HomeMy WebLinkAboutPUD22-000006 Monument Valley Townhomes CCSR
Staff Report
Prepared by 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 reasonably compatible with the surrounding existing land uses.
Zoning District Regulations
and Purpose Statement
The proposal IS compliant with the regulations and purpose of the zoning district.
STAFF RECOMMENDATION
Staff finds that the proposal 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 herein.
TABLE OF CONTENTS:
Application Regulations
Application Approval Criteria
Application Facts
Site Characteristics
Public Notifications & Comments
Staff Analysis
Staff Recommendation
Hearing Examiner Decision Options
Hearing Examiner 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 Caldwell Subdivision Ordinance
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
APPLICATION APPROVAL CRITERIA
PLANNED UNIT DEVELOPMENT:
Idaho State Statutes 67-6515 and Caldwell City Code Section 10-03-07 outlines the Conclusions of Law required for approval of a planned unit development and the making of findings based
on the following:
The planned unit development process is intended to provide flexibility, latitude and relief from the provisions of the zoning ordinance only if the proposed development is consistent
with two (2) or more of the following instances:
The development offers a maximum choice of living environments by allowing a variety of housing and building types.
The development promotes mixed use projects which are functionally integrated within the development and provides services to the primary use.
The development provides a layout which preserves and properly utilizes natural topography and geologic features, trees, scenic vistas or other vegetation.
Where a land parcel is constrained or otherwise limited by some obstacle, feature, geometry, condition, or easement that interferes with applying standard development processes
The development encourages infill development that contributes a compatible design to the existing neighborhood.
The planning and zoning commission and the city council shall consider approval of planned unit developments in accordance with the development standards set forth in Section 10-03-07(3).
SUBDIVISIONS - PRELIMINARY PLAT
Caldwell City Code, Chapter 11, Article 2, of the Caldwell City Code outlines the Conclusions of Law pertinent to the approval of a preliminary plat and the making of findings based
on the following:
The plat is in compliance with "city code" as herein defined;
The plat is consistent with the city comprehensive plan;
Public services and utilities are available or can be made available and are adequate to accommodate the proposed subdivision;
The plat is consistent with the city transportation master plan; and
The subdivision preserves natural, scenic or historic features, if applicable
APPLICATION FACTS
APPLICATION(S) PUD22-000006/SUB22-000034
PROJECT NAME Monument Valley Townhomes
APPLICANT Bob Unger
PROPERTY OWNER Meadowdale Investments LLC
PARCELS R34916, R34917, R34918
SITE LOCATION
The properties are located on the east N. Illinois Avenue, approximately 900-feet north of the E. Madison Street and N. Illinois Avenue.
SUMMARY OF REQUEST
The applicant is requesting approval of a Planned Unit Development (PUD) for 39 residential townhome lots with 9 four-plex buildings and 1 tri-plex building on 4.55 acres in a R-3 Zone.
In conjunction the applicant is requesting the approval of a Preliminary Plat.
PROJECT AND SITE SUMMARY:
Phase: One
Total Acreage: 4.55 acres
Residential Density: 8.57 units per acre
Amenities: Gazebo, picnic tables, grills, benches and playground area
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
9
1
Four-plex
Tri-plex
36
3
-
Access: One (1) full access point is proposed via N. Illinois Ave. One (1) emergency access is proposed on N. Illinois Ave.
Parking: 24 guest parking.
Pedestrian Connection: A four foot wide concrete sidewalk is proposed on both sides of the internal circulation.
Signage: No signage has been proposed as part of this application.
Location
Proposed
N. Illinois Ave
20’ buffer consisting of deciduous trees, evergreen trees, shrubs, and turf sod.
Fencing: A 6-foot fence is proposed along the perimeter.
Irrigation: Pressurized irrigation is proposed for all plant materials.
Water: The applicant is proposing to connect into the water line in N. Illinois Ave.
Sewer: The applicant is proposing to connect into the sewer line in N. Illinois Ave.
Stormwater: The applicant proposes a storm drainage area on site.
Waivers/Variances Requested: None requested
SITE CHARACTERISTICS
ZONING AND CHARACTER OF THE SURROUNDING AREA
As shown in the image to the right, the property is zoned R-3 (High Density Residential). The table below is an analysis of the surrounding area and zoning within a quarter mile radius
of the site.
Direction
Zone*
Existing Land Use
Site
R-3
Vacant Undeveloped
North
R-3/R-1
Canyon Hill Add, Sacajawea Elementary School, Canyon Hill Cemetery
South
R-3
Single Family Residential, Extreme Welding, Stardust Mobile Home Park, Luby Park
East
R-1
Single-Family Residential
West
M-1/R-2
Monument manufacturer/Single Family Residential
*R-3 (High Density Residential, Purple), R-2 (Medium Density Residential, Yellow), R-1(Single Family Residential, Light Green), M-1(Light Industrial, Teal), and C-1 (Neighborhood Commercial,
Orange).
UTILITIES AND PUBLIC SERVICES
Sewer: City sewer is located on the north and south side of the site in Illinois Avenue.
Water: City water is located adjacent to the site in Illinois Avenue.
Irrigation: The site is served by Golden Gate Irrigation District.
Schools: The area is served by Caldwell School District.
Fire/Police: Emergency services will be available through Caldwell Police Department and Caldwell Fire Department. Caldwell Fire Station No. 1 located at Blaine Street and 7th Avenue
is the closest station to site.
TRANSPORTATION AND CONNECTIVITY
Street Frontage: The site has approximately 1,350-feet of frontage on Illinois Avenue.
Pathways/Trails: No existing pathways/trails are in the area.
Sidewalks: Sidewalk exists along Illinois Avenue.
SPECIAL ON-SITE FEATURES:
Floodplain: None Mature Trees: None
Riparian Vegetation: None Steep Slopes/Hillside: None
Stream/Creak: None Canal/Ditch: Golden Gate Canal
Unique Animal Life: None Unique Plant life: None
Wildlife Habitat None
2040 COMPREHENSIVE PLAN
As shown in the image to the right, the 2040 Comprehensive Plan future land use map designates the subject property as HDR (High Density Residential). The table below shows the 2040
Comprehensive Plan future land use designations for the subject site and the surrounding area:
Direction
Future Land Use Map Designation
Site
HDR (Medium Density Residential)
North
ES (Environmentally Sensitive)/LDR (Low Density Residential)
South
HDR (High Density Residential)
East
ES (Environmentally Sensitive)/LDR (Low Density Residential)
West
MP (Manufacturing and Production)/ TN (Traditional Neighborhood).
Color: HDR (Orange), ES (Dark Green), LDR (Light Yellow), MP (Blue), TN (Light Brown)
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
August 10, 2022
Neighborhood Meeting
August 19, 2022
Agency Notice HE
September 15, 2022
Agency Notice CC
November 29, 2022
Property Owner Notice (300’) HE
October 27, 2022
Property Owner Notice (300’) CC
March 15, 2023
Newspaper Legal Notice Published HE
October 9, 2022
Newspaper Legal Notice Published CC
March 14, 2023
Site Posted HE
October 14, 2022
Site Posted CC
March 24, 2023
Hearing Examiner Public Hearing
November 9, 2022
City Council Public Hearing
April 4, 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 Fire Dept: Caldwell Fire Department has no concerns about the proposal see (Exhibit 1, Attachment B) for full comment including conditions.
Caldwell Engineering Dept.: Engineering is okay with the plat as submitted. See (Exhibit 1, Attachment C) for full comment including conditions.
PUBLIC COMMENTS:
Comment from neighbor Dave Witt received on 10/19/22. Dave Witt is an adjacent property owner who is concerned that the height of the homes adjacent to his parcel will impact the visibility
and value of his property. See (Exhibit 5)
STAFF ANALYSIS
CHARACTER OF AREA:
The proposal would provide new housing in an area in need of infill development. On the eastern border of the development is a hillside that holds the Notus Canal. To the west across
Illinois Ave is Boise Valley Monument which is a headstone manufacturer. To the south is some single family homes and a mobile home park. This parcel is zoned R-3 (High Density Residential)
and the development will be a buffer to the M-1 (Light Industrial) zones to the West.
CONFORMANCE TO THE 2040 COMPREHENSIVE PLAN:
The proposal aligns with the 2040 Comprehensive Plan designation of High Density Residential and aligns with several goals and policies in 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 1-3: Utilize the planned unit development (PUD) process in situations that qualify under code.
Policy 1-4: Encourage planned unit developments (PUD) in areas that qualify for infill development.
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 4-3: Require developers to meet design principles, development standards, and street and utility improvement requirements as set forth in the City's subdivision ordinance and
infrastructure policy.
Public Services, Utilities and 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.
Housing (Chapter 14)
Policy 1-1: Ensure that public services are available to all housing units.
Policy 1-2: Promote infill housing developments in appropriate neighborhoods.
CODE ANALYSIS
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☒☐Chapter 10 Article 7 Landscaping Ordinance☒☐Chapter 11 Subdivision☒☐*Will meet city code at the time of building permit.
STAFF RECOMMENDATION
Based upon the above analysis is recommending approval of Case PUD22-000006 and SUB22-000034 as provided in the Findings of Facts, Conclusions of Law, and Order subject to the recommended
conditions of approval found in Exhibit 1.
HEARING EXAMINER DECISION OPTIONS
PLANNING AND ZONING COMMISSION OPTIONS
The Hearing Examiner may vote to recommend approval of the Planned Unit Development, and Preliminary Plat applications individually with conditions; or
The Hearing Examiner may vote to recommend denial of the Planned Unit Development, and Preliminary Plat applications individually with, state the reason for denial, and direct staff
to make findings of fact to support this decision; or
The Hearing Examiner 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.
The Hearing Examiner 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.
HEARING EXAMINER HEARING & DECISION
Based on the Record and Evidence, Findings of Fact, and Conclusions of Law, the Hearing Examiner on November 9, 2022 hereby recommended approval of Case No. PUD22-000006 for and Case
No. SUB23-000034.
CITY COUNCIL DECISION OPTIONS
CITY COUNCIL
City Council may approve the proposed Planned Unit Development and Preliminary Plat with conditions; or
City Council may approve the proposed Planned Unit Development and Preliminary Plat with changes to the conditions; or
City Council may deny the proposed Planned Unit Development and Preliminary Plat, state the reason for denial, and direct staff to make findings of fact to support this decision; or
City Council 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
Attachment:
Preliminary Plat, Landscape Plan, Elevations
Caldwell Fire Department
Caldwell Engineering Department
Application Documents
Public Comments