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HomeMy WebLinkAbout2022-4-26 HE minutesSpecial Caldwell Hearing Examiner Minutes Tuesday, April26, 2022,7200 p.m. Community Room, Caldwell Police Department 110 South 5th Avenue, Caldwell,Idaho &1^ I. Call to Order - Hearing Examiner, Mr. Bruce Eggleston opened the meeting for the public hearing at 7:00 p.m. II. Review of Proceedings - Mr. Bruce Eggleston outlined the procedures for the public hearing. Members Present: Deb Root (Senior Planner); Alex Jones (Associate Planner); Cynthia Brogdon (Admini strative Assistant) Members Absent: Emma Hill (Associate Planner); Jerome Mapp (Director P & Z);Robb MacDonald (City Engineer) III. CONSENTCALENDAR: l) 2) 3) Hearing Examiner approved February 15,2022 minutes as amended. Hearing Examiner approved March 8,2022 minutes as amended. Hearing Examiner approved March 22,2022 minutes as amended. lldBusiness: 1) Case Number SUP2l-000016: SUP2l-000012 (Application withdrawn by the Applicant): A request by Barks and Brew for a Special Use Permit for a Dog Park Drinkery, a place for dogs and patrons to enjoy beer/wine and coffee on 0.85 acre land plot in a M-l (Light Industrial) zone. The property is designated "Manufacturing & Production" in the 2040 Comprehensive Plan and is located approximately 700 feet from the intersection of Stock Tail Road and N. 2l't Avenue. Mr. Eggleston read the withdrawal of this case into the record. 2) Case Number SIIP-21-09 (Continued to the lsdry 24,2022Hearing Examiner Meeting): A request by Douglas Adams for a special use permit to construct multi-family four-plex units at the location of Madison Estates Subdivision. Madison Estates Subdivision is proposed to be lot line adjusted to fifteen (15) individual lots. Each lot is proposed to be developed with a four-plex unit for a total of 60 residential units on approximately 3.6 acres in an "R2" (Medium Density Residential) zone. Access is proposed as a private internal circulation street easement bisecting the property on the centerline. The subject property is located on the northeast corner of N. l't Avenue and E. Madison Street, Caldwell, ID. Mr. Eggleston continued this case to the May 24,2022 Hearing Examiner Meeting. ry New Business: 1) Case Number CPM21-000002/ANN21-000014/ ZON21-000005/ SUB2l-000041/SUP21-000015 (Continued to the May 24,2022 Hearing Examiner Meeting): Trilogy Development is requesting a Comprehensive Plan Map Amendment for 10.99 acres to modifo the designation from HC (Highway Corridor) to (Medium Density Residential). Concurrently a request for annexation of 37 .92 acres including parcels R3270901100 (approximately 17 .77 acres) and R3270901lB0 (approximately 17.4 acres) with zoning designations of R2 (Medium Density Residential) for 10.99 acres and HC (Highway Corridor) for approximately 27 acres and a Preliminary Plat for Arrowrock Farms Subdivision, consisting of 39 single family lots, 58 townhome lots, 22-4plex lots (88 residential units) and three (3) commercial lots. 1 Heari Examiner Minutes 4126/2022 Additionally requested is a Special Use Permit for the townhomes proposed for the HC (Highway Corridor) zone. The property is designated as Highway Corridor in the 2040 Comprehensive Plan. The subject properfy is located northwestern comer of Karcher Rd and S. Indiana Ave and south of Kingsview Estate No 2. Mr. Eggleston continued this case to the May 24,2022 Hearing Examiner Meeting. 2) Case Number ANN21-000021/PUD21-000006/S[ B21-000051: A request by Copemicus lnvestments LLC and KCID DevelopmentLLc for an annexation of parcels R3524001000 & R3525100000 (approximately 1l acres) with a zoning designation of R2 (Medium Density Residential). Concurrently a request for a Planned Unit Development and Subdivision for Cougar Crossing, consisting of 88 single family townhomes. The property is designated as Medium Density Residential in the 2040 Comprehensive Plan. The subject property is located on the west side of S KCID Rd, approximately 2536 feet north of Hwy 20126. Testimonv: Alex Jones (Associate Planner) at 621 Cleveland Blvd stated this is Cougar Crossing which is a subdivision in the R-2 zone on 11 acres. The proposed development includes 88 residential lots and 9 common lots. The gross density of the project is eight dwelling units per acre, which is under the maximum allowed 12 dwelling units per acre with this being an R-2 PUD. The developer is proposing 21.16% qualifuing open space and amenities. The amenities include Dog Park, a barbecue area, playground and anEY-2 charging station. This area is an infrll development with the Summitwe Middle School to the west. Virginia Park Subdivision to the east. Agriculture to the south and to the north is the approved future Topaz Ranch Subdivision. With this PUD, the applicant is asking for a deviation ftom the minimum lot size of 6,000 square foot for interior lot and 7,500 square foot for comer lot to 1,700 square foot. The applicant is also asking for a reduction of the frontage width from minimum 45 feet to 20 feet. Mr. Eggleston entered into the record the exhibit ANN21-21-l which is the applicant's power point presentation. He stated that the subdivision to the north has been approved and that they have just begun construction on that development. Mr. Jones responded that phase one has been completed. Mr. Eggleston asked if the Topaz Ranch Subdivision to the north will be completed prior to this subdivision and will there be roadway connections from Cougar Crossing to the north subdivision. Mr. Jones responded that he believes that is correct Mr. Eggleston stated that would provide a second ingress/egress for the subdivision. He asked if there had been a Traffic Impact Study submitted for this subdivision. Mr. Jones responded that a Traffic Impact Study has been submitted. Mr. Eggleston asked what are some of the salient points from the TIS. He asked if they were required to make contributions to the nearby intersection. Mr. Jones responded that is correct. Mr. Eggleston asked if there were any other specific information within the Traffic Impact Study that he could share in this hearing. 