HomeMy WebLinkAboutRevised Narrative 240117
January 17, 2024
Project No.: 22-245
Ms. Katie Wright
Planner II
City of Caldwell
621 Cleveland Boulevard
Caldwell, Idaho 83605
RE: Hoshaw Subdivision – Caldwell, Idaho
REVISED Preliminary Plat, PUD and Development Agreement Modification Narrative
Dear Ms. Wright:
On behalf of Trilogy Development, we are pleased
to present the Hoshaw Subdivision (Hoshaw), a
mixed-use residential and commercial
community on the south side of Ustick Road just
east of Indiana Avenue. The approximately 81-
acre site is adjacent to existing and planned
single-family and multi-family residential
developments, with city parks, three schools, the
Caldwell YMCA and a variety of commercial and
office uses nearby.
Hoshaw Subdivision features enhanced
walkability and pedestrian connectivity
throughout and to surrounding subdivisions and
services in the area; desired amenities for
residents including a pool, clubhouse, pickleball
and basketball courts, dog facilities, bike repair
stations and two children’s play structures; and
housing diversity including fourplexes, and both
detached and attached single-family residential
lots to provide a variety of housing options for
Caldwell residents.
Applications for this project include a Preliminary
Plat and a Planned Unit Development (PUD)
including enhanced amenities, a unique mix of
housing styles and commercial uses. A
Development Agreement Modification is
included to update an existing Development
Agreement for the Knightsbridge Subdivision.
PAGE | 2
We held one neighborhood meeting, participated in various discussions with City staff, and have researched
adjacent projects and recent approvals. Our neighborhood meeting was held August 15, 2023. The development
plan and renderings included in this application package reflect the input we have received from staff, including a
transition in lot size adjacent to existing residences in the Four Seasons Subdivision, increased pedestrian
connectivity and amenities, the inclusion of commercial lots adjacent to Ustick and a variety of housing types for
future residents.
Site Information
The property is approximately 79 acres identified as parcel number R3255000000 and is located at the SE corner
of Ustick and Indiana in Caldwell. The property was previously annexed into the city with the R-1 district.
Hoshaw Subdivision is compatible with the existing and planned land uses surrounding the property (clockwise
from top):
North: Ustick Road; and Brothers Park, zoned R-1;
East: rural single family residential properties and undeveloped land, zoned agriculture in Canyon County;
and the Four Seasons Subdivision, zoned R-1;
South: the Aspens Subdivision zoned R-1; and Laster Street;
West: Indiana Avenue, a minor arterial road; and undeveloped property zoned agriculture in Canyon
County.
R-1 Low Density Residential
R-2 Medium Density Residential
R-3 High Density Residential C-3 Service Commercial
C-1 Neighborhood Commercial
C-2 Community Commercial
School
Park
Ustick Road Indiana Ave
PAGE | 3
Compliance with Comprehensive Plan
Hoshaw aligns with the intent of Caldwell’s Comprehensive Plan by complementing surrounding development
and providing a variety of residential opportunities with commercial opportunities in this part of Caldwell. The
variety of housing types coupled with neighborhood-serving commercial uses will create a walkable, mixed-use
development, with easily accessed community amenities, creating a strong sense of community and supporting
Land Use Goal 2. The requested PUD will allow the community to maintain its own sense of place while
benefiting from its proximity to three schools, the Caldwell YMCA, Brother’s Park, Ustick Park, various churches,
commercial and retail locations.
Hoshaw meets the intent of the future land use designation for this property of Low Density Residential with a
PUD. We are presenting a mix of housing types as a component of the PUD request to support Caldwell’s diverse
housing goals by balancing an external cluster of fourplex units within one lot at the corner of Indiana and Ustick,
two different types of townhomes (alley-loaded and front-loaded) adjacent to multi-family and in the center of
the development, and larger single-family home lots in the southern and eastern part of the development. The
commercial portion of the project will support the residential component of the project while also providing
neighborhood serving uses to the area currently unseen south of Ustick and east of Indiana. The variety of
proposed housing types and neighborhood serving commercial lots will help to create a more livable, affordable,
connectable and sustainable community, in alignment with Land Use Goal 3.
