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Home My WebLink AboutLavander Crossing CC SR Staff Report Prepared by and 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 & Proposed Project Summary Subject Site (Existing Conditions) Subject Site Photos Applicable Regulations Annexation Approval Criteria Zoning Approval Criteria Public Notifications & Comments Staff Analysis Staff Recommendation Planning and Zoning Commission Recommendations City Council Decision Options APPLICATION FACTS & PROPOSED PROJECT SUMMARY Project Name: Lavender Crossing Applicant Name: Riley Planning Services Applicant’s Representative: Penelope Constantikes Property Owner(s): Justin Fishburn and Yellowstone Capital LLC Subject Parcel(s): R32487 and R32478010 Subject Site Location 4121 and 4114 Laster Lane, Caldwell Total Acreage Approximately 14 acres Summary of Requests: ANN23-000007: The applicant is requesting the annexation of approximately 14 acres into the City Limits with a zoning designation of R-3 (High Density Residential). SUP22-000029: The Planning and Zoning Commission, on April 12, 2023 approved the Special Use Permit to allow for a Multi-family development in the R-3 zone. This approval is subject to the approval of the Annexation and Comprehensive plan amendment. Proposed Phasing: 1-Phase Proposed Development Timeline: Estimated build-out year of 2026 Proposed Land Use: Multi-family development Proposed Building Heights: ~35’ (25’ allowed) Proposed Density: 20.57 DU/ per acre (25 DU/acre permitted) Proposed Amenities: 3,250 linear feet of pathway around the perimeter of the site. Community building with leasing office, bike lockers, dog wash room, gym and fitness room, Community lounge Community kitchen. Dog park. Grassy area for a variety of options including a ‘tot lot’ Proposed Qualifying Open Space: 14% (10% required) Proposed Site Access: The development is proposing one full access on Laster Ln and a emergency access into the adjacent development to the east. Proposed Parking: 434 parking spaces for the apartments 37 guest parking 9 accessible parking spaces 2 electric vehicle spaces Proposed Major and Micro Pathways: 5’ pathway around the entire site and a 7-foot sidewalk is proposed adjacent to the parking areas. Proposed Public Pathways and Required Fencing: Public pathway that will connect to the pathway in the development to the north. Proposed Signage: Signage is not addressed at the time of this application. Proposed Homeowner’s Association: ☒ Yes ☐ NoOther Proposed Fencing (not for public pathways):A 4’ fence along the southern property line of the site.Proposed Irrigation Service:Pressurized irrigation is proposed to serve the development with a connection to an existing pump station. The line will run from Laster Lane down the proposed Munstead Road. Proposed Water Service: An 8” water line is proposed to connect to the existing water line in Laster Lane. Proposed Sewer Sewer: A connection to the existing sewer line in Laster Lane Proposed Stormwater: Six (6) stormwater water retention areas are proposed.. REQUESTED WAIVERS / VARIANCES The applicant is proposing a 36’ height where a maximum of 25’ height is allowed for the building adjacent to the single family residential property. SUBJECT SITE (EXISTING CONDITIONS) Jurisdiction Control: Subject parcel(s) are currently located within Canyon County and within the City of Caldwell Impact Area Zoning District: County, Agricultural zone In City Overlay District ☐ APO-1 ☐ APO-2 ☐ HD-1 ☒ NoneComprehensive Plan DesignationHDR (High Density Residential) Utilities and Public Services:SewerAn existing 10” public sewer gravity main is located to the north of the site in Laster Lane.Water An 8” public water main is located to the north of the site in Laster Lane Irrigation The area is served by Pioneer Irrigation District. As shown in Image 11, the Caldwell High Line Canal to the north runs east to west, and provides surface irrigation to the subject properties. The canal is proposed to be relocated and piped as the Alante Homes site develops. 