2 Hearing Examiner M inutes 4126/2022 Mr. Jones stated that the traffic impact study would be looked over through the construction drawings by the engineering department. The city engineer was communicating about the improvements on the KCID roadway being started this summer. Mr. Eggleston asked if he was speaking about approvals by the applicant for this process or approved by the city. Mr. Jones responded by the city. The engineering department will look over this impact the traffic impact study and be able to judge on that. Mr. Eggleston asked if there is anything in the Traffic Impact Study that generates a condition of approval for the PUD and the Preliminary Plat. Mr. Jones responded that the applicant would be required to fu1fill the conditions set forth by the engineering department. Mr. Eggleston stated that he usually sees that study within the staff report. He was unsure if it was completed. The developments surrounding this project are R-l. They are requesting R-2. This type of housing would not be allowed in the R-l zone. Mr. Jones responded that townhomes are allowed in the R-l zone. However are restricted by the Special Use Permit in the R-l zone. The Comprehensive Plan designates this property as Medium Density Residential. Therefore if coincides with the city's zoning. Mr. Eggleston asked if there was a discussion about this property as R-l or if it just came in as R- 2 and to develop their project as R-2. Mr. Jones responded that it was just as R-2 Mr. Eggleston asked for clarification on the staff report page 4 in the second paragraph. He asked if it was six or 12. Mr. Jones responded that it is maximum 12 units per gross acre for the PLID Mr. Eggleston also asked for clarification for the section that states three and four Mr. Jones responded that it is four units per gross acre for the minimum. Mr. Eggleston stated that with the deviations for the dimensional standards addressed on the bottom of page seven, the minimum lot size being 1,700 square feet and the lot frontage at 20 feet. He asked if this is sufficient to provide all of the things that the ordinance requires. He asked if Mr. Jones was comfortable with the reduction with the lot sizes being reduced by three quarters. Mr. Jones responded staff believes this is still workable from the plans that he has seen. The houses fit well within these lot sizes with providing a good yard frontage and rear yards along with the open space that is provided. It leaves an open feeling for the community and still provides the required parking and driveways. Mr. Eggleston asked if these would be front loaded garages off of the public right-of-way. He asked if this is the 20 feet front edge that is talked about. There is also rear loaded. He is unable to see the detail on how they are accessing their rear load. 3 Hearing Examiner M inutes 4 12612022 Deb Root (Senior Planner) at 621 Cleveland Blvd., Caldwell, ID 83605 stated that would be a good question for the applicant to answer. However, there are front and rear load homes within this development. Mr. Eggleston stated he would like more clarity on that. He stated that the next question is for the city engineer. However, he wants to make note of it. On page l l of the staffreport under Right- of-way there is "Item 1", then "Item 2" thenthere is a floating item with an incomplete sentence. He asked if this is a cut and paste error or is there a missing condition. Mr. Jones clarified that this is a cut and paste error. Mr. Eggleston asked if they should just delete that fragment of a sentence. Mr. Jones responded yes. Mr. Eggleston made note that the third fragment sentence would be removed from the staff report. Page eleven, third paragraph to be deleted in its entirety. On page thirteen of the staff report under the section of irrigation, it seems tike the numbering has gone awry there. That will need to be corrected. There should be eleven conditions of approval under irrigation. Mr. Eggleston stated that he would like to have a discussion about the school districts and Valliwe School District letters. He believes that the second letter was one that was submitted in an earlier case. However, things have not changed for the school districts, they are overwhelmed. The first letter is dated April 1,2022. With the heading addressing this case, requests development of sidewalks and street lighting to allow for safe walking to school or the bus stop. He was looking for a policy or a condition of approval to that effect. There was one addressing a bus stop plan with Caldwell District. He asked if there is an opportunity here to address Valley View School District's concems about sidewalk and street lighting or is it nonexistent because they have so little frontage on KCID Road. Mr. Jones responded that they would still be required to do frontage improvements through engineering and the subdivision ordinance. He does see the condition that it only says Caldwell