Planning commission recommends Hayden Sky Phase 1 subdivision to city council

The Hayden City Planning and Zoning Commission on May 5 recommended approval to the city council of the Hayden Sky Phase 1 subdivision (PZE-24-0130), a preliminary plat for about 150 dwelling units on roughly 27 acres in the southeast corner of the larger Hayden Sky planned unit development.

Staff and the project engineer told commissioners the subdivision is consistent with the final PUD approved by the city council in April and with conditions in the annexation agreement. The recommendation includes standard construction, utility and landscaping requirements and requires the developer to participate in traffic mitigation and off-site intersection construction identified in the traffic impact analysis.

Eric Olson of Olson Engineering presented the plan and said phase 1 concentrates higher density lots near the commercial edge with larger lots and townhome blocks stepping inward. The phase includes roughly 48 townhomes on individual lots and a mix of 45-by-100 and 55-by-110 single-family lots. Olson described street geometry, stormwater and snow storage handled by street-side swales, and the expectation that Hayden Lake Irrigation District will provide water service; sewer service is to use the city system under an existing will-serve letter.

Planning staff described agency responses and conditions. Northern Lakes Fire Protection District and Hayden Area Regional Sewer Board submitted comments that affect design and recordation requirements: the fire district required hydrant locations and a secondary access, and the sewer board requested an odor easement to be recorded and referenced on the final plat. Idaho Department of Environmental Quality will review water and sewer construction plans prior to construction, staff said. The staff report and final PUD include required off-site improvements; the commission’s recommended conditions reiterate that the traffic impact mitigation agreement must be executed before construction plan approval.

Staff and the consultant explained several required roadway improvements tied to phase 1. Carrington Street from Hayden Avenue through Dakota Avenue is to be constructed to an AC-2 section; Carrington and Hayden is required to include a mast-arm signalized intersection (or a roundabout, subject to further engineering and interagency agreement). Downing Lane and other internal streets have specified cross-sections, swales and sidewalks; no individual lot shall take direct access to the major collectors (Carrington, Downing, Hayden or Hutter), and mailboxes are to be located on internal streets.

The project team and staff confirmed parks and multimodal pathways will be phased in per the PUD approval; park construction is expected in later phases while multimodal connections are required in phase 1. Staff also noted that certain right-of-way dedications and utility easements must be signed and ready for recordation prior to construction plan approval and that deeds transferring parcels to the homeowners association must be provided at the time of final plat.

Commissioners said they were comfortable that standards of approval were met and that transportation impacts and mitigation had been addressed in the conditions. The commission voted to recommend approval; roll call showed Commissioners Johnson, Erickson, Gibson and Chair Taylor voting “aye.” The recommendation will go to the city council as the next step.

Votes at a glance

- Motion: Recommend approval of PZE-24-0130 Hayden Sky Phase 1 subdivision with staff-recommended conditions. Mover/second: motion made on the record; second by Commissioner Johnson. Vote: Commissioner Johnson — Aye; Commissioner Erickson — Aye; Commissioner Gibson — Aye; Chair Taylor — Aye. Outcome: Recommend approval to city council.