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 5.5 miles away and the nearest Fire Station is approximately 2.62 miles away in fire zone 2. Transportation and Connectivity Street Frontage The subject site has frontage along Laster Lane. The Laster Lane stubs to the north of the site to the east and west. Laster Lane is proposed to connect as part of development of the adjacent site, Alante Homes. Pathways / Trails Pathway will be required to connect to Alante Homes development to the north . Sidewalks No existing sidewalks are located on site. Sidewalks exists along the north and south side of Laster Lane. Special On-Site Features: Floodplain None Mature Trees None Streams /Creeks None Wildlife Habitat None Riparian Habitat Area East of the site Steep Slopes / Hillside None Canals / Ditches Notus Canal / Map 1: Zoning Map Map 2: Comprehensive Plan Map ES (Environmentally Sensitive) Green, HDR (High Density Residential) Orange, MDR (Medium Density Residential (Yellow), LDR (Low Density Residential) Light Yellow, C (Commercial) Red Site and Surrounding Area Compatibility Conditions Direction Zoning District* Existing Land Use City Comprehensive Plan Designation Subject Site County – Ag Single Family w/ farmland High Density Residential North of Site R-3 Future Alante Homes High Density Residential South of Site R-2/R-1 Weston Pointe Sub Low Density Residential West of Site R-1 Weston Pointe Sub Low Density Residential East of Site R-1 Owyhee Village Low Density Residential / Enviromentally Sensitive *R-2 = Medium Density Residential / R-3 = High Density Residential / SUBJECT SITE (PHOTOS) The following site photos were taken by staff on January 23, 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 ANNEXATION APPROVAL CRITERIA Caldwell City Code Section 10-01-08 outlines the eligibility requirements for approval of Annexation as a Category ‘A’ annexation, whereby: Land must be contiguous or adjacent to city limits; and Private landowners raise no objection to annexation and have consented to such; OR Private landowners raise no objection to annexation and have consented to such; and Annexations include residential enclaved lands of less than one hundred (100) privately owned parcels, irrespective of surface area, and must be: Surrounded on all sides by land within a city, or Bounded on all sides by lands within a city and by lands for which owner approval* must be given, or Bounded on all sides by lands within a city and by the boundary of the city's area of city impact. CCC § 10-01-08-8: Ordinance of Annexation: The implementation of any annexation proposal wherein the city council determines that the annexation is appropriate shall be concluded with the passage of an ordinance of annexation. (Ord. 2455, 1-21-2003) ZONING APPROVAL CRITERIA Caldwell City Code Sections 10-01-05 (official zoning maps and the comprehensive plan), 10-01-07 (upon annexation) and 10-03-03 (amendment and reclassification) outlines the Conclusions of Law pertinent to zoning ordinance text and/or map amendments. Before the commission recommends an amendment to the city's official zoning map and before the council approves any proposed zoning map amendment(s), the commission and the council must individually find and conclude the following: The proposed map amendment(s) must be in compliance with the adopted comprehensive plan. If the request is not in accordance with the adopted comprehensive plan, the request for amendment shall not take place until after the comprehensive plan has been amended under notice and hearing procedures provided in section 67-6509, Idaho Code. This is accomplished through a request and approval to amend the comprehensive plan. 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 March 10, 2023 Neighborhood Meeting March 5, 2023 Agency Notice March 17, 2023 Property Owner Notice (300’) March 15, 2023 Property Owner Notice (300’) City Council April 26, 2023 Newspaper Legal Notice Published March 18, 2023 Newspaper Legal Notice Published City Council April 29, 2023 Site Posted March 24, 2023 Site Posted City Council May 5, 2023 Planning and Zoning Commission Public Hearing April 12, 2023 City Council Public Hearing May 16, 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. Vallivue School District 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 # Marisa and Jaime Quintana STAFF ANALYSIS CHARACTER OF AREA: The area is characterized primarily by residential development. The site immediately to the north and east, known as Alante Homes was annexed in September 2022 with a zoning designation of R-3 (High Density Residential) and a Planned Unit Development consisting