School District and not Vallivue School District. He will correct that one. The comments by the school wanting sidewalk and streetlights are already required by the engineering department. That is the reason that it was not included as a condition. Mr. Eggleston stated that he is very concerned about the school districts situation. Everyone has a stake in the school districts concerns and he wants to make sure they are addressed. Stephanie Hopkins (Applicant) at 5725 N. Discovery Way, Boise ID 83713 stated that they have a presentation to guide through the different units that they are proposing and how the project is going to function. The property is located west of KCID Road and south of Marble Front and just south of the Topaz Ranch Subdivision. Their project is adjacent to the east of Summitvue Middle School and just west of Virginia Park Subdivision. It is approximately one mile to the north of the interstate and a half-mile from Chinden. The Solomon drain is located directly to the west and is right on their boundary. The future land use map indicates the subject property on the screen has a medium density residential designation. Just south of low density which is the Topaz Ranch Subdivision as well as Virginia Parks over to the east. There is commercial to the west and manufacturing production further west. The R-2 zoning district that they are requesting is compliant with the medium density residential. They would be allowed with the Planned Unit Development that they are requesting to go up to 12 units per acre. However, they are proposing only eight units per acre. They are underneath that maximum density. This is the zoning map (shown on screen). Cougar Crossing has not been annexed into the city and they are requesting R- 2 zoningdesignation. They are just south of a subdivision, which is zoned R-I. There is adjacent 4 Hearing Examiner Minutes 4 12612022 R-l to the east as well, and county homes to the south. All of the county properties are within the medium density residential future land use map designation as well. They could very well propose something similar around the same density as they are tonight. This is a map that Caldwell produces (shown on screen). Topaz Ranch is halfway through construction. There have been other proposed and approved subdivisions to the west. There is one off of Smeed Parkway and south of Marble Front for townhomes. Marble Front West is south of that. There are afair amount of projects that will be coming in soon with varying densities. There is the preliminary plat that they are proposing (shown on screen). It is comprised of 11 acres. They are proposing 88 residential lots and 9 common lots. They are proposing two duplex buildings, five 4-plex buildings, eight 6-plex buildings and two 8-plex buildings. Each of them will be on individual lots to allow for separate ownership. The main point of access is going to be via KCID Road, which will extend into the site as Forest Lane. They are proposing an access point to the north that will connect with the Topaz Ranch Subdivision. They will be completing 53-foot road sections with curb gutter and sidewalk as mentioned. They will be public roadways, so will be maintained by the City of Caldwell. There will be attached sidewalks throughout and they are proposing a 10-foot pathway that will be adjacent to the Solomon Drain. The pathway will corurect to the north and south of this site. They will be retaining the Salomon Drain so leaving it open to provide a natural amenity for the subdivision as well as for people that currently enjoy it. Each of their units will have a one and a half or two car garage depending on the width and the type of unit that are being proposed. They are also providing a 22 parking space in a central location. The hatch mark is where that parking lot will be located (shown on screen). They will be designing and improving the roadway along their frontage as well as the out parcel that is in the southeast corner (shown on screen). There is a property there that is adjacent, but not included in their plat. That home will be taking access through the subdivision. They will be improving an access for them that will connect to Forest Lane. Their access to KCID Road will be eliminated with this subdivision. That homes frontage will be improved with their project. They are proposing a planned unit development for this site. They are asking for flexibility for the frontage of each of the units. They are proposing a minimum width of 20 feet. That will differ depending on the type of unit that they are proposing. They are proposing to go below the minimum lot size to 1,700 square feet. That is to allow for flexibility of the type of product that they are proposing. This will provide a mix of units so that people can own their own piece of land in an area that is close to existing services. The goal is to provide a variety of housing styles that will be more affordable than some of the other options that are presently available in Caldwell. This is a color- coded map to show where each of the types of units will be located (shown on screen). They are proposing one 4-plex front-loaded housing type. She has floor plans to show the Hearing Examiner. The front load housing type has a great room on the front and the garages will be facing the front. The great room or living room and kitchen will be towards the rear. Mr. Eggleston asked for copies of the floor plans as exhibits. Ms. Hopkins stated that the rear load lots proposing are two duplex units