P&Z recommends annexing 601 acres south of Boise

Article published Oct 11, 2006
by Kate Brusse @ Idaho Statesman

P&Z recommends annexing 601 acres south of Boise
Commissioners OK higher density than Boise Airport officials had wanted

Construction may start next fall on The Reserve planned community south of Boise if the City Council follows the Planning and Zoning Commission's recommendation to annex 601 acres.

The commission voted unanimously late Monday night to recommend approval of Pleasant Valley South LLC's request to annex one of the last places Boise has left to grow.

Commissioners recommended a gross density of five dwelling units per acre for the property south of the planned Lake Hazel Extension — a move that would add 400 more homes that Boise Airport officials did not want.
The Boise Airport asked for density of four units per acre to limit the number of homes out of concern about airport and overflight noise.

"The airport preferred low density, as the more people in the area, the more complaints the airport will likely receive," city planner Angie Brosious said.
The developer had requested six units per acre to provide diverse housing and price points, said Larry Sale, project manager with The Hellhake Co.

Activity on an assault strip south of Gowen Road, also known as the airport's third runway, will pick up in 2010 or 2011, airport spokeswoman Larissa Stouffer said.

The military uses the assault strip for C-130 training. Private helicopters also use the strip.
In four to five years, uses may expand to include cargo planes and private aircraft, Stouffer said.

At that time, the area will be subject to average sound levels of 60 to 65 decibels, or about the sound level of a normal conversation, and aircraft traffic patterns below 1,000 feet, according to a letter from Matt Petaja, deputy director of the airport.
Sound would be painful at 130 decibels, which is about the sound level of a jackhammer or power drill.

Jerry Heimbuch, a retired civil engineer who lives on South Cole Road near the proposed development, supported the increase in density on the property.

"It's the lower densities that really do cause urban sprawl," he said.
Commissioner Andy Brunelle said overhead noise from flights is "just a fact of life here in Boise."

The airport also recommended that the developer provide a notice to each lot buyer disclosing proximity to the airport, potential aircraft noise and future airport development — a request developer Pleasant Valley South plans to follow.
Pleasant Valley South also plans to pay for a half-mile, two-lane extension of Orchard Street, which will provide the main access to and from the development.

The developer also will provide right-of-way for the road to be expanded to five lanes through property owned by the city and state and through The Reserve.

In making the motion to recommend approval of the annexation, commission member Tony Orman said The Reserve is the city's chance to be on the front end of a planned community. Ada County has approved similar communities outside the city limits.
"It's going to happen, so we might as well take the bull by the horns and do something about it," Orman said.

Sale said he expects the City Council will hear the request in December.
Commissioner Doug Cooper did not deliberate or vote on the proposal because his firm McKibben & Cooper Architects is working on the development.