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From Vision to Reality:� Idaho’s Future City of Mayfield

Mitra Mehta-Cooper

Provost & Pritchard

Rafael Sanchez

Provost & Pritchard

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Hethe Clark

Clark Wardle, LLP

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Johnny Hernandez

Elmore County

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Mayfield Springs – Introduction to the Project

  • Elmore County
  • Mayfield Exit (Stage Stop)
  • Ten Minutes to Micron Exit

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Putting Together the Puzzle

  • How to address?
    • Water
    • Wastewater
    • Law Enforcement
    • Fire Protection
    • EMS
    • Schools
    • Open Space
    • Library
    • Wildlife Conservation

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“Chicken and Egg” Problems

  • Strict Emergency Response Standards:
    • Standard higher than anywhere else in Elmore County
    • Districts either do not exist or have no resources in the area

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  • How to Pay for Everything?
    • No districts and limited municipal finance tools available (CID, etc.)

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  • What Districts to Use?
    • Infrastructure required with first final plat, but no residents to allow formation?

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  • How to Work with Rural Districts with Limited Resources?
    • MHHD only maintains rural street sections
    • School district has students in area, but limited ability to expand

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“Record Scratch” – Impact of HB389

  • Overview of HB389:
    • Artificial cap on budget growth
    • “Finger on the scale” that only allows 80% of new construction/annexation in budgets, with total growth cap of 8%
    • “Aimed” at large cities; far more significant impact on small/growing jurisdictions

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  • Impact on Project:
    • No fire district – private subscription agreement funded by HOA
    • Delayed formation of City

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Project Approved

  • Neighborhood Meetings – Begin Late 2021
  • First Final Plat – Recorded April 2025

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  • ~2,300 Units
  • Mix of Densities and Types
  • Commercial (“Town Square”)
  • School and Institutional

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Bringing Mayfield Springs to Life

  • Emergency Services:
    • Per-Rooftop Fees
    • Private (Subscription-Based) Firefighting
    • Only County EMS/Sheriff Facility in western Elmore County

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Bringing Mayfield Springs to Life

  • Road Construction
    • Internal (new) streets = private
    • Existing (improved) streets = public (w/ license improvements/maintenance)

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Bringing Mayfield Springs to Life

  • Water and Wastewater

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From Vision to Reality:� Idaho’s Future City of Mayfield�Application/Approval�

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Mayfield Springs Planned Community

  • PLANNED COMMUNITY, (PC): A small town or urban type development that is self-sustainable and self-supporting, that contains work, live and play options for its residents, that places values and emphasis on community character, heritage, that provides a sense of place characterized by a variety of land uses, a variety of housing opportunities, community connectivity, conservation of open space, developed parks, and the preservation of environmental and/or historical elements.

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Mayfield Springs Planned Community

  • Planned Community approved by Board of County Commissioners on August 12, 2022, with 72 Conditions of Approval

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    • 760 acres

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    • 1682 Single Family Homes and 637 Multi-Family Homes

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    • 35 acres and 55,000 sq. ft. commercial uses

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    • 96 acres of natural and 87 acres of developed open spaces

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    • Private Municipal Water and Wastewater Facilities

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    • Fire District Establishment

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    • Joint Emergency Services Facility

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    • School Site and Building

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Mayfield Springs Planned Community

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Mayfield Springs Planned Community

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Mayfield Springs- Application Review

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Mayfield Springs Planned Community Application (PC-2021-01) includes a:

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  • Comprehensive Plan Amendment;

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  • Zoning Ordinance Map Amendment and Development Agreement; and

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  • Zoning Ordinance Text Amendment

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Mayfield Springs- Application Review

  • Planned Community:

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    • Title 10, Chapter 11, of the Zoning Ordinance
    • Idaho State Code § 67-6515

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  • Comprehensive Plan Amendment:

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    • § 7-3-16 of the Zoning Ordinance
    • Idaho State Code § 67-6509

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  • Zoning Ordinance Map and Text Amendments:

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    • §§ 7-3-14 and 7-3-15 of the Zoning Ordinance
    • Idaho State Code § 67-6511

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  • Development Agreement:

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    • Title 7 Chapter 10 of the Zoning Ordinance
    • Idaho State Code § 67-6511A

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Planned Community Application Timeline

  • December 2019, started meetings with Land Use and Building Department

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    • Held two Pre-application Neighborhood Meetings

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  • July 7, 2020 - Pre-application Meeting with Director

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    • 10-mile Mailing Radius
    • 2 additional Pre-application Neighborhood Meetings
    • 1 Agency Meeting

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  • September 24, 2020 - Pre-Application and Fees Submission

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    • October 29, 2020 – First Neighborhood Meeting
    • December 2, 2020 – Pre-application Agency Meeting
    • January 13, 2020 – Second Neighborhood Meeting

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Planned Community Application Timeline

  • March 24, 2021 – Application Submission

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  • April 30, 2021 – Application Deemed Complete

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  • May 4, 2021 – Application Transmittals to 34 Agencies

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  • June 23, 2021 – Agency Workshop

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  • March 9, 2022 – Elmore County Agency Meeting

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  • March 30, 2022 – Department’s Letter for outstanding issues

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Planned Community Application Timeline