in the center of the site. Those will be those will have a garage that faces the green space or pathways depending on where they are located. They usually have a master bedroom living space downstairs. Upstairs would be more bedrooms and bathrooms. They are proposing various types of front load and rear load units. They have four 4-plex rear load options, as well as two 6-plex rear load options, then six 6-plex front load units. These are mixed throughout the site to really provide a variety of housing types for residents. ln the center, they are mostly the rear load units so they can have kind of a nice central open space for residents to enjoy from their living space. The open space and amenities provided for the site are really a focus of this project. They want to provide something nice for residents and something that would allow them to recreate where they live. They are proposing 2.16% open space, which is about 2.33 acres. City code only requires l0%. The developer really wanted to make this a nice project that people would enjoy living in. They are proposing a dog park which is located in the front of this site. There will be a barbecue area, playground, electrical vehicle charging station and a pathway next to the Solomon Drain This 5 Hearing Examiner Minutes 4/26/2022 pathway will connect to the north and south and allow for easy access to the Summitwe Middle School for adjacent neighbors and not just these residents. There will be micro paths throughout to allow for good connectivity for everybody. These are elevations (shown on screen) that are proposed. They are contemporary townhome style units. The style will go well with some of the existing homes in the area, and provide a nice exciting product type for the area. These will be two story units with I ll2 and2 car garages. Primary living space will be downstairs and bedrooms and bathrooms will be upstairs. Building materials are going to consist of a mixture of stone, wood and stucco siding. There is plenty of articulation and windows to help kind of break up the plane. They look more like a single family style home even though the walls are attached. They have coordinated with city staff as well as Valley View School District on this project, to fine-tune it and make sure that they are providing something the city will be excited about. They are interested in continuing to work with them, as they go through the project. This density is going to be appropriate for the area. The improvements that will be provided will help to link together transportation up to Marble Front. They are providing a housing product that is really not widely available in Caldwell. This will be an approachable product that folks might be able to afford more easily. That is really the developer's goal. Triple Dot is the developer for this site. They are here tonight. They will be able to answer any questions specifically about the product type or other projects they have worked on. They also have the architect that has been working on the project here. Mr. Eggleston asked if they have had discussions with the school. He asked them to share the conclusions with the discussion with the school district. Ms. Hopkins responded that they met with Joey from the school district, who is actually in attendance this evening. The meeting was a couple of weeks ago to discuss their letter and to really understand where the school district was coming from and what they saw as a good option to partner together to make this project more feasible as far as the school district's capacity was concemed. It was determined that the developer would contribute monies to the school district to essentially help offset the cost of a portable building in order to allow for expansion at one of the sites that needs to be expanded. Joey may be speaking tonight and he should be able to provide more information. Mr. Eggleston asked if the developer would be building bridges across the canal in two places. Ms. Hopkins responded that she is unaware of any bridges being built. They are just leaving it open and the pathway will be along the east side of the canal. Mr. Eggleston asked if there will be a bike-ped connection to the school site. Ms. Hopkins stated they had not planned to do a connection directly to the school site. The irrigation districts are not crazy about people crossing over their facilities. Many times, they can work with them to include pathways adjacent to their facilities. However, she does not know that crossing their facilities has been contemplated to actually cross it to go over to the school site. They plan to connect on the north and south and to provide connectivity. They would have to see if a bridge would be doable from an engineering standpoint as well and coordinate with the irrigation district to see if that is something that they would be amenable to. Mr. Eggleston asked staff if there would be bike-ped connectivity to the school site. Ms. Root responded there is not currently a bike-ped corurection across the Solomon drain. The conditions for Valley View Middle School required that they provide for half of a bridge. However, in the planning phases of what is now being referred to as Topaz Ranch there was no condition on that development to provide the other half of the bridge nor a location. Both applications were kind of left in limbo. They needed to put a bridge in but nobody fleshed that out Hearing Examiner Minutes 412612022 6 or a way to provide for that. No way to cash the funding or hold either one