Narrative V1RONY-E BOW
AVIATION SUBDIVISION
December 6, 2021
DETAILED LETTER OF EXPLANATION
Existing Site - The existing site consists of approximately 10-acres of open land with natural shrubs and
grasses. The most notable feature of the site is the existing Prudam Gulch Drain, owned and maintained
by the Nampa Meridian Irrigation District (NMID), which crosses the property diagonally from the
southeast corner to the northwest corner. The existing property was originally proposed to be utilized by
the Compass Charter School as a football field and running track but the proposed facilities have since
been moved elsewhere nearby. The landscaping of the site consists of natural grasses, shrubs, and a
small number of young trees. The existing grade of the site generally slopes towards the existing Purdam
Gulch Drain.
General Project Description — The proposed subdivision utilizes a mixture of multifamily sites and focuses
heavily on adopting the Ten Mile Interchange Specific Area Plan. This specific layout and its mixture of
housing types, emphasize a subdivision with a high level of connectivity and easily accessible open
spaces. Throughout the 10-acres of land, there are a proposed 75 units in total. From these 75 units, the
proposed buildings consist of 38 multi -family attached townhomes, 1 single -single family lot, and 9
four-plex buildings. A variety of housing types is key to conforming to the Ten Mile Interchange Specific
Area Plan and this site utilizes front -loaded multifamily, alley -loaded houses fronting to open space, and
multifamily sites with ample open space surrounding individual buildings. Overall, the site brings a
diversity of housing products that is beneficial to the community through the implementation of
strategic planning and efficiently coordinating a community -based development.
Subdivision Name — The name "Aviator Subdivision" has been requested for reservation with the Ada
County Surveyor's office and was approved on September 29th.
Residential Lots — The proposed new residential lot have been sized to fit a building product that will fit
within the Ten Mile Interchange Specific Area Plan and will provide additional housing to a desirable part
of town. This site's attached multi -family product optimizes a natural flow from the existing Hensley
Station Subdivision to the West. The site also consists of a distinct multi -family fourplex building portion
that allows for abundant open space and walkability while still maintaining a tight -knit community feel
throughout the subdivision.
Streets —The existing W Aviator Street collector roadway is proposed as being extended through the site
to allow for future access to the properties to the east. A 20-foot landscape buffer is proposed to allow
412 S 3rd Street. Suite 602
Boise, Idaho
83702
for a natural separation between the collector roadway and the proposed homes. Within the site, there
is a mixture of local public streets, minor urban streets, and private streets to allow for connectivity.
On -street parking is proposed for guests and visitors while 20-foot driveways and two -car garages allow
for resident parking.
Sewer — An existing sanitary sewer connection is located in the northwest corner of the site and
connects to the newly installed 10-inch Hensley Station Subdivision sewer mainline. The proposed
10-inch sewer main through the site will connect to the east boundary of Aviator Street to provide a
connection for future subdivisions.
Domestic Water — Domestic water will consist of a looped system throughout the site and will connect to
the east boundary line in Aviator Street to provide a connection for future subdivisions.
Drainage — All stormwater generated from the lots and the new private roadway will be collected and
disposed of within the project boundaries.
Irrigation — The proposed irrigation for the site will be connected to the exiting NMID pump station
located in the southeast corner of the site. The existing irrigation system was implemented during the
construction of the Compass Chater School and is proposed as benign shared between Compass Charter
School, Hensley Station Subdivision, and Aviator Subdivision. Coordination with the irrigation district and
the lateral association will need to be confirmed for available water rights, shares, and availability.
Dry Utilities — initial coordination with Idaho Power, Century Link, Intermountain Gas and Cable One
indicates that these services are available and adjoining the property, which will allow for adjacent
connections without the burden of off -site extensions.
Common areas —The site utilizes a number of common spaces to allow for walkability and community
benefit. The largest open space on -site consists of the 100' wide NMID easement for the proposed piped
Purdam Gulch Drain. This open space will provide a buffer between the fourplex multifamily sites and
the adjacent future subdivisions and existing railroad right of way to the north. Furthermore, landscape
buffers along the roadway and interior open space allow tasteful landscaping to flourish in the
community.
Sincerely,
Jadon Schneider, P.E.