  • October 20, 2021 – Planning and Zoning Commission Public Workshop

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  • June 15, 2022 – Planning and Zoning Commission Public Hearing # 1

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  • July 6, 2022 – Planning and Zoning Commission Public Hearing # 2

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    • Recommended approval of PC-2021-01 with 72 conditions of approval
  • August 12, 2022- Board of County Supervisors Public Hearing
    • Board approved PC-2021-01 along with the 72 COA

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Approval Considerations

  • Element A: Fees and Application

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  • Element B: Comprehensive Plan

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  • Element C: Zoning Map Amendment and Development Agreement

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  • Element D: Zoning Text Amendment

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  • Element E: Economic Impact Analysis

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  • Element F: Development Plan

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  • Element G: Other studies as required

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Plat Application Timeline

  • First Preliminary Plat- PP-2023-01
    • Subdivide 463 acres into 956 lots consisting of residential, commercial, mixed use, multi-family, institution, and open space lots within phases 1 through 10.

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  • October 10, 2022- Pre-App Neighborhood Meeting
    • Neighboring property owners within one mile, giving notice of the time, date, and location of the meeting on September 23, 2022

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  • November 14, 2022- Preliminary Plat Application accepted by Land Use & Building Department

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  • June 30, 2023- Application Deemed Complete
    • Public Hearing set for July 27, 2023- P&Z Approval, FCOs Signed

August 24, 2023

    • 23 Additional Conditions included

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Plat Application Timeline- Final Plat #1

  • Application Received on December 26, 2024

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  • Approximately 150 acres total;

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  • 149 single family residential lots; 1 Joint Use Facility lot, 24 common lots and 1 Private Roadway lot.

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  • Agency Meetings on January 8, 2025, and February 5, 2025

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  • Request for information from Applicant - February 7, 2025

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  • Additional Information delivered - February 14, 2025

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  • P&Z workshop for Final Plat -February 27, 2025

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  • Final Plat #1- Approved May 9, 2025

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Public and Agency Involvement

  • Neighborhood Meetings
  • Agency Comment Periods
  • Public Hearings
    • Help gage interest
    • Provide insight as to the needs of the community
    • Provides a voice in local government
    • Assist in decision making process, condition drafting

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Conditions of Approval

  • 72 Conditions of Approvals to ensure that all potential negative impacts of this new growth are addressed.
    • Ensures compliance with open space and developed parks requirements
    • Connectivity within the community
    • Adequate public facilities-provided, created and financed by the PC or other agency or jurisdiction.
    • Wildlife Mitigation
    • Fire and Vegetation Management Plan

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  • 23 Additional COAs included in approval of First Preliminary Plat
    • Timeline for submittals of Final Plats
    • Holding Developer accountable to adhere to PC Conditions

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Long Term Positive Impact

  • Elmore County will experience new residential growth during the next 10 to 15 years. Through Planned Community, the County will be able to offer urban type clustered development and the preservation of open space, while maintaining the rural country character of the Elmore County.

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Long Term Positive Impact

  • PC contributes to the area’s jobs-to-housing balance
  • The PC provides a variety of housing types with varying price points
  • Due to lack of affordable housing in Ada County, Mayfield area has seen increased development interest.

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From Vision to Reality:� Idaho’s Future City of Mayfield�Permitting/Build Out�

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  • First Permit Issued

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  • Fire Station Constructed

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  • Residential Units

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A Planner’s Perspective

* Getty Images

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A Planner’s Perspective on Planned Communities

  • Identify the market forces that are driving this growth

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    • Site-Specific Regional Factors
      • MHAFB
      • Micron and Industrial Growth in SW Boise

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A Planner’s Perspective on Planned Communities

  • Identify the market forces that are driving this growth

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    • Understand Other Regional Growth Pressures
      • Growth in surrounding jurisdictions
      • Growth in your jurisdiction
      • Taxes and median home values in surrounding jurisdictions
      • Taxes and median home values in your jurisdiction
    • MLS Data/Boise Regional Realtors
    • Building and Planning Permit Trends

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A Planner’s Perspective on Planned Communities

  • Recognize resources available in this area
    • Water
    • Wastewater
    • Emergency Response
    • Roads and highways
    • Environmental
    • Community interest

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A Planner’s Perspective on Planned Communities

  • Establish Clear Expectations Early in the Review Process
  • Identify champions in this review process
    • Board of County Commissioners
    • Planning and Zoning Commission
    • Developer’s Team
      • Discussion of market forces and resource availability in Pre-app
    • Pre-app Agency Meeting
      • Agency Partners
      • Emergency Responders
      • Cities
      • Highway Districts

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Importance of Site Visits

  • Development Review
    • Planned Community
    • Preliminary Plat
    • Final Plat
    • CUPs
  • Throughout Construction
    • Horizontals
    • Verticals
    • Grading

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Resource Limitations in Planning Departments

Look for the third alternative

Tap into your champions

Walk across the aisle

Prepare staff report and get it reviewed by legal team

Conditions of Approval

Compliance with Conditions

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* Source: Austin Chronical

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A Planner’s Perspective on Planned Communities

  • They are response to market conditions
  • If you have a responsible developer, with financial backing, work with them
  • Identify and work with your agency partners
  • Stay engaged as new cities develop

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From Vision to Reality:� Idaho’s Future City of Mayfield

Thank You

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Questions?/Comments