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Home My WebLink AboutPassero Ridge No. 2 PUD SUB FP CC SR copy Staff Report Prepared by April Cabello acabello@cityofcaldwell.org Caldwell Planning & Zoning Department STAFF REPORT for Public Hearing Item | City Council | 11-7-2023 Case Number: SUB23-000028 Associated Case Number: PUD21-000003, SUB21-000011 Request: A final plat approval for Passero Ridge Phase 2, sixty (60) residential single-family lots, and fifteen (15) common lots in a residential Planned Unit Development Subdivision Subject Site Location: R3285600000 Applicant: Kyle Prewett, Toll Brothers Report Date: October 20, 2023 City Council Hearing: November 7, 2023 STAFF ANALYSIS AND RECOMMENDATION SUMMARY Comprehensive Plan Compatibility: The proposal IS in conformance with the 2040 Comprehensive Plan’s stated goals and objectives, and MEETS the basic purpose and spirit of the adopted Comprehensive Plan. Surrounding Area Compatibility: The proposed use IS compatible with the surrounding zoning and/or land uses. Zoning District Regulations and Purpose Statement: The proposed use IS compliant with the regulations and purpose of the zoning district, with the approval of the proposed comprehensive plan amendment. STAFF RECOMMENDATION Staff finds the project IS compliant with all applicable codes, regulations, and policies. Should Council choose to approve the request(s), staff recommends the approval be subject to the conditions listed in the Findings of Fact, Conclusion of Law, and Order. TABLE OF CONTENTS: I. Application Facts & Project Summary II. Applicable Regulations III. Final Plat Approval Criteria IV. Public Notifications & Comments V. Staff Analysis VI. Areas of Special Concern VII. Staff Recommendation VIII. City Council Decision Options I. APPLICATION FACTS & PROPOSED PROJECT SUMMARY Project Name: Passero Ridge Subdivision No. 2 Final Plat Applicant Name: Kyle Prewett, Toll Brothers Applicant’s Representative: Kyle Prewett, Toll Brothers Property Owner(s): BHEG Passero Ridge LLC Subject Parcel(s): R3285600000 Subject Site Location N of Orchard Ave., between S 10th Ave and S Montana Ave. Total Acreage Approximately 21.50 acres Summary of Requests: SUB23-000028: The applicant is requesting final plat approval for Passero Ridge Planned Unit Development Subdivision Phase 2, sixty (60) residential lots, and fifteen (15) common lots. Proposed Phasing: 6-Phases SPECIAL ON-SITE FEATURES Floodplain None Mature Trees None Streams /Creeks None Wildlife Habitat None Riparian Habitat Area None Steep Slopes / Hillside None Canals / Ditches None LAND USE Existing Vacant Passero Ridge Planned Unit Development Subdivision Proposed Vacant Passero Ridge Planned Unit Development Subdivision ZONING DISTRICT Existing R-1 (Low Density Residential) Proposed R-1 (Low Density Residential) In City Overlay District ☐ APO-1 ☐ APO-2 ☐ HD-1 ☒ None COMPREHENSIVE PLAN LAND USE DESIGNATION Existing R-1 (Low Density Residential) Proposed R-1 (Low Density Residential) LOT / BUILDING / STRUCTURE INFORMATION Type: Total # Lots Total # Buildings Total # Dwelling Units: Max. Height of Buildings Single-Family (Detached 75 60 60 Allowed 25’ Proposed 25’ Single-Family (Attached, Townhomes) 0 0 0 Allowed Proposed Duplex 0 0 0 Allowed Proposed Triplex 0 0 0 Allowed Proposed 4,5, or 6- Family Dwellings 0 0 0 Allowed Proposed Multi-Family (7 or > Units) 0 0 0 Allowed Proposed RESIDENTIAL DENSITY Density The preliminary plat was approved at 3.13 units per acre and has not changed. OPEN SPACE Min. Required N/A Proposed 16.2 Total # of Common Lots 15 PROPOSED AMENITIES ☐ Playground / Tot Lot ☐ Clubhouse / Community Center ☒ Pool ☒ Shade Structures ☐ Public Barbecues ☒ Pickle ball Courts ☐ Basketball Courts ☐ Tennis Courts ☐ Horseshoe Pits ☐ Baseball / Softball Fields ☐ Soccer Fields ☐ Other, see description(s) below: Other Amenities: Green space, play structure, swings, covered picnic