome the school district’s involvement.
“It’s also possible that we might have a school site,” Brown said. “Generally, with a planned-use development, the city likes to see some space set aside for schools. It is what Merritt would like. They always look to include schools.”
Brown represents JHM Investments, which owns Merritt Brothers Lumber. Brown said the company has worked in the Riverstone complex in Coeur d’Alene, the Hayden Creek and Cottage Grove developments and some commercial blocks in downtown Hayden.
“That is something that separates (Merritt Brothers) from most developers,” Brown said. “They understand the linkage between a good neighborhood and work. In every development they’ve done, they’ve included commercial space and filled that space. Jobs seem to follow them around.”
“They understand the relationship of a well-planned neighborhood and the well-being of the city,” Brown said.