14,000 homes expected over several decades

Joe Kolman
The Idaho Statesman

Set amongst the western Foothills, Spring Valley Ranch is envisioned as a new subdivision reflecting old time values, developers of the property said Tuesday.

Kids walking to school and local stores. Churches and businesses in village centers, near Highway 55 and houses with front porches. In other words, the way it used to be in Eagle, Caldwell, Old Boise and Emmett.

The idea, says Shon Parks, a planning manager for the developer, is to "make it look like a real place" instead of just another suburban subdivision.

SunCor Development, an Arizona-based company, on Tuesday unveiled to Ada County Planning and Zoning commissioners some of its corporate vision and general plans for Spring Valley Ranch. A series of villages - with up to 14,000 homes over the next several decades - is seen for the 31,000 acres of ranch land that spans Ada, Boise and Gem counties. The property runs east to west from Stack Rock to Highway 16 and north to south from the Horseshoe Bend Summit to north of the Shadow Valley Golf Course.

Planning commissioners didn´t take public testimony or action Tuesday.

SunCor developers will be submitting more specific plans and public hearings will be scheduled in the coming months.

Home construction in the initial phase, which would include about 600 homes on about 700 acres, is planned to begin in fall 2005 and last up to six years.

The most dense part of the development would be built just north of the golf course, where the land opens up onto what is now alfalfa fields. Less dense housing would be built in the rolling hills.

Developers anticipate a main street area off Highway 55. A community recreation center, SunCor office space and possibly a convenience store would be the first of what planners hope to be a small commercial and public gathering area.

That could be surrounded by various types of housing from townhomes to houses on city-type lots to custom homes on a few acres.

About half of the property would be open space.

Ada County zoning in the area allows one house per 40 acres, unless a developer agrees to a planned community, which is the route SunCor will take to develop its villages. It will be akin to the process undertaken by another foothills development, Hidden Springs.

In the coming months and years, transportation and environmental issues must be studied, planning and zoning regulations must be written, and water quantity and quality issues must be addressed.

Some of the issues touched upon Tuesday included:

. Financing. SunCor has developments in Arizona, Utah and New Mexico. It started in 1986 and specializes in planned communities - developments with residential, commercial and recreation opportunities.

Last year, it had revenues of $361 million. The firm is a subsidiary of Pinnacle West Capital Corp., a publicly traded firm that is the holding company of Arizona´s largest electric utility.

"We have the financial ability to make commitments and to keep our commitments," said Bob Taunton, SunCor´s manager for the project.

The company also is pushing for a change in Idaho law that would let developers create taxing districts to build parks, roads and other infrastructure, and then pay off the debt through property taxes of anyone who buys homes in the new development.

. Traffic. The company is working with Idaho Department of Transportation on access to Highway 55, which connects Boise to popular recreation areas.

. Water. SunCor is still assessing water supplies in the area. Wastewater will be handled by on-site treatment plants.

To offer story ideas or comments, contact Joe Kolman
jkolman@idahostatesman.com or 377-6439

Edition Date: 04-07-2004

What's next

Tuesday´s presentation to the Ada County Planning and Zoning Commission was one of the first steps toward homes being built in the Spring Valley Ranch development, which was owned by a long-time ranching family.

There will be public hearings before the Planning and Zoning Commission as well as the County Commission. Before the hearings, the developer must provide an array of information, including plans that show how the land will be used, design standards, and assurances that essential public services, such as water, sewer and roads, will be available. Also included will be evaluations of impacts to roads, schools and law enforcement.

SunCor Development is following this general time line:

. April: Submit general plans for development, including zoning ordinances.

. October: Expected approval of general plans.

. January 2005: Expected approval of detailed plan and preliminary plat.

. April 2005: Expected approval of improvement plans and final plat.

. May 2005: Begin site development.

. October 2005: Begin model home construction.

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