Commission advises zoning denial
RATHDRUM – The Rathdrum Planning and Zoning Commission voted to recommend denial of zoning changes for the proposed Merritt Park development during a recent public hearing.
The two recommendations for denial, one to amend land use designations for 286-acres on the “Future Land Use Map” and the second to amend the official zoning map, will be forwarded to the City Council for a second public hearing, tentatively scheduled for February.
The 302-acre project, proposed by JHM Investments, owners of Merritt Brothers Lumber, includes a mixed-use development, comprising residential, commercial, industrial and park areas. The land, just west of the city, is currently designated for industrial use on the city’s Future Land Use Map, necessitating the request for a zone change.
Proponents describe Merritt Park as a “mixed-use urban village” that will meet the needs of the community by offering homes in a variety of price ranges. The property, bordered by Burlington Road to the north, Greensferry Road to the east and Idaho Road on the west, is currently undeveloped. Although final residential densities have not been determined, the development includes a request for R-1, low density; R-2S, medium density; and R-3, high density residential areas that could add up to 800 housing units including one-acre residential lots, duplexes and multifamily townhouses.
The proposed development would also include a 16-acre light-industrial area that would serve as a buffer to the Cogentrix power plant site to the north. A commercial area, designed to serve the immediate community is included, as is a 10-acre park space and the “potential” of a space to be set aside for a school. City staff indicates water is available for the project, although sewer and road upgrades would be necessary. JHM has indicated their willingness to work with other developments in the area to fund these improvements.
According to City Planner and Planning and Zoning Commission administrator Chris Riffe, the commission took present and future land-use issues into consideration while discussing the request. Commission members acknowledged the abundance of industrial zoned undeveloped property both inside the city limits and in the Area of City Impact; as well as the abundance of undeveloped residential-zoned property.
Two commissioners viewed the project as compatible with growth already in the area, noting the nearby residential areas of the Pleasant View Equine Community and saw the large development as complementary to the Comprehensive Plan. They noted funding for infrastructure and dedicated park space were positive aspects of the proposal. Support for the proposal was also given unanimously by members of the public who spoke during the public hearing.
Other commissioners took the position the city has plenty of space already in place for residential growth and felt the property was correctly set aside for future industrial use noting industries including the Cogentrix power plant; Burlington Northern Railroad Refueling Depot and a pole yard are adjacent to, or in close proximity to, the proposed development. “After weighing all the factors,” said Riffe, “They voted 3 to 2 to recommend denial of the request at this time. They felt it’s just too soon to add more residential out there.”
The issue will now go to a second public hearing at which the City Council will again hear public input and a presentation by the applicant. The council can vote to deny the zone change as recommended by the Planning and Zoning Commission, allow the zone change request, or ask for more information prior to making a decision. The agenda for Rathdrum City Council meetings can be found online at www.rathdrum.org.