HomeMy WebLinkAboutCaldwell 101 (ARBOR SUB) Application Narrative/
June 6, 2018
Jarom Wagoner, AICP – Senior Planner
City of Caldwell Planning Department
621 Cleveland Boulevard
Caldwell, ID 83605
Re: Arbor Subdivision – Planned Unit Development & Preliminary Plat Applications
Dear Mr. Wagoner,
Enclosed are Planned Unit Development and Preliminary Plat applications for Arbor Subdivision, a 475-lot residential project with one non-residential parcel, 42 landscaped common lots
and 9 common-lot driveways on 101 acres located at the northwest corner of Ustick Road and Midland Boulevard as depicted below.
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THE PROJECT – ARBOR SUBDIVISION
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PROJECT FEATURES
Arbor Subdivision proposes a diverse range of lot and housing types:
397 Detached dwellings on lots ranging from 3600 to 8900 s.f.
78 Attached (paired) dwellings on lots typically ranging from 2700 to 4200 s.f.
Of the 475 lots noted above, 136 are alley-loaded
In addition, there is one (1) commercial lot on approximately 1.34 acres
PLANNED UNIT DEVELOPMENT
The City of Caldwell’s Planned Unit Development process encourages projects that provide a maximum choice of living environments by allowing a variety of housing and building types,
and promotes a mix of uses, which are functionally integrated within the development (See Exhibits C, D and E).
DENSITY
The PUD process allows up to six (6) dwelling units per acre within the R-1 zone. As proposed, the overall density of Arbor Subdivision is 4.7 d.u./acre—or 4.76 d.u./ acre, less
the commercial parcel.
COMMERCIAL
A 1.34-acre parcel (1.3% of the project) fronting Midland Boulevard, between the project entrance and the Noble Drain, is designated commercial—the only proposed non-residential use.
It is anticipated that this commercial property will develop as office or retail. The proposal conforms to Zoning Ordinance Section 10-03-07-C, which states, “No more than thirty
percent (30%) of the total net area shall be devoted to a use or uses not permitted.”
AMENITIES AND OPEN SPACE
Required as a part of the PUD in the City of Caldwell are a variety of amenities with at least 10% open space. Arbor Subdivision provides both. Proposed open space is approximately
15.6 acres (15.4%). These open spaces provide a variety of amenities including (See Exhibit A, for detailed breakdown and location of these amenities):
Five foot (5') wide concrete pathways connecting the residential areas to all non-residential areas, open space corridors, recreational facilities, major public pathway, and school bus
pick up locations.
Eight foot (8') wide asphalt or concrete paved public pathway is proposed along the Noble Drain, in accordance with the City of Caldwell 2040 Bicycle and Pedestrian Master Plan.
Two (2) community pools. The first of the two will be constructed in Phase 1A; the second will be constructed in a later phase at a location to be determined.
Two (2) tot lots with playground equipment—each near a community pool.
Micro-pathway connections to the adjacent schools.
Energy Star certified housing.
Rear-entry garages on 136 lots, or 28.6% of the 475 residential home sites.
PHASING
The conceptual phasing plan submitted with the application (Exhibit B) reflects project build-out in nine (9) phases. While it is Brighton’s intent to follow the phasing plan, future
market conditions and lot absorption rates will affect how the project is ultimately phased and constructed.
PROPOSED PUD MODIFICATIONS
ROAD SECTION
Unique to Arbor Subdivision is a “new” street standard (Exhibits F and G). The street consists of a 60’ right-of-way, with 5’ detached sidewalks, 8’ planter strips, and 33’ back of curb-to-back
of curb paved section. This allows for parking on both sides of the street. Included in this application, in Exhibit E, are examples of this street section that has been the street/fire
agency-approved standard in all of Brighton’s Ada County projects. The 8’ planter strip allows for street trees and creates a safer, more open and pedestrian-friendly environment.
COMMON DRIVES
PUD Standard: 10-03-07-3M–Access: All lots developed for residential purposes shall have frontage along a public roadway.
Proposed Deviation: While the vast majority (95%) of the 475 single-family residential lots front public streets, the proposed layout includes nine (9) common drives (typical’s below)
that provide access and “frontage” for 25 lots. These common driveways are proposed as an efficient solution to the challenging “corner” areas of the layout. The driveways will be
common lots encumbered by ingress/egress easements owned by the Arbor Subdivision HOA.
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LOT SIZE/SETBACKS
R-1 Standard: 10-02-03 Table 2 – Height, Lot Line Setback and Lot Dimension Schedule
Zoning District
Max Height
Front Yard
Rear Yard
Interior Side Yard
Street Side Yard
Interior Min. Lot Area
Corner Min. Lot Area
Min. Lot Frontage
R-1
25
20
20
6
15
8,000
9,500
50
Proposed Deviation from the R-1 Standard: As allowed through the PUD process, we request modification of the height, lot line setback, and lot dimension schedule for R-1 Zoning found
in 10-02-03 Table 2 cited above. The proposed changes are noted in the Preliminary Plat Data table on Preliminary Plat Sheet PP1.0.
COMMON PARKING LOTS
PUD Standard: 10-03-07-L-1(B) - Lots forty-five feet (45’) in width and smaller shall provide one additional space per every four (4) residential units in a common parking lot located
in close proximity to the residential structures in which it serves.
Proposed Deviation: The southern portion of the PUD is designed with alley-loaded and paired housing. The 136 rear-entry garage lots eliminate driveway interruptions, allowing for
a significant amount of on-street “guest” parking. Additionally, each of those lots has, at a minimum, a two-car garage. This design provides sufficient additional parking to off-set
the need for common parking lots.
We look forward to presenting Arbor Subdivision to the Hearing Examiner and to the City Council—and for the opportunity to build it. Please let us know if you have questions or require
additional information.
For Brighton Development, Inc.,
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Michael D. Wardle
Director of Planning