accountable to half of a bridge. The previous planner believed there should be a bridge crossing the Solomon Drain provided in part by the school district and in part by the development surrounding the school district property. However, it was not fully vetted as far as how that was conditioned. Mr. Eggleston asked if a bridge was desirable particularly from the school districts perspective. Ms. Root responded that would be a great question for Mr. Palmer. Mr. Eggleston stated that he thinks it would be convenient to have a bridge access to the school. He asked if this is an opportunity and in policy of the Comprehensive Plan to make that kind of connection. Ms. Root responded that it is appropriate to try to keep children off the primary collector and arterial roadways. A bridge crossing over the Solomon drain is would provide for an opportunity for that pathway to corxrect into the school properties. However, sometimes the school districts do not want that added corurection for the safety of the children for other reasons besides traffic. The school district knows that was a condition on their development of their property as well. That is something that Ms. Hopkins or Mr. Palmer could speak about. Mr. Eggleston stated the applicant is talking about making some kind of monetary contribution to the school district for just such a thing. He asked about the value of pursuing that type of corurection with this proposal. Ms. Root responded that there could be value in that. There has to be participation with Valliwe School District as well, to ensure that the overall safety of the children. Either from unknown predators or even having the children accessing by the drain, which will not be covered. The pathway is going to be adjacent to the drain anyway. The previous planner believed that there was value in having a bridge crossing. However did not clearly define that. There is value in having that pathway access directly to the school, and even being from these, developments further east of this development as well. Mr. Eggleston stated the Vallivue School District letter alluded to safe sidewalks and street lighting. The Topaz Ranch Subdivision had a condition of approval to build half a bridge towards the school. Ms. Root stated that the school district was to build half a bridge, but she does not believe that the Topaz Ranch subdivision was conditioned to build the bridge. Mr. Eggleston asked Ms. Hopkins how the rear loaded access to the structures works. It is not clear. He asked her to explain about the garages in the back. Ms. Hopkins explained that those homes are in the central areas and have the rear load garages. The garages are facing the public roadway. The residents would pull into their garage from the public roadway. The front of their homes would be facing the open space and the pathway that is the center. Mr. Eggleston confirmed that there are no alleyJoaded units in the center. Ms. Hopkins responded that there are no alleys in this development. Because they have a central open space, the homes are fronting that open space. 7 Hearing Examiner M inutes 4126/2022 Mr. Eggleston stated that he likes the idea of having the front of the house facing into the commons. Some people will enjoy that. All of the accesses from the public right-of-way to the garuge Ms. Hopkins responded that is correct. Mr. Eggleston asked if they are providing access for the landowner in the southeast, to the public righrof-way. Ms. Hopkins responded that is correct. The orange units directly to the east is where that existing home is (shown on screen). The single family home will remain. Their existing access to KCID Road is going to go away. Their new access point will be where that driveway is shown on the screen. That will be improved with an impervious surface that will be dustless. The engineering department conditions the frontage where they currently take access off KCID Road will be improved along with the developments frontage. Mr. Eggleston asked if they have the name of that landowner for whom they would be providing the access. Ms. Hopkins responded that their client knows the name, and they have been coordinating with that landowner. Mr. Eggleston stated that he believes this may be worthy of a condition of approval. It is noted on the preliminary plat. Ms. Hopkins stated that she is not sure if it is noted on the preliminary plat. Mr. Eggleston stated that it should be noted on the preliminary plat. Ms. Hopkins stated that home is not part of their plan. Mr. Eggleston stated that the right-of-way is the access. Ms. Root stated that the out parcel is addressed in the engineering memorandum. It is typical for the developer to improve out parcel frontages. It is conditioned within the engineering memorandum. Mr. Eggleston stated that the circulation is dictated by the shape of the parcel. He asked if they are proposing open street ways. He asked if there would be any speed bumps. He asked if there was a need to control the interior speed traffic or are they relying on good sense and kind neighbors. Ms. Hopkins stated that they do not have any speed bumps planned at this point. She does know that the fire department does not prefer there to be speed bumps. They would expect that drivers would practice good common sense as well as be slowed down by the curvature of the roadway as well as the driveways. Residents backing in and out will provide a natural stop for folks. Mr. Eggleston asked what kind of traffic impact, as your TIS described would have on that