of 419 residential units with a mixture of housing types. Alante homes was approved with a density of 10.41 units per acre. The adjacent residential development to the west and south consists of a mixture of one-story and two-story homes. TRAFFIC MITIGATION: Based on the Traffic Impact Study (TIS) for the project the proposed development is estimated to general approximately 1,921 trips per weekday with 112 trips during the AM peak hour and 144 trips during the PM peak hour. A southbound left-turn lane is warranted at the Lake Avenue and Laster Lane Intersection. CODE REVIEW: The annexation and zoning application submitted proposes an R-3 (High Density Residential) zone. “The purpose of the high density residential zone is to provide areas by zoning procedures in accordance with the comprehensive plan that provide locations for medium to high density residential development at a density consistent with the comprehensive plan. This type of zoning pattern is intended to provide transition or buffer areas between commercial uses and lower intensive uses and to provide places for higher density uses in selected places of the city’s neighborhoods.” The proposed multi-family development is an allowed land use within the zone and complies with the intent and purpose of the zoning district. A development agreement will be required to accompany the annexation in accordance with Caldwell City Code 10-03-03(3). 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 ☒☐ 10-02-07 Fencing Regulations☒☐ 10-07-03 Landscape Plan Preparation, Requirements, & Submittal☒☐10-07-04 Landscape Criteria and Installation Practices ☒*☐10-07-07 Vision Triangle ☒☐10-07-08 Street Landscape Buffers☒☐10-07-10 Buffers Between Different Land Uses☒☐10-07-12 Irrigation ☒*☐ 10-07-13 Landscaping in Storm water Areas ☒*☐10-01-08-1 Category A Annexation ☒ ☐*Will meet city code at the time of building permit. CONFORMANCE TO THE 2040 COMPREHENSIVE PLAN: With the approval of the Comprehensive Plan Map Amendment, the land use map designation will be HDR (High Density Residential), which is compatible with the surrounding land use designations. The proposed zoning designation and 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 2-4: Allow for higher density development as a means to support public transportation. Policy 3-2: Maximize the use of land by encouraging high-density residential development in areas that have adequate services that can act as a buffer between less dense residential and commercial uses, and support public transit. 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. Policy 3-3: Upgrade older sidewalks and build new sidewalks in locations where they do not currently exist. Recreation (Chapter 10) Policy 2-4: Promote the incorporation of bike paths into the construction and reconstruction of roadways, where feasible. STAFF RECOMMENDATION Based upon a thorough review and analysis of the proposed application requests, staff is recommending approval of Case No: ANN23-000007, 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, and to include approval of the development agreement associated with ANN23-000007. P&Z COMMISSION HEARING & DECISION Based on the Record and Evidence, Findings of Fact, and Conclusions of Law, the Planning and Zoning Commission, on April 12, 2023 hereby recommended approval of Case No. ANN23-000007; and approved Case No. SUP23-000004 for a special use permit for Lavender Crossing development. 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: 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 Attachment D: City of Caldwell Mapping Approved Street Names, Street Layout and Configuration, Lot and Block Numbering, Subdivision Name and Phasing Plan Exhibit 2: Application Documents Application Neighborhood Meeting Letter Neighborhood Meeting Mailing List Neighborhood Meeting Sign-In Sheet Narrative Vicinity Map Site Plan Plat Landscape Plan Elevations TIS Executive Summary Page Exhibit 3: Outside Agency Comments Vallivue School District Exhibit 4: Public Comments Exhibit 5: Development Agreement Exhibit 6: Bill and Ordinance; and Ordinance Summary EXHIBIT 1 Findings of Facts, Conclusions of Law, and Order EXHIBIT 2 Application Documents EXHIBIT 3 Outside Agency Comments EXHIBIT 4 Public Comments EXHIBIT 5 Development Agreement EXHIBIT 6 Bill and Ordinance; and Ordinance Summary