By BRIAN WALKER

Staff Writer

HAYDEN — The ongoing clash between Hayden's growth and securing enough safety space for the Coeur d'Alene Airport has taken off again with a proposed subdivision.

Viking Construction is planning a mixed-use, 19.8-acre subdivision with 52 single-family lots called Carrington Meadows, north of Hayden Avenue and about a half mile west of Atlas Road, just south of the airport.

The Hayden Planning and Zoning Commission will hold a public hearing on the proposal Monday, March 20, at 5 p.m. at Hayden City Hall, 8930 N. Government Way.

Jim Thorpe, chairman of the Airport Advisory Board, said while Viking earlier met with airport representatives on the project, some concerns still linger.

Referencing the Idaho Transportation Department's "Idaho Airport Land-Use Guidelines," he said many airplane crashes across the country occur up to 5,000 feet outside landing approaches and takeoff areas. He said there have also been more recent crashes in the vicinity of runways and landing strips.

Thorpe said with the subdivision as close as about 1,000 feet from the airport boundary in some areas, there are still safety concerns.

“We’ll always have concerns if the subdivision is in the flight path of the aircraft touching down or leaving the runway,” Thorpe said. “That is obviously the most critical phase of the flight. The location of the property is more of an issue than anything, not the level of effort to cooperate.

“They’ve certainly put their best foot forward as far as trying to cooperate, but that doesn't alleviate our concerns totally. We exercise these concerns because we want to continue to be a good neighbor.”

Thorpe said some airports have had to close because housing compromised airport safety. Federal funds for airports have also been jeopardized when development occurs too close, he said.

Thorpe said he believes the Viking proposal could set a precedent for future housing near the airport.

But Scott Krajack, land development director for Viking, said the company met with airport staff last fall to ease airport officials' concerns.

"We increased the light industrial buffer on the north edge of the property (from 250 to 350 feet) and we are placing an avigation easement on the entire property," Krajack said.

An avigation easement is a property right acquired from a landowner that protects the use of airspace and imposes limitations on use of the land subject to the easement.

"It will be text on the plat that will make it clear to all purchasers that the airport is nearby and that airport sights and sounds will be nearby," Krajack said.

Such an easement was among the requests from Gary Gates of the Federal Aviation Administration when he commented on the subdivision proposal.

Gates said housing near the airport is a delicate balance and the airport's operation and rights of future landowners within the subdivision need to be protected.

"Proposed residential development near the airport will be subject to higher noise exposure due to aircraft landing and departing adjacent runways," Gates wrote. "This type of residential development near the extended runway centerlines may be incompatible with the runway use and should be considered for alternative uses such as commercial and industrial uses."

Gates said Kootenai County, as the airport's owner, is required by the FAA to assure compatible land uses around the airport.

"One of the greatest threats to the viability of airports today is the encroachment of incompatible land uses," the land-use guidelines states. "While there are many land uses that can be considered incompatible around an airport, an obvious example is high-density residential development off a runway end. More recently, FAA and ITD … have been working with Idaho airports to strengthen airport land-use compatibility policies and practices to reverse this trend."

Phil Cummings, interim airport director, said whenever housing is built around an airport, there's reason to proceed with caution.

"There is a lot involved in making decisions about developments around an airport, including recommendations from the FAA and the density of the residential area," Cummings said. "Sometimes we have to agree to disagree, but everybody needs to put forth their concerns at the public meetings whether it's the airport, city, neighbors or developers."

Krajack said the subdivision is being proposed because there is a demand for more housing in Hayden and the property is zoned for the use the builder is proposing. The density is about 2.6 homes per acre with an average lot size of about 9,300 square feet.

A pocket park and a greenbelt along Hayden Avenue are also planned, and a commercial parcel is at the northeast corner of Hayden and Carrington Street.

"We have been in contact with the airport and have either met or plan to meet all of the concerns that they have brought to our attention," Krajack said.

Viking also owns 60 acres to the north and west of the 19.8-acre site.

"It's all connected together as an 80-acre proposal," Krajack said, adding the same conditions will be for the entire site. "We are just building the first 20 acres now."

Elsbeth Roach, a pilot and a member of the nonprofit Coeur d'Alene Airport Association that supports events at the airport, said development around airports has been an issue across the country.

"Overdevelopment puts the airport in an unsafe position and the development in an unsafe position," she said. "When you build right up to the boundaries of the landing and takeoff patterns, it creates safety concerns."

Roach said she hopes the communication lines between the Airport Advisory Board, city, county, neighbors and developers are open as such projects are proposed.

"We just want people to understand why the airport is so important to the community," she said.

Securing safety zones for the airport has been a priority for the FAA and county for several years. Two years ago, the agencies, along with the state, purchased 58 acres of farmland east of Huetter Road and north of Hayden Avenue.

Prior to submitting the subdivision application, Viking applied for amendments to Hayden's long-range plan and zoning map that were approved.

"In doing this, (Viking) addressed a variety of issues raised by staff, including following through on the staff recommendation to consult with the Coeur d'Alene Airport and Hayden Area Regional Sewer Board due to the proximity of the project to facilities owned by each," said Connie Krueger, Hayden's community and economic development director.

Safety has been the biggest issue regarding the proposal's proximity to the airport. The airport's correspondence with the city over planned housing for the site dates back to 2007 when a different developer, JKS Properties, LLC, planned another mixed-use development.

Noise complaints about the airport, meanwhile, have been limited.

In response to a public records request to Kootenai County for the total number of written complaints about airport noise, there were three in 2015 and one last year. All were during the busier summer months. All received in 2015 were regarding tankers during firefighting season.

Brett Boyer, Hayden's city administrator, said city staff has only had a few noise complaints about the airport in the past three years.