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Home My WebLink AboutANN23-7,SUB23-4 Lavender Crossing SR PZ / / / Staff Report Prepared by Elizabeth Allen and Alex Jones ajones@cityofcaldwell.org STAFF ANALYSIS AND RECOMMENDATION SUMMARY Comprehensive Plan Compatibility: The proposed use 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 existing land uses. Zoning District Regulations and Purpose Statement: The proposed use IS compliant with the regulations and purpose of the zoning district. 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 within the Finding of Facts, Conclusions of Law, and Order (attached as Exhibit 1) TABLE OF CONTENTS: Application Regulations Annexation Approval Criteria Zoning Map Amendment Approval Criteria Special Use Permit Approval Criteria Application Facts Site Characteristics Public Notifications & Comments Staff Analysis Staff Recommendation Decision Options 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 2040 Caldwell Comprehensive Plan City of Caldwell Bicycle and Pedestrian 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 with the city limits or be enclaved by other properties so annexed. The area can reasonably be assumed to be available for the orderly development of the city. The proposed zoning district is consistent with the adopted Comprehensive Plan Future Land Use Map. And Either: All private landowners raise no objection to annexation, or They entail or are composed of any residential enclaved lands of less than one hundred (100) privately owned parcels, irrespective of surface area, which are: 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 MAP AMENDMENT 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. SPECIAL USE PERMIT APPROVAL CRITERIA Caldwell City Code Section 10-03-04 outlines the Conclusions of Law for approving a special use permit. Before the commission approves any special use permit, the commission must find and conclude the following: The proposed use would not or will not cause any damage, hazard, nuisance or other detriment to persons or properties in the vicinity. The proposed use is conditionally permitted by the terms of the ordinance. The proposed use in not in conflict with the comprehensive plan. The proposed use does not impact the ability of political subdivisions, including school districts, to provide services for the proposed use. APPLICATION FACTS APPLICATION(S): ANN23-000007 and SUP23-000004 PROJECT NAME: Lavender Crossing APPLICANT: Riley Planning Services REPRESENTATIVE: Penelope Constantikes PROPERTY OWNER: Justin Fishburn and Yellowstone Capital LLC PARCEL NO: R32487 and R32478010 SITE LOCATION: 4121 and 4114 Laster Lane, Caldwell SUMMARY OF REQUEST 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). SUP23-000004: In conjunction, the applicant is requesting the approval of a Special Use Permit to construct multi-family dwelling units. PROJECT AND SITE SUMMARY: Development Timeline: Estimated build-out year of 2026. Total Acreage: Approximately 14-acres Proposed Land Use: Multi-family residential with supporting amenities. Residential Density: 20.57-units per gross acre. Amenities: The multi-family residential development has the following: Usable Open Space: 14% (2 acres) qualifying open space is being provided. 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, and a community kitchen. Dog park. Grassy area for a variety of options including a ‘tot lot’. Proposed Lots & Buildings: The following table provides a breakdown and description of all proposed lots and buildings: Lot Type # of Lots # of Buildings Building Type Units Use Residential 1 12 24-plex 288 Multi-family Transportation and Access: Munstead Lane, a private road, is proposed as the primary access point with a connection to Laster Lane. Emergency Access proposed through Alante Spring Run with a connection to the east stub of Laster Lane. Internal: Anouk Lane, Thimbelina Lane, Kew Red Lane, Vera Lane, Blue Cushion Lane, and Hidcote Lane. Traffic Impacts: 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. Parking: 9 ADA stalls, 2 electric vehicle stalls, 434 standard parking stalls for residents, and 37 standard parking stalls for guests. Pedestrian Connection: A micro pathway is proposed providing circulation within the site. A 7-foot sidewalk is proposed adjacent to the parking areas. Signage: None proposed at this time. Landscaping: Location Proposed Open Space 14% open space area proposed to have a variety of trees, shrubs, ornamental grasses, perennials, and lawn/sod. Internal parking Landscaped parking islands in accordance with city code. Fencing: Wrought iron style fencing is proposed adjacent to the Notus Canal as a safety measure. Irrigation: 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. Water: An 8” water line is proposed to connect to the existing water line in Laster Lane. Sewer: A connection to the existing sewer line in Laster Lane is proposed. Stormwater: Six (6) stormwater water retention areas are proposed. Waivers/Variances Requested: None. SITE CHARACTERISTICS ZONING AND CHARACTER OF THE SURROUNDING AREA As shown in Map 1, the subject properties currently within Canyon County and zoned Agriculture. The table below is an analysis of the surrounding area and zoning within roughly one (1) mile radius of the site. The list of existing land uses is not all inclusive. Zone* Existing Land Use N R-3, R-1, R-2 C-1, C-3, M-1, APO-1 Farmland, Wal-Mart, Ashton Hills Subdivision, Clearwater Plaza, Caldwell Commons, UPS, Trust Pick-A-Part, Terrace Drive-In Theatre S R-2, R-1, R-3, C-2 Weston Pointe, Ashton Hills, Deide Acres, Coons Subdivision, Windsor Creek, Brittany Heights, London Park, Dakota Crossing, farmland E R-3, R-1, C-1, C-3, M-1, APO-1 Owyhee Village, Stonehenge Subdivision, Team Mazda, Pick-A-Part Jalopy Jungle W R-1, R-3 Weston Pointe Subdivision, Ashton Hills Subdivision, farmland, and single family residential. *R-1 (Single Family Residential, Green), R-2 (Medium Density Residential, Yellow), R-3 (High Density Residential, Purple), C-1 (Neighborhood Commercial, Orange) M-1 (Light Industrial, Teal), APO-1 (Airport Overlay, Thick Black Line), no color (County). / / Map 1. Current Zoning. Map 2. Future Land Use Map. ES (Environmentally Sensitive) Green, HDR (High Density Residential) Orange, MDR (Medium Density Residential (Yellow), LDR (Low Density Residential) Light Yellow, C (Commercial) Red The following site/area photos were taken by staff on January 23, 2023. / / Image 1. Taken from west Laster Lane looking east. The image shows Laster Lane going into the site. Charmae Springs Subdivision and Owyhee Village Subdivision can be seen in the distance. Image 2. Taken from west Laster Lane looking north. The image shows The property to the north (Alante Homes @ Spring Run). Wal-Mart can be seen in the distance. / / Image 3. Taken from west Laster Lane looking northeast. The image shows the property to the north (Alante Homes @ Spring Run). Wal-Mart and Charmae Springs Subdivision can be seen in the distance. Image 4. Taken from west Laster Lane looking southeast. The image shows the site with the existing homes on the subject properties and Weston Pointe Subdivision to the west. / / Image 5. Taken from west Laster Lane looking southwest. The image shows Weston Pointe Subdivision. Image 6. Taken from the Calm Avenue stub street on the south looking north. The image shows the Notus Canal and the site. / / Image 7. Taken from the Calm Avenue stub street on the south looking southwest. The image shows Weston Pointe Subdivision. Image 8. Taken from the Calm Avenue stub street looking west. The image shows the Notus Canal, the site, and Weston Pointe Subdivision. / / Image 9. The image shows the Calm Avenue stub street and Weston Pointe subdivision south of the site. Image 10. Taken from east Laster Street looking south southwest. The image shows the property to the north (Alante Homes @ Spring Run), the site and Weston Pointe Subdivision. 2040 COMPREHENSIVE PLAN As shown on Map 2, the 2040 Comprehensive Plan future land use map designates the subject property as HDR (High Density Residential). The Plan identifies this category as “land that is suitable for more intense land uses and as a transitional district to include single-family housing and multi-family housing such as apartments, townhouses and condominiums and manufactured home parks and subdivisions. This classification is also suitable for professional office development and limited neighborhood commercial uses, public and semi-public uses and compatible institutional uses”. / Image 11. Aerial image showing the High Line Canal. UTILITIES AND PUBLIC SERVICES Sewer: An 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. Schools: The area is served by Vallivue School District. The site is within the boundary of Skyway Elementary, Vallivue Middle School, and Vallivue High School. Fire/Police: Emergency services will be available through Caldwell Police Department and Caldwell Fire Department. The site is within the three-mile risk area for Caldwell Fire Department with the nearest fire station being Station 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. Stub Streets Calm Avenue stub street, currently exists to the south of the site. This stub could potentially provide closed emergency access. In discussions between the Planning and Zoning Department and the Engineering Department this access would not be appropriate for public access. Laster Lane has two stub streets to the north for future connectivity, as explained above. Pathways/Trails: No pathways or trail connections are located near the site. 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: Some Riparian Vegetation: East of the site Steep Slopes/Hillside: None Stream/Creek: None Canal/Ditch: Notus Canal Unique Animal Life: None Unique Plant life: None Wildlife Habitat None 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. KEY DATES Application Submittal March 10, 2023 Neighborhood Meeting March 5, 2023 Agency Notice March 17, 2023 Property Owner Notice (300’) March 15, 2023 Newspaper Legal Notice Published March 18, 2023 Site Posted March 24, 2023 Planning and Zoning Commission Public Hearing April 12, 2023 REVIEW COMMENTS BY CITY DEPARTMENTS AND EXTERNAL AGENCIES: The following is a summary of agency comments that were provided at the time of the drafting of this report. All comments are included in their entirety as a part of the record. Caldwell Engineering Dept: See (Exhibit 1, Attachment B) for full comment including conditions. Caldwell Fire Department: See (Exhibit 1, Attachment C) for full comment including conditions. PUBLIC COMMENTS: Prior to completion of the staff report, there were no public comments received. STAFF ANALYSIS 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. As mentioned in Section IV(B), the subject properties receive irrigation from the High Line Canal. As part of the approval of the Alante Homes development, the High Line Canal shall be relocated to be fully outside of the right-of-way of Laster Lane. If the request were not to be approved, the High Line Canal will need to remain which may prevent the extension of Laster Lane. As shown on the landscape plan the residential structures are situated in a manner to provide more distance and privacy from the adjacent single family homes to west. The single family residential to the south is buffered by the Notus Canal in addition to a land use buffer. The proposal is compatible with the uses in the area and provides a new housing type to the area. The proposal is consistent with the following goals and policies from the 2040 Comprehensive Plan: Chapter 2 Population Goal 1: Maintain a high quality of life and livability in the community. Policy 1-1: Plan for anticipated population and households that the community can support with adequate services and amenities. Chapter 5 Land Use Goal 4: Create communities that generate cost effective public services and infrastructure. 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. Chapter 8 Public Services, Utilities and Facilities Public Welfare Goal 4: Protect the public, health, and general welfare of the citizens of Caldwell. Policy 4-4: Protect the City’s domestic water supply by insuring that new development utilizes pressurized irrigation systems for irrigation, unless the proposed development does not have water rights. Chapter 14 Housing Goal 1: Support adequate housing for a range of income levels and residential needs. Policy 1-1: Ensure that public services are available to all housing units. The Comprehensive Plan Land Use Map designates the subject properties as High Density Residential. The proposal aligns with the intent and density of the designation. 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☒☐ 10-07-03 Landscape Plan Preparation, Requirements, & Submittal☒☐10-07-04 Landscape Criteria and Installation Practices☒☐10-07-08 Street Landscape Buffers☒☐10-07-09 Parking Lot Landscaping ☒☐10-07-10 Buffers Between Different Land Uses ☒☐ 10-07-12 Irrigation☒☐ 10-07-13 Landscaping in Stormwater Areas☒☐ Chapter 11 Subdivisions ☒☐ STAFF RECOMMENDATION Based upon the above analysis, staff is recommending approval of Case No: ANN23-000007 and SUP23-000004 as provided in the Findings of Facts, Conclusions of Law, and Order found in Exhibit 1; subject to the conditions as listed in Exhibit 1, and to include approval of the development agreement associated with ANN22-000021 and SUP22-000027. DECISION OPTIONS PLANNING AND ZONING COMMISSION OPTIONS The Planning and Zoning Commission may recommend approval of the requested Annexation and approve the Special Use Permit with conditions; or The Planning and Zoning Commission may recommend denial of the requested Annexation and deny the Special Use Permit, state the reason for denial, and direct staff to make Findings of Fact to support this decision; or The Planning and Zoning Commission may continue the public hearing to a future public hearing date, and request additional information from staff, the applicant, or both. ATTACHED EXHIBITS Findings of Facts, Conclusions of Law, and Order with attachments Site Plans, Elevations, and Landscape Plans City of Caldwell Engineering Department Comments and Conditions City of Caldwell Fire Department Comments and Conditions Application Documents