XXXX W Hayden Ave
Hayden, ID 83835
Hayden Sky Residential/Commercial · Land For Sale · 147.00 AC

{OVERVIEW} Hayden Sky is a conceptual mixed use and residential development located on 147 acres of prime development ground located in Hayden, Idaho, with stunning views of the surrounding mountains and Rathdrum Prairie. The current zoning allows for a variety of uses including conventional single family residential, commercial, multi family, and light industrial. The parcel was annexed into the City of Hayden in 2013. Diverse housing options will serve the needs of a variety of year-round residents while allowing greenspace buffers between commercial and industrial sections. {CURRENT LAND USE} The Annexation Agreement currently allows for 4 dwelling units per acre outright. Factoring open space requirements, parks, right of way dedications, and other non-developable ground, the parcel is currently able to support approximately 456 single family homes based on the original annexation requirements. This would require a Conditional Use Permit for the areas zoned as commercial or light industrial, however, it is the simplest path to residential development and we have City staff support. The current zoning is in the midst of revision as part of the City of Hayden Re-Zone. The existing, as well as future land use zoning is indicated on the plat concept included. With the zoning changes, there is a large increase in commercial, light industrial, and mixed use which allows for a large variety of options. There is a SFR neighborhood immediately next door with what we believe to be over 200 homes in phase 1. Phase 2 is being redeveloped to request apartment homes at 20 units per acre and we understand that the city is cooperating with the annexation agreement modification. They may get an additional 200-400 units next door. Across W. Hayden Ave is a new development called “The Coeur Innovation District which includes commercial, residential and light industrial. They are building a Pub and grill, Market, shopping, residential village homes and a tech education campus. There are several nearby new apartment complexes and new housing neighborhoods. Adjacent to the north is the airport which is frequented for quick local air traffic. The light industrial zoning will act as a buffer from the airstrip and the adjacent Viking Homes development has not had any negative impact due to the airport. New development homes in the area are selling for $550,000- $850,000. {UTILITIES} The parcel is currently served with (2) 12” municipal water mains (onsite) and has a 16” water main immediately adjacent (Carrington Ave). Situated over top of the Rathdrum Aquifer, which provides an endless supply of water to the region, there is a valuable 16” water well on the property that the water purveyor has requested to purchase. “Will Serve” has been provided conditionally for up to 665 single family homes. City of Hayden Sewer is located along the south side of the property in Hayden Avenue. A sewer lift station was recently installed adjacent to the property. All telephone, natural gas, and high-speed internet is located at the property lines as well. {PUD POSSIBILITIES} A Planned Unit Development will allow compression of lots, reduced setbacks, and will allow more homesites while providing valuable open space for the public. We are proposing to develop 117.17 acres into SFR, 20-+acres into commercial (signaled intersection and frontage) and 10-+ acres into Light Industrial. Multifamily apartments are also allowed in the 117.17 acres and may/will likely result in even higher density if we so desire. We have a 10% density bonus for landscaping and open spaces and an additional 5% for design feature which will allow us a maximum of 665 SFR homes (Fee simple parcels) however under the current design we are proposing 605 homes. With additional design or plat modification it may be possible to get more density and or mix the use with apartments. Under the current proposal we are dividing the land into 231 detached homes (55’x110’), 366 townhomes (20’x110’), 8 light industrial lots and 2 commercial lots. There are other uses and opportunities available. {FUTURE LAND USE VISION} The acreage offers an excellent mix of land use with the variations in Zoning. Below are examples and calculations for given units based on the examples. Zone map amendments and conditional use permits can be applied for as well to accommodate different visions. Light Industrial - Hayden Planning and Zoning Commission envisions self-storage facilities, small business, and contractor workshops and/or light manufacturing operations in this classification. Also of consideration is the possibility of creating private airport access and facilities in the light industrial sections. 10 acres of self-storage, anticipating a 40% coverage rate, provides 176,000 sq ft of leasable space. At a low area average of $1.13/sq ft, this can provide a gross facility income of $198,880.00 per month. RV Parking and Storage is currently at an average of 33 cents/sq ft. Leasable coverage can be slightly higher for such facilities, and at a 60% coverage the facility would generate approximately $87,000/month. Considering the limited development needed for outdoor parking and RV storage, this could be a viable option for the light industrial portions. Mixed Use - Hayden P and Z has stipulated that they require 4 residential units or more per structure in the Mixed Use zoned areas. We have currently concepted it for 366 attached townhomes which enables individual ownership at a price point available to the local demographic. This zoning area can also be used for conventional multi family rentals, or light commercial facilities. Single Family Residential - Conventional suburban development style. We are currently concepting for approximately 231 SFR parcels, which are currently selling to builders within the City of Hayden in a price range of $100,000-150,000. Commercial – Recommend hold until further development of the Heutter Bypass. Potential retail, fuel station, shopping center. Fully developed builder ready commercial pad sites will average $6-7.00 per square ft TBD.