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Home My WebLink AboutSelah Estates FP SR Caldwell Planning & Zoning Department STAFF REPORT for Public Hearing Item | City Council | 11-7-2023 / Staff Report Prepared by Alex Jones ajones@cityofcaldwell.org 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: Application Facts & Project Summary Subject Site Photos Applicable Regulations Final Plat Approval Criteria Public Notifications & Comments Staff Analysis Staff Recommendation City Council Decision Options APPLICATION FACTS & PROPOSED PROJECT SUMMARY / Project Name: Selah Estates Applicant Name: Kyle Prewett, Tollbrothers Applicant’s Representative: Kyle Prewett, Tollbrothers Property Owner(s): Toll Southwest LLC Subject Parcel(s): R2505201200 Subject Site Location On the northwest corner of the intersection between S. 10th Ave. and E. Homedale Rd Total Acreage Approximately 18.76 acres Summary of Requests: SUB23-000027: The applicant is requesting Final plat approval for Selah Estates, a residential subdivision with 52 single-family lots and 10 common lots Proposed Phasing: 1-Phase Proposed Development Timeline: Not provided Development Agreement Required ☐ Yes ☒ NoSPECIAL ON-SITE FEATURESFloodplainNoneMature TreesNoneStreams /CreeksNoneWildlife HabitatNoneRiparian Habitat AreaNoneSteep Slopes / HillsideNoneCanals / DitchesNoneLAND USEExistingFuture Selah Estates SubdivisionProposedSelah Estates Subdivision ZONING DISTRICTExistingR-1 ProposedR-1 In City Overlay District☐ APO-1 ☐ APO-2 ☐ HD-1 ☒ NoneCOMPREHENSIVE PLAN LAND USE DESIGNATIONExistingLDRProposedLDR LOT / BUILDING / STRUCTURE INFORMATION Type: Total # Lots Total # Buildings Total # Dwelling Units: Max. Height of Buildings Single-Family (Detached 52 52 52 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 4,5, or 6- Family Dwellings 0 0 0 Allowed Proposed Multi-Family (7 or > Units) 0 0 0 Allowed Proposed Commercial Buildings 0 0 N/A Allowed Proposed Industrial Buildings 0 0 N/A Allowed Proposed RESIDENTIAL DENSITY Maximum Allowed Same as previously approved Proposed Same as previously approved OPEN SPACE Min. Required Same as previously approved Proposed Same as previously approved Total # of Common Lots Same as previously approved 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: PARKING AND SIGNAGE Parking and LoadingOff-Street ParkingRequiredSame as previously approvedProposedSame as previously approvedElectric Vehicle SpacesRequiredSame as previously approvedProposedSame as previously approved Bicycle Parking Spaces Required Same as previously approved Proposed Same as previously approved Commercial Loading Spaces Required Same as previously approved Proposed Same as previously approved Proposed Signage: Signage is not addressed at the time of this application. LANDSCAPING, BUFFERING, AND SCREENING Landscaping Street Buffers Required Same as previously approved Proposed Same as previously approved Buffers Between Land Uses Required Same as previously approved Proposed Same as previously approved Parking Lot Landscaping Required Same as previously approved Proposed Same as previously approved Fencing and Screening (Other than for public pathways): Fencing along Property Line(s) Required Same as previously approved Proposed Same as previously approved Public Pathway Fencing Required Same as previously approved Proposed Same as previously approved Trash Enclosure Screening Required Same as previously approved Proposed Same as previously approved LANDSCAPING AND SITE MAINTENANCE Proposed Homeowner’s Association: ☒ Yes ☐ NoUTILITIES AND PUBLIC SERVICE FACILITIES Utilities and Public Services:SewerSame as previously approvedWaterSame as previously approvedIrrigationSame as previously approvedStormwaterThe applicant proposes retaining storm water on site, per City Code. School District Caldwell School District. Fire / Police Emergency services will be available through Caldwell Police Department and Caldwell Fire Department. The nearest police station is approximately 3.58 miles away from the furthest point of the development and the nearest Fire Station is approximately .95 miles away in fire zone 2 from the farthest point of the development. 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 Public/ Major Pathways Required Same as previously approved Proposed Same as previously approved Sidewalks Required Same as previously approved SUBJECT SITE (PHOTOS) The following site photos were taken by staff on October 27, 2023. 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 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: Final plat is compliant with city codes. Final plat is compliant with the approved preliminary plat. 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 5, 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 Fish and Game See (Exhibit 4) for comments. Idaho Dept. Transportation See (Exhibit 4) 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. STAFF ANALYSIS CHARACTER OF AREA: The subject parcel is zoned R-1 – Low Density Residential. The preliminary plat for Selah Estates, SUB20-000012, was approved by City Council on June 7, 2021. The subject parcel, R2505201200, is located on the northwest corner of the intersection between S. 10th Ave. Selah Estates is a residential subdivision with 52 single-family lots and 10 common lots. 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. 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. STAFF RECOMMENDATION Based upon a thorough review and analysis of the proposed application requests, staff is recommending approval of Case No: SUB23-000027 as 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. CITY COUNCIL DECISION OPTIONS CITY COUNCIL OPTIONS City Council may vote to approve of all applications together in one motion; or City Council may vote to deny all applications together in one motion and state the reason for denial, and direct staff to make findings of fact to support this decision; or City Council may vote to approve or deny applications individually. For any application denied, state the reason for denial, and direct staff to make findings of fact to support this decision; or City Council may vote to continue the public hearing to a future public hearing date (date certain), and request additional information from staff, the applicant, or both. City Council may vote to continue the public hearing to a future public hearing date (date known), and request additional information from staff, the applicant, or both, and a re-noticing and advertisement. ATTACHED EXHIBITS 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 Department Comments and Conditions Exhibit 2: Application Documents Application Narrative Vicinity Map Site Plan Plat Landscape Plan Exhibit 3: Outside Agency Comments Idaho Fish and Game Idaho Department of Transportation EXHIBIT 1 Findings of Facts, Conclusions of Law, and Order EXHIBIT 2 Application Documents EXHIBIT 3 Outside Agency Comments