shelter, pool house, and walking paths. UTILITIES AND PUBLIC SERVICE FACILITIES Utilities and Public Services: Sewer Same as previously approved Water Same as previously approved Irrigation Same as previously approved Stormwater The applicant proposes retaining storm water on site, per City Code. School District Vallivue School District. Fire / Police Emergency services will be available through Caldwell Police Department and Caldwell Fire Department. The nearest police station is approximately 5.8 miles away and the nearest Fire Station is approximately 3.4 miles away in fire CFS Rural St 2. TRANSPORTATION, ACCESS, AND CONNECTIVITY Transportation and Connectivity Street Frontage Same as previously approved Proposed Site Access: Same as previously approved Micro Pathways Required Same as previously approved Proposed Same as previously approved Major Pathways Required Same as previously approved Proposed Same as previously approved Public Pathways Required Same as previously approved Proposed Same as previously approved Sidewalks Required Same as previously approved Proposed Same as previously approved SITE AND SURROUNDING AREA CURRENT ZONING AND COMPREHENSIVE PLAN LAND USE DESIGNATION MAPS Map 1: Zoning Map Map 2: Comprehensive Plan Map Light Green = Low Density Residential Fuchsia = Semi-Rural Residential 2 Yellow = Low Density Residential Lime Green= Open Space Dark Green = Environmentally Sensitive Peach = Residential Estates SITE AND SURROUNDING AREA LAND USE, ZONING, AND FUTURE LAND USE COMPATIBILITY CONDITIONS Direction Zoning District* Existing Land Use City Comprehensive Plan Designation Subject Site R-1 Vacant Low Density Residential North of Site County Old Mineral Extraction site Environmentally Sensitive South of Site County Lake Lowell Refuge Environmentally Sensitive West of Site RS-2/County Mallard Park/Rural Residential development Open Space/Residential Estates East of Site R-1 Cirrus Pointe Subdivision Low Density Residential II. APPLICABLE REGULATIONS The City of Caldwell Planning and Zoning Department reviews land use applications for conformance with the following codes, regulations, plans and policies: • City of Caldwell Zoning Ordinances • City of Caldwell Subdivision Ordinance • City of 2040 Caldwell Comprehensive Plan • City of Caldwell Parks and Recreation Master Plan • City of Caldwell Pathways and Bicycle Route Master Plan • Treasure Valley Tree Selection Guide • Idaho Code, Title 67, Chapter 65, Local Planning Act III. FINAL PLAT APPROVAL CRITERIA Caldwell City Code Section 11-02-03 (2) D outlines the Conclusions of Law for approving a final plat. Before the council approves a final plat, the council must find and conclude the following: 1. Final plat is compliant with city codes. 2. Final plat is compliant with the approved preliminary plat. IV. PUBLIC NOTIFICATIONS AND COMMENTS AVAILABLE PUBLIC RECORDS: Files and exhibits relative to this application are part of the official record and were available for review in the Planning and Zoning Department located at 621 Cleveland Boulevard in Caldwell, Idaho, and at applicable public hearings. PUBLIC NOTIFICATIONS: Notice of Public Hearing was provided in accordance with Idaho Code, Title 67, Chapter 65, Local Land Use Planning Act and Caldwell City Code. NOTIFICATION TYPE KEY DATES Application Submittal September 11, 2023 Agency Notice September 26, 2023 City Council Public Hearing November 7, 2023 REVIEW COMMENTS BY CITY DEPARTMENTS AND EXTERNAL AGENCIES: The following is a summary of agency comments that were provided at the time of drafting this report. All comments are included in their entirety as a part of the official record. AGENCY EXHIBIT # Caldwell Engineering Department See (Exhibit 1, Attachment B) for full comment including conditions. Caldwell Fire Department See (Exhibit 1, Attachment C) for full comment including conditions. Idaho Dept. Transportation See (Exhibit 3) for comments. Idaho