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Home My WebLink About09-06-22 updated narrativeGem State Planning, LLC 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 October 22, 2021, REVISED November 11, 2021 REVISED July 19, 2022 – due to ITD right-of-way encroachment Mr. Jerome Mapp, Director Mr. Alexander Jones, Planner City of Caldwell Planning and Zoning 621 Cleveland Boulevard Caldwell, Idaho 83605 Subject: Arrowrock Farm Subdivision (aka Vertrees property) Applications for Annexation, Rezone and Preliminary Plat Dear Mr. Mapp and Mr. Jones: On behalf of Trilogy Development, please accept the attached applications and support materials for Arrowrock Farm Subdivision, a mixed use development with commercial lots and a mix of housing opportunities; located on the northwest corner of Hwy 55/Karcher Road and Indiana Avenue (3N, 3W, Section 10). We are requesting annexation of 37.93 acres into the City of Caldwell with a mix of land uses, including 39 40 single family homes, 58 60 townhomes, 22 4plex lots (88 units) 52 4plex units and 3 2 commercial lots. The resulting gross density of Arrowrock Farms is 4.9 4.00 dwelling units/acre (using annexation area). The gross density is 4.33 du/acre without the commercial lots. Annexation/Comprehensive Plan The Caldwell Comprehensive Plan Future Land Use Map designates this property as Highway Corridor (H-C) due to its location along Karcher Road. The comprehensive plan suggests uses such as commercial, light industrial, office and high density residential, and notes that the function of Karcher Road should not be compromised. We are requesting the Highway Corridor (H-C) zone for a portion of the development site or 26.67 acres. The H-C zone is a mixed use zone that is allowable in the similarly described H-C Comprehensive Plan designation. The H-C zone will include the commercial, 4plex and townhome land uses. Due to the location of the property adjacent to two single family subdivisions, Kingsview Estates to the north and Quail Ridge to the northwest, we are requesting annexation of a portion of the site as R-2 or 11.26 acres. This is the same zoning as the adjacent subdivisions and this zone will allow a reasonable and attractive transition from single family/townhomes to 4plexes and commercial lots in the H-C zone. The updated legal descriptions for the two zoning designations are include in our application package. We are including an application for a Comprehensive Plan Map Amendment for the Medium Density portion of the property. The recently updated zoning code (updated after our original application 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 date) does not allow single family homes in the H-C zoning designation. As noted previously the R-2 zone is necessary to provide a transition from the existing R-2 lots in Kingsview Estates and Quail Ridge Subdivisions. Preliminary Plat As shown on the Preliminary Plat, Arrowrock Farm