connection to the north going into the Topaz Ranch Subdivision. Ms. Hopkins stated that she did not believe that this project was not required to do a traffic impact study. She believes that they were conditioned to do traffic impact analysis due to it being under 100 homes. It was not required to do traffic impact study. The engineering report states that 8 Hearing Examiner Minutes 4/26/2022 there was a traffic impact analysis that staff did to determine what roadway improvements would be required and the percentage of that they would be required to contribute to intersections. Mr. Eggleston asked what kind of traffic they anticipate on the stub off into the Topaz Ranch Subdivision. Ms. Hopkins stated that it looks like the traffic impact analysis at the pm peak hour traffic flow is 68 vehicles for the entire subdivision. They did not look specifically at the access point to the north to the Topaz Ranch Subdivision. She assumes the 68 trips will probably be going directly east through their main access point. There is not much incentive to go north unless they wanted to head west. However, it was not analyzed. She is not sure if there is a way to determine that. She would be happy to talk to the engineering department and figure that out. Mr. Eggleston stated that he just wanted to address the impact on the neighborhood. He concurs that unless they are visiting someone in that subdivision, there is not the incentive to go through there. It is a winding road through that subdivision to the north. He asked if the pathway next to the drain is gravel. He also asked if there is a fence proposed along the drain. Ms. Hopkins stated that they are not proposing a fence along the drain. She stated that her client is would be a paved pathway along the drain. Joseph Palmer (Vallivue School District) at 16231Lewers Way, Caldwell, ID 83607 stated he is here representing the Vallivue School District. He is also a patron of Caldwell City. He appreciates the comment the Hearing Examiner shared earlier, referencing the impact that all developments have on the Vallivue School District. ln addition, how the community needs to be mindful of that. He is here to share specifically that Triple Dot LLC developers is the first developers out ofmany developers who not only checked all ofthe boxes and reached out to Vallivue, but went above and beyond and actually asked the question of how they could partner with the district. They explored tangible partnerships and what that would look like, and have actually came to an agreement. This is the first time that this has happened. He appreciates their integrity and their eamestness to mitigate their impact on the Vallivue School District, and actually contribute back to the community. Their contribution is by providing more housing, which is what our community needs, but are actually willing to do something tangible to have a balanced approach by supporting the school district as well. Mr. Eggleston asked what the district's viewpoint is about making a connection across the drain between the subdivision and the school site. Mr. Palmer responded that the district has determined that it would be safest for the students to not have access points along the fence line on the backfields of any of the schools within the district. That way they can restrict access to anyone who may be a concern. Talking to our students being in close proximity, and allows them to have a close eye monitoring all the access points to our school. Mr. Eggleston asked is there a point where the district would like to see access other than the public rights-of-way and sidewalks. Mr. Palmer stated that he would have to educate himself a little more and how that might impact the school before he made a comment on that. Mr. Eggleston asked if the district has a private agreement with the applicant. He asked if this agreement is any of the city's business. He asked if the city could help in anyway. 9 Hearing Examiner Minutes 4/26/2022 10 Hea Mr. Palmer responded absolutely. They believe that it is the city's business. He would be happy to share the details. The district acknowledges that the developer did not have to collaborate with the district in any form whatsoever. Everything that they do agree to is 1,000% and beyond what is obligated of them. That is what makes this so outstanding and why he is here tonight in favor of this development. What they have agreed to is $2,000 per unit to go to the district. This is an 88- unit project. That is S176,000 to be donated to the Valliwe School District. It would pay partially for adding a portable building to Skyway Elementary. When he wrote the letter that was referenced, that was April l. The enrollment was 784 students at the time. As of last week, when they finished up on Friday, they rechecked the enrollments. Skyway Elementary is now at797 Students with a capacity for 800 students. They now need to add another portable building on the Skyway campus at some point for two additional classrooms. Triple Dot was happy to help pay for a portion of that portable building at $2,000 per unit for this development which is outstanding. That is far beyond what any developer has even come close to agreeing to actually help the school district. They were huppy to meet with the district. This is a completely different story when it comes to actually doing anything tangible. He hopes that they are the trendsetters and the trajectory changes its path as far as all developers partnering with the Vallilue School District. Mr. Eggleston