Commission denies recommendation for Hayden Homes rezone after residents raise traffic, school and water concerns

The Rathdrum Planning & Zoning Commission voted to deny recommending that the city council approve a rezoning request by Hayden Homes and the Ragnar Aristad Living Trust to change approximately 124 acres from industrial to MR (Mixed Residential). The motion to recommend approval failed on the initial roll call and the commission subsequently passed a motion to deny the application.

Why it matters: the proposal would implement the city's future land-use designation for residential development on a large parcel at the Meyer/Lancaster area (the applicant describes the parcel as roughly 156'57 acres total, of which 124 acres were requested for MR and 33 acres would remain industrial). Residents who spoke at the hearing warned of increased traffic, stretched school capacity, declines in water pressure, and loss of rural character.

Applicant and staff presentations Brad Marshall, a planner with JEP Engineers representing Hayden Homes, told the commission the MR zoning district would allow only single-family housing (no apartments or multifamily dwellings) and would require a mix of lot sizes equivalent to R-1, R-2 and R-3 lot-size categories. Marshall said about 33 acres along Bagel/Bacall Road (transcript uses various spellings) would be retained as industrial, while the balance would be rezoned to MR to implement the adopted comprehensive-plan designation of low-density residential. He said the site has municipal water and sewer nearby and that additional studies (traffic, sewer, stormwater) would be required during subdivision.

City planner James told the commission the parcel was annexed in the early 1990s and that staff's analysis found the MR district met the three statutory criteria in the city's zoning code: 1) traffic impacts would not be detrimental to collector and arterial capacity (the city engineer had determined the nearest roundabout was currently operating at level-of-service A and the transportation master plan allows a minimum of D); 2) municipal water and sewer services are available or can be extended; and 3) the site is an appropriate location for R-1/R-2/R-3-equivalent single-family zoning under the comprehensive plan.

Public testimony and concerns More than a dozen residents spoke in opposition during the public hearing. The most commonly voiced concerns were: - Traffic and intersections: speakers said nearby intersections, particularly at Meyer and Lancaster, already experience congestion and they questioned whether the roadway network could absorb the added trips. Several asked for a traffic study before a zoning approval. - Schools and funding: residents and a commissioner read a December letter from Lakeland School District saying the district could not support the rezoning because the district felt overburdened; residents also noted a local school levy had failed, and some speakers questioned whether voluntary developer contributions would be sufficient to address school needs. - Water and aquifer pressure: residents reported low or fluctuating pressure at times and worried that connecting hundreds of homes to local mains would further reduce pressure; the applicant and staff said there are municipal wells and a new city well adjacent to the site and that water system looping and hydrant testing would be required during the subdivision process. - Density and character: neighbors said lot sizes and the MR requirement (which mandates a mix of smaller and medium lots) would change neighborhood character; several asked for larger minimum lot sizes akin to county five-acre minimums.

Applicant rebuttal Marshall and Hayden Homes representatives said market conditions and construction costs have pushed developments toward smaller lots, that MR is a single-family-only zone (no duplexes or multifamily), and that the zone's mixed-lot-size requirement is intended to provide a range of single-family options. He reiterated that required traffic, sewer and water studies would be completed during the plat/subdivision phase and that the city engineer and post-Falls wastewater treatment capacity would be part of the infrastructure evaluation.

Commission action After discussion the commission voted first on a motion to recommend approval; that motion failed on roll call (Ken: No; Nick: Yes; Nina: No; Cindy: Yes; Larry: No). A subsequent motion to deny the application (the maker stated the absence of a traffic study as a reason) carried on roll call (recorded: Ken: Aye; Nick: No; Cindy: Aye; Larry: Aye; Nina's second-roll-call position was not recorded in the transcript excerpt; the chair announced the motion passed). The commission therefore did not forward a recommendation of approval; the matter will go to the city council where the final decision will be made.

What happens next Because the commission did not recommend approval, the applicant may present the application to the Rathdrum City Council for final action. If the council approves, the next steps would include preparation of preliminary plat(s), required technical studies (traffic, sewer, stormwater), and additional public hearings as part of the subdivision/plat review process.

Key project figures and clarifying items - Applicant: Hayden Homes, represented by JEP Engineers (Brad Marshall) and Eric Chek (Hayden Homes). - Property owner: Ragnar Aristad Living Trust (described in presentation). - Area described by applicant: roughly 156'57 acres total; applicant asked to rezone approximately 124 acres to MR and retain about 33 acres as industrial. - MR zone specifics (as described by staff): requires that at least one-third of lots be equivalent to R-3-sized lots (small lots), at least one-third be equivalent to R-2-sized lots (medium), and allows up to one-third to be equivalent to R-1 (larger lots); MR does not permit multifamily or apartment buildings. - Infrastructure remarks: staff said a traffic study and sewer/water analyses will be required at platting; the city engineer indicated that the nearby roundabout was constructed with capacity and that Post Falls wastewater treatment has had expansions to serve regional growth.

Commissioners, staff and residents emphasized infrastructure, school capacity and the need for further technical studies. The transcript shows the commission's denial was based on these combined public concerns and the commission's vote. The rezoning request will be considered by the city council at a future meeting.