Fish and Game Southwest Region See (Exhibit 3) for comments. PUBLIC COMMENTS: The following is a summary of public comments that were provided at the time of drafting this report. All comments are included in their entirety as a part of the official record. NAME EXHIBIT # Prior to completion of the staff report, there were no public comments. N/A V. STAFF ANALYSIS CHARACTER OF AREA: The preliminary plat for Passero Ridge residential subdivision, PUD21-000003, SUB21-000011, was approved by City Council on December 6, 2021. Passero Ridge residential subdivision Phase 2, is a sixty (60) single-family lot and fifteen (15) common lot residential subdivision. The subject parcel is zoned R-1 – Low Density Residential. CODE REVIEW: The proposed development is an allowed land use within the zone and complies with the intent and purpose of the zoning district. The following information is an analysis of the proposal based on City Code Requirements: Applicable Code Meets Code Yes No 10-02-01 Height, Setbacks, and Lot Dimensions ☒ ☐ 10-02-05 Parking, Loading, & Pedestrian Amenity Standards ☒ ☐ 10-07-08 Street Landscape Buffers ☒ ☐ 10-07-12 Irrigation ☒ ☐ 11-02-01 Procedures ☒ ☐ 11-02-02 Content ☒ ☐ 11-02-03 Subdivisions Review and Hearings ☒ ☐ CONFORMANCE TO THE 2040 COMPREHENSIVE PLAN: The proposed final plat development proposal is consistent with the following goals and policies from the 2040 Comprehensive Plan: Population (Chapter 2) Policy 1-1: Plan for anticipated population and households that the community can support with adequate services and amenities. Land Use (Chapter 5) Policy 1-1: Guide the growth and development of land uses in such a way that the health, safety, and general welfare of residents will be protected. Policy 4-1: Encourage development as a natural outward progression of the City's corporate boundaries and within areas that can be immediately annexed and provided with public services. Policy 5-1: Mitigate incompatibility that might arise between agricultural uses and new development through buffering and screening strategies. Public Services, Utilities, & Facilities (Chapter 8) Policy 1-2: Provide for the orderly expansion of public services to meet the needs of population growth, and ensure that adequate infrastructure is in place to serve new development. Transportation (Chapter 9) Policy 2-1: Ensure that lots have sufficient frontage and/or accessibility to public streets to mitigate public health and safety concerns. VI. STAFF RECOMMENDATION Based upon a thorough review and analysis of the proposed application requests, staff is recommending approval of Case No: SUB23-000028 provided in the Findings of Facts, Conclusions of Law, and Order found in Exhibit 1; subject to the conditions as listed within the Findings of Facts, Conclusions of Law, and Order found in Exhibit 1, Section III. VII. CITY COUNCIL DECISION OPTIONS CITY COUNCIL OPTIONS 1) City Council may vote to approve of the application; or 2) City Council may vote to deny the application and state the reason for denial, and direct staff to make findings of fact to support this decision; or 3) City Council may vote to continue the application to a future public hearing date, and request additional information from staff, the applicant, or both. Exhibit 1: Draft City Council Findings of Facts, Conclusions of Law, and Order Attachment A: Site Plan, Landscape Plan, Elevations, Plat Attachment B: City of Caldwell Engineering Comments and Conditions Attachment C: City of Caldwell Fire Comments Attachment D: Sheet A11a – Amenity Plan Exhibit 2: Application Documents • Application • Narrative • Vicinity Map • Site Plan • Plat • Landscape Plan Exhibit 3: Outside Agency Comments • Idaho Department of Transportation • Idaho Fish and Game Southwest Region ATTACHED EXHIBITS EXHIBIT 1 Findings of Facts, Conclusions of Law, and Order EXHIBIT 2 Application Documents EXHIBIT 3 Outside Agency Comments