stated that is wonderful news. He asked if there should be further discussion about a condition of approval for this preliminary plat and PUD. There is one condition in the staff report about coordinating bus stops and pick-up points. He asked if that is sufficient in this context to address Vallivue's needs other than to stop building so many houses. Mr. Palmer responded that the answer is no. There basest level of concern is at least to get a safe spot for kids to catch the bus to come to school safely. Where the district is really hurting is capacity wise. Mr. Eggleston stated that his wife is a retired teacher who taught in Caldwell and Parma. So he is well aware of this issue. The staff reports condition of approval addresses those concems. Tanner Leighton (Applicant) at 523 W Chrisfield Dr., Meridian, ID 83646 stated that he is representing Triple Dot Developers which is his company. He thanked everyone for their input to help so that they could develop in a great friendly way. This is a win/win for everyone. They based their development off the R-2 zoning on the Comprehensive Plan. They are allowed more units with this density. However, they worked with the city to reduce their units so that Rob and TJ (city engineering) were happy with the road widths. That is actually how they got to the 88- unit count. As stated with Vallilue School District being at capacity, it allowed for them to give a great community feel for the development at these 88-units. They also see that as costs keep rising and as this valley keeps being a very desirable place to raise a family that different home product types. This allows other individuals to have a sense of ownership with their property that they can call home. That is where this development is a one car, two-car garage townhome with yards. With open space, dog parks, and corurectivity with walking paths. They we did work with the school district as Joey said. It was awesome to be able to help them. He is from Meridian and his wife is from Caldwell. They have a great sense of home here and how they want to develop is depicted in their developments. They were going to work with the school on a bridge if they wanted that access. They understand where those are. He wanted to reiterate it would be asphalt very nice pathway along the drain. All of their connectivity and pathways throughout give to that community type feel that they shoot for within their developments. About the question on the rear loaded with the front facing open area. Stephanie did a great job of answering that question for you, sir. ln regards to the single-family home, he does know that individual it is actually his grandfather. He will definitely be making sure that that is on the plan and that they have a suitable driveway for him and trust him as he is picking out a really nice one for them to build. Then about the concerns with the speed bumps with the fire trucks. They do not want the speed bumps or anything along those lines. His father was a fire chief in the City of Nampa for many years. He Exam iner Minutes 41261 2022 heard quite a few conversations about speed bumps and fire sprinklers so they make sure to accommodate as much as they can. That is why they do not have speed bumps within their development. However, they will have posted speeds and good faith amongst neighbors. They did complete a full traffic impact study and that is where TJ Frans informed them that they would need to complete their road frontage. As the single family home will be losing their access, off of KCID and coming in through the development. In 2022, it was revealed within the traffic impact study that there will be a light at Hwy 20126 andKCID Road. This will be pushing traffic towards that lighted intersection and that is where they believe most of their traffic will go as well. As the developer he is open to a fence along the drain. However, that is very much up to the irrigation company and what they depict and how they would decide on that. As well as funds towards the portable building they are also will be donating the services to connect as well. Part of their development company and with their construction partnerships, they have been able to speak to their plumbing contractor and they will be donating those services for when the portable building is on site to be able to have connectivity to it as well. He is aware of the concerns about a bus stop, safe pick up points, lighting and sidewalks. 100%, they will make sure and adhere to that. He will make sure that they have the adequate lighting. They will have adequate bus stop locations, mailbox clusters and all of the things that are conditions for their approval. They have 32 rear-loaded homes and have 56 front loaded homes. Their biggest thing is a community type field with the parks and double the open space of the minimum requirement. Mr. Eggleston stated that he has exhibits showing the elevations, the types of housing and style housing, including four pages of floor plans here. He asked if these are typical or are they specific. He asked if this is exactly what it is going to look like. Mr. Leighton responded that they are too beautiful to not build. That is why they will be building exactly what is being shown. Mr. Eggleston stated that the interest is to ensure the beauty is followed through in the product. Mr. Leighton responded they have avery similar development that was placed in front of the Hearing Examiner ayear ago, that is called El Monterey Subdivision that has a l9 individually platted Townhomes. This project will also be similar to that one. That is where they got the idea for this development. Those Monterey townhomes were received quite well. Mr. Eggleston stated that there are two types of shown on the screen. He asked which type of housing correlate to the subject site. Mr. Leighton responded that the top ones (shown on screen) are the front-loaded homes. The bottom ones (shown on screen) are the rear-loaded homes. Mr. Eggleston stated that this is a tough site to work with. He asked if the applicant had approached the affordable housing issue as far as his commercial perspective is concemed. Mr. Leighton responded yes. Their opinion at Triple Dot Development is that as houses increase in value, and increase in cost, that if they are able to give residents a garage, as well as a backyard, even if they share a wall, it still gives them a sense of home and it still gives them a sense in between these two walls, these are really mine. They do not have someone living above them or below them. It provides a different variety for people to still have homeownership that might not be able to afford a single family residence and also have a for rent aspect as well, for individuals that camlot afford it right now as the home costs keep going up and the home values keep going up. Mr. Eggleston asked if there is a phasing plan provided. LT Hea ring Examiner M inutes 4 126 I 2022 Mr. Leighton responded that it would be built in one single phase. His contractor told him that he believes that he would be able to do in about 12 units at a time. However, they will just do one phase of being able to do their site work. Then they would like be able to obtain a final plat and then upon that be able to go vertical with their buildings. Mr. Eggleston asked if it would be a two-year build out. Mr. Leighton responded yes Mr. Eggleston stated that he likes this design and he thinks that the developer has done a good job with a difficult site. Mr. Leighton thanked the Hearing Examiner Mr. Eggleston asked the staff about condition 15.13 concerning the Caldwell School District should be amended to Caldwell and Valliwe School Districts. He asked if that covers the discussion from tonight. Mr. Jones responded that he believes so Ramzy Boutros (Opposition) at 1116 Winella Dr., Caldwell, ID 83605 has left they hearing prior to speaking. Ms. Hopkins stated that she does not have much to rebut. To reiterate what Tanner said and she thanked him for coming up to clarifu some of the things that the Hearing Examiner asked about. She has had the opportunity to represent a fair amount of developers in the valley. It is not often that she has worked with developers that are willing to work with some of our public agencies, such as the school district and helping them figure out a way to balance the development that is happening in the valley. That is a refreshing thing for her as a representative on these projects. It would be a benefit to the City Caldwell to let this project continue forth and provide a new housing type in this area. Mr. Eggleston closed the public testimony. Findings of Fact for AllN21-000021 (Annexation): The Hearing Examiner accepted the general facts as outlined in the staff report, public testimony, and the evidence list. Conclusions of Law for AllN2l-000021 (Annexation): The Hearing Examiner accepted the Conclusions of Law as outlined in the staff report. RECOMMENDATION FOR AI\N21-00002 I (Annexation) : The Hearing Examiner RECOMMENDS that Case Number ANN21-000021 (Annexation): be APPROVED with the following conditions: 9.1-9.3 with the additional conditions as follows: 9.4 the subject property shall be annexed with the R-2 medium density residential zone.9.5 Should there be a failure to execute the approved plans under PUD21-000006 and SUB21-000051. The Zone shall revert to the RS-l Residential Estates zone. Recommend that be added to the development agreement. Comprehensive Plan Analysis for PUD2l-000006/St B21-000051 (P[ID/Preliminary Plat): The Hearing Examiner accepted the comprehensive plan analysis as listed in the staff report. Findings of Fact for PIJD2I-000006/SUB2I-000051 (PlID/Pretiminary Plat): Hearing Examiner accepted the general facts as outlined in the staff report, public testimony, and the evidence list. \2 Hearing Examiner M inutes 412612022 Conclusions of [,aw for PuD2l-fi)0006/SUB21-000051 (PUD/Preliminary Plat The Hearing Examiner accepted the Conclusions of Law as outlined in the staff report. RECOMMEI{DATION FOR PUD21-ffi0006/SUB21-000051 (PuD/Preliminary Plat The Hearing Examiner RECCOMENDS that Case Number PUD21-000006/SUB21-000051 (P[JD/Preliminary Plat be APPROVED with the following conditions: 15.1-153 with the additional conditions as follows: 15.12 maximum of 88 residential units shall be allowed. 15.13 The school bus stop plan shall be submitted to the planning and zoning department showing conditions with the Caldwell School District and the Vallivue School District prior to submittal of construction drawings and final plat. Mr. Eggleston closed the hearing. Planning Issues - None The next regularly scheduled Hearing Examiner meeting is scheduled for May lO,2022 The Hearing Examiner adjourned the meeting at approximately 8:25 p.m. Respectfully submitted by Cynthia Brogdon, MINUTES APPROVED AND SIGNED BY THE HEARING EXAMINER, BRUCE EGGLESTON, ON THE DATE NOTED BELOW: Bruce Date ATTEST: Planner Date For detailed Minutes, please request a copy of the digitat recording. 13 Z (- H Examiner Minutes 4/26/2022