Hayden planning commission recommends approval of Woodman Subdivision after contested public hearing

The Hayden City Planning and Zoning Commission voted 5-0 on July 7, 2025, to recommend approval of PZE-250043, the Woodman Subdivision, sending the application to Hayden City Council for final action.

The Woodman Subdivision, proposed by property owners Ian and Rebecca Woodman, would divide nearly 10 acres into 22 residential lots and one large remainder lot (about 3.82 acres) and is presented as a single-phase infill subdivision inside city limits. Planning staff said the proposal would yield roughly 2.3 lots per acre and that utility connections and required public improvements would be paid for by the developer.

The commission’s recommendation follows a two-hour public hearing in which residents voiced concerns about traffic and safety on Government Way and Lancaster Road, the removal of mature trees and the project’s timing relative to sewer improvements. Planning staff told commissioners that the site was annexed in February 2009, that Avondale Irrigation District provided a will-serve letter in April 2025 and that Hayden’s H6 sewer-basin projects are on track to finish by the end of the calendar year.

"We are preserving another 3.82 acres of forested land and keeping all these those trees while also providing an opportunity for us to create homes for our children and their growing families," said Ian Woodman, one of the property owners, during the applicant’s rebuttal.

Residents said the subdivision would increase traffic through existing neighborhoods and remove tree cover that many neighbors said protects their properties and provides wildlife habitat. "The traffic with this development is going to be, increased," said Deb Lampley of Emerald Estates. Jordan Kinslow, who lives on Viceroy, told the commission: "The infrastructure that's currently in place does not really support the amount of people that are driving down those streets."

Several speakers asked the commission to require a larger forested buffer, to delay approval until a separate, wider traffic study of nearby planned developments is completed, or to relocate the subdivision entrance to reduce cut-through traffic. Planning staff and the applicant replied that Hayden’s Comprehensive Plan and Transportation Master Plan had already examined the area and that the proposed density is lower than some earlier expectations for the site; staff also said impact fees are assessed to address system-wide traffic and park needs.

Commissioners discussed neighborhood impacts and the project’s conditions. Planning staff noted multiple agency reviews, including comments from Northern Lakes Fire Protection District, Panhandle Health District, the Hayden Area Regional Sewer Board and Idaho Fish and Game. The Coeur d’Alene Airport asked that the recorded avigation easement be referenced on the final plat; Idaho Fish and Game requested a tree-preservation plan to retain habitat, and staff added a condition requiring a preservation plan to be submitted with construction plans.

The formal motion approved by the commission recommended that City Council approve PZE-250043 with the staff-recommended conditions of approval. The commission’s roll-call vote was: Commissioner Erickson — Aye; Commissioner Johnson — Aye; Commissioner Morris — Aye; Vice Chair Gibson — Aye; Chair Taylor — Aye. Commissioners and staff reminded those in attendance that the commission is a recommending body and that the City Council will make the final decision; staff indicated they would recommend the council treat the application as a public hearing item.

A summary of key project details discussed at the hearing: - Parcel area: roughly 10 acres (owner’s figure) - Proposed lots: 22 lots for homes plus 1 remainder lot (lot 23, about 3.82 acres) - Proposed density: ~2.3 lots per acre - Preserved/open space: applicant proposes to preserve approximately 3.82 acres of wooded land - Utilities: Avondale Irrigation District will provide water (will-serve April 2025); sewer service to be provided by the City of Hayden (site in H6 sewer basin; basin work expected by end of calendar year) - Street improvements: 36-foot city street section with sidewalks and swales; no new connections proposed to Mimosa or Lancaster per the conditions presented

What happens next: Because the Planning and Zoning Commission recommended approval, the application will be scheduled for City Council review. Staff said the application will be re-noticed for council and that, given the public interest, they will recommend the council hold a public hearing. The council’s meeting date was not yet scheduled during the July 7 session.

Votes at a glance: Planning and Zoning Commission recommendation to City Council on PZE-250043 — approve with staff conditions; vote 5-0 (Erickson, Johnson, Morris, Gibson, Taylor).