The Dixie Drain will be left open and will be located within an approximately 110’ easement. A pathway system
is proposed throughout the development running alongside the Dixie Drain. A footbridge is proposed at the
south part of the development, to allow pedestrians to cross the Drain into a central part of the community. In
alignment with Natural Resource Goal 3, Hoshaw has been designed to embrace the natural curvature and
characteristics of the Dixie Drain. Pedestrian walkways are located throughout the development to integrate
and connect the different components of the community, with detached sidewalk along Ustick Road and
attached sidewalk along Indiana Avenue.
Preliminary Plat Application
The Hoshaw Subdivision preliminary plat encompasses approximately 81.36 acres and consists of 264 single-
family detached and attached residential, 1 multi-family (164 units), 4 commercial, 7 common access, and 42
common open space lots, totaling 318 lots overall.
Residential lot sizes range from approximately 2,600 square feet to 14,420 square feet to provide a variety of
housing types within the development, consistent with the comprehensive plan and subject PUD request.
Variations within proposed lot sizes are proposed as a component of the PUD request, further information is
included herein.
PAGE | 4
Single-family detached lots are located in the south and east to
ensure compatibility with the Four Seasons and Aspens
Subdivisions, both zoned R-1. These larger lots provide a
transition to the townhome single-family attached lots, which
are located within the center of the subdivision significantly
separated from the existing residential developments to the
east. Approximately 22 single-family detached lots are
proposed to take access directly to Indiana Avenue via Armada
Street. This portion of the development will be naturally
secluded with the Dixie Drain providing a buffer; access to the
remainder of the subdivision will be via a pedestrian bridge
over the Dixie Drain. Narrower single-family lots with front and
alley-loaded access, are located in the east part of the
development to provide a transition from existing single-family
detached homes to the planned single-family attached, or
townhome, units in the center of the site.
Townhome units have been strategically placed and clustered
in key locations to provide a variety of housing options near the
future commercial sites and proposed multi-family units.
Front- and alley-load townhome units are planned to provide a
variety of floor plans and architectural interest to internal
street fronts. Multi-family units have been clustered at the NW
part of the development near the SE corner of Indiana Avenue
and Ustick Road in proximity to planned sidewalk along both
roads, planned commercial uses and existing community
amenities and commercial opportunities.
The four commercial lots included in the preliminary plat and
PUD request will provide an opportunity for neighborhood
commercial uses to serve existing and future residences. The
commercial lots will provide easy and efficient access to
services, ideally situated with frontage on Ustick Road, an arterial roadway.
Access and Connectivity
The primary entrance road for the subdivision will be Invictus Avenue, a full access point via Ustick Road. Invictus
Avenue will extend into the subdivision, connecting to a network of local streets that will provide primary access
to detached single-family and an attached townhome product within the north part of the project.
One street will connect with Laster Street in alignment with Lathrop Lane at the south boundary of the site.
Access to approximately 22 single-family detached homes is proposed via Armada Street to Indiana Avenue.
Vehicular access for these homes will be via Indiana Avenue, while a pedestrian connection is proposed
internally across the Dixie Drain. Two stub streets are proposed to connect with the Four Seasons subdivision to
the east.
PAGE | 5
This development will connect existing neighborhoods with planned transit corridors and will aid in increasing
the safety and efficiency of pedestrian and vehicular traffic in the area. Local streets are proposed throughout
the subdivision and will be improved to the City of Caldwell’s standards.
The mixed-use element presented with the neighborhood commercial component of Hoshaw Subdivision
creates trip capture and increases quality of life for all area residents. Access for the proposed commercial lots
will be determined with subsequent development applications and will adhere to City requirements based on
road classification and spacing requirements.
A traffic impact study (TIS) has been submitted to and accepted by the City. A copy of the TIS is included herein
for reference.
Walkability
Hoshaw Subdivision includes multiple pedestrian connections and pathways within the community to enhance
walkability for residents. Connections are proposed throughout the townhome portion to adjacent commercial
uses and single-family homes and amenities within the community and to adjacent neighborhoods. As
illustrated, Hoshaw Subdivision offers the opportunity to connect two adjacent existing neighborhoods to the
south and east with pedestrian walkways and will connect north and west to Ustick Road and Indiana Avenue.
The Caldwell YMCA and Brothers Park are located within walking distance north of Ustick Road and will provide
easily accessible recreational destinations for future residents. Pedestrian connections will enhance walkability
in the entire area and will contribute toward fulfilling Caldwell Comprehensive Plan Policy 4-1 by adding to a
system of transportation connectivity that integrates pathways into development.
Project Phasing
Hoshaw Subdivision is proposed to be constructed in seven phases, as depicted on the enclosed phasing exhibit.
The first and second phases will include the construction of 105 standard residential lots, two central open space
areas, and 14 common lots. The first phase is configured to ensure extension of sewer from a manhole just east
PAGE | 6
of the Dixie Drain on Laster Street, water will be extended from Laster Street and Lathrop Place will be connected
from the Aspens Subdivision to the south. The second phase will connect via Hard Trigger Avenue, with
pedestrian connections extending into two central open spaces. The third and fourth phases will include 134
single-family attached (townhome) lots, with a central open space and guest parking included in phase 4. The
fifth phase will include 22 standard single-family lots with linear open space adjacent to the Dixie Drain and a
connection to Indiana Avenue via Armada Street. The sixth phase will include the multi-family lot comprised of
164 units within fourplex buildings, central open space with clubhouse, pool and sports courts. The seventh
phase includes four commercial lots adjacent to Ustick Road. The phasing plan is conceptual and timing of
phases will be market-driven
Planned Unit Development Application
Hoshaw Subdivision is presented as a planned unit development (PUD) to afford flexibility in the uses and
dimensional standards presented in the residential portion of the project while incorporating the amenities and
services proposed. The proposed PUD is utilizing the opportunity to initiate an efficient layout to integrate the
uses proposed while meeting a demand for housing and commercial options in this part of Caldwell. In
alignment with Economic Development Goal 3 of the Comprehensive Plan, Hoshaw Subdivision proposes to
provide housing options and a strong neighborhood by utilizing a PUD to create a neighborhood-serving mixed-
use and commercial activity center where residents can live, work and play.
In accordance with City Code 10-03-07(2)A, Hoshaw Subdivision PUD proposes a maximum choice of living
environments by including a variety of housing and building types. The community boasts a variety of building
types and densities, ample open space, and a clustered section of multi-family units. The Dixie Drain presents a
challenging natural obstacle that steered the design of the community and will be enjoyed by future residents
utilizing the proposed pathway.
Hoshaw is proposing a set of standards regarding lot sizing and dimensional requirements within the existing R-
1 district to fulfill the intent and purpose of Planned Unit Developments within City Code.
Residential Uses
The residential portion of Hoshaw Subdivision is comprised of single-family attached and detached units within
the R-1 district. Larger lots with detached single-family homes will be located in the southern and eastern parts
of the development to provide a transition to the Four Seasons Subdivision. Lots will transition in size from south
to north, with smaller detached and attached single-family lots located in the northern part of the development,
south of the commercial uses. As shown on the attached preliminary plat, townhome units are clustered within
the northern part of the site to provide a unique housing type and higher density while preserving enough land
for a large, central open space lot to accommodate residents within this area of the community. Multi-family
units will abut Indiana Avenue and Ustick Road to ensure minimal impact to existing residences on the south
and east. The multi-family component of the development will include a separate set of amenities and open
space for residents, including a clubhouse, pool and pickleball courts.
We propose to modify the underlying R-1 zone as permitted in City Code section 10-03-07(3) to accommodate
a variety of housing products with varying lot widths and dimensional standards, commercial uses and multi-
family uses. We have designed this portion of the plat to include zero lot line setbacks for the attached
townhomes where applicable. We have included elevations depicting the proposed product for the area as well
as a detail illustrating the functionality of this part of the community within this application.
PAGE | 7
Variety of Housing Styles
Hoshaw proposes a variety of single-family attached (townhome) units, narrow single-family detached and
standard single-family detached lots in addition to multi-family units. Elevations illustrating alley-load and front-
load townhomes, narrow single-family detached and single-family attached homes are included here. Elevations
a variety of sidings, board & batten trim, and various material variations to provide modulation and interest.
Alley-load Townhomes Front-load Townhomes
Narrow Single-family Detached Standard Single-family Detached
PAGE | 8
Flexibility Requested with PUD
In alignment with the goal and objective of Planned Unit Developments, Hoshaw is proposing a set of standards
regarding lot sizing and dimensional requirements within the R-1 district. Exceptions are requested within the
PUD to allow for flexibility to accommodate a variety of housing options, preserve open space, and facilitate
efficient use of the land. To offset the flexibility requested, the development has been designed with ample
open space, community amenities, preservation of natural features, and clustering of a variety of housing styles
where possible.
The table below demonstrates the standards proposed for the community. Variations from code have been
highlighted to demonstrate the standards requested. Dimensional standards not included within the table are
proposed to conform with Caldwell’s Code requirements.
SIDE YARD SETBACK
Per City Code 6’
PUD Proposal 5’
MINIMUM LOT AREA
Per City Code – Interior Lot 8,000 SF
PUD Proposal 5,192 SF
Per City Code – Corner Lot 9,500 SF
PUD Proposal 8,253 SF
MINIMUM LOT WIDTH
Per City Code 50’
PUD Proposal 24’
Lot Dimensional Standards
Decreased interior side yard setbacks and lot width in the R-1 district will afford flexibility to allow a variety of
housing types to be constructed within the Hoshaw Subdivision. Flexibility on these standards will allow a larger
variety of homes at various price points. An increase in the maximum coverage of lots within the R-1 district will
provide prospective residents a variety of floorplan, elevation and outdoor finish options.
Minimum Lot Sizes
As noted in the table above, variations from the minimum lot size required in the R-1 district is requested as part
of the PUD application. The Developer asks for decreased minimums to accommodate a variety of floorplans
and building footprints within the development and to include a variety of homes as required by the PUD
ordinance. Smaller lots sizes will allow the Developer to include a variety of housing styles at varying price points,
which will benefit the community and will be complementary to future commercial uses.
PAGE | 9
Commercial Uses
Four lots or approximately 3.37 acres of the overall project site is proposed to include commercial lots for
future neighborhood serving uses such as retail, small-scale restaurants and coffee shops, commercial uses,
among other potential uses. The commercial lots will abut Ustick and will be bordered by Madrigal Street, a
local road within the subdivision, to provide a natural buffer to adjacent residential uses to the south.
Commercial lots will be accessed via private drive aisles with cross-access agreements.
Amenities and Open Space
Open space and amenities have been designed in accordance with City
Code requirements. Overall, Hoshaw Subdivision includes 12.19 acres of
qualified open space or approximately 15% of the 81-acre site.
Six amenities are proposed within the community connected with
micropathways, several central open space areas and linear open space
adjacent to the Dixie Drain. The 1st phase of development will include
standard single-family homes and a central open space area including a
large children’s play structure with covered seating and micropathways.
The 2nd phase of development includes standard single-family homes
with a central open space including a small children’s play structure with
covered seating and pathway connecting to local roadways to the north
and south. The 4th phase of development includes single-family attached
and narrow single-family detached homes, a basketball court, and
micropathways within open space in the north part of the community.
The multi-family portion of the development is proposed to occur as the
6th phase of development and will include a clubhouse, pool and
pickleball/badminton courts. Pedestrian walkways are located
throughout the development to allow for integration of uses,
interconnectivity and pedestrian access to the commercial areas and all
amenities. The pathways provide an active amenity for residents who
can safely walk around the entire neighborhood.
The Dixie Drain will be left open to provide a natural amenity for
residents, with a pathway including dog waste cans and bike repair
stations. All common space within the residential portion of the project
will be owned and maintained by the homeowners’ association.
PAGE | 10
Development Agreement Modification
The subject property was annexed and zoned in 2007 (ANN-155-007) and is subject to the Knightsbridge
Subdivision DA (DA-07-019). The DA includes provisions governing the development of the Property which
have already occurred or are no longer applicable. The applicant requests to revise the development
agreement to reflect the Hoshaw Subdivision proposal by removing provision numbers 2, 4, 7, 8, 9, 11, 12, 13,
18, 38, 40, 47, 48, 49, 51. The Applicant is amenable to entering into a DA with the city that reflects the current
proposal including the site layout, amenity package and mix of uses.
A copy of the existing Knightsbridge DA with provisions proposed to be stricken is included with this
application for reference.
Conclusion
We are excited to bring Hoshaw Subdivision to the City of Caldwell. This mixed-use community will complement
surrounding uses, fulfill comprehensive plan goals, and provide needed housing and employment opportunities
in this area of Caldwell. The community design and mix of uses will allow residents to play, shop, eat and interact
with neighbors without leaving their neighborhood.
Hoshaw Subdivision complements the City’s vision for growth and will be an asset to the community. Should you
have questions or require further information in order to process this application, please feel free to contact me.
Sincerely,
KM Engineering, LLP
Stephanie Hopkins
Land Planning Manager
cc: Trilogy Development