Hayden Planning Commission Backs 37-Home Sycamore Valley Subdivision

A 13-acre parcel at the corner of East Miles Avenue and North Maple Road in Hayden cleared its first regulatory hurdle Wednesday when the Planning and Zoning Commission voted to recommend City Council approval of the preliminary plat for Sycamore Valley, a proposed 37-home single-family subdivision.

The commission's recommendation came despite unresolved concerns about traffic capacity at the Miles and Maple intersection and the absence of any park on the preliminary plat. Commission chair Shawn Taylor expressed doubt that the intersection could support additional development, even as Community Development Director Donna Phillips said the number of vehicle trips through the area fell short of the threshold required to trigger a full traffic impact analysis.

Land use consultant Jeramie Terzulli argued the project fits within Hayden's existing standards. "We are well under the density cap for an R1 (single-family residential use) subdivision," he said, adding that only about four of the 37 lots would be smaller than 10,000 square feet, while most would exceed the 8,250-square-foot minimum. He described the preliminary plat as "consistent with current development" in the area. Still, Terzulli acknowledged room for improvement: "I do understand that growth is going to happen. But I also think this could be done a bit better."

The surrounding neighborhood, developed on lots typically ranging from a fifth to a quarter of an acre, generated pushback from at least one resident. Maple Street resident Laurel Cardinas warned commissioners the project would sharply increase housing density "in the heart of an already established community." "To allow a developer to come in would be a travesty," she said.

On parks, Phillips told the commission that extensive discussions, including conversations about a parcel adjoining the property, had already taken place between the city and applicant Olson Engineering, Inc. No park appears on the current plat. "(The city) decided to look at other opportunities, and that is what they're continuing to do," Phillips said, without specifying what those alternatives might be or when a resolution is expected.

The Hayden City Council is scheduled to take up the Sycamore Valley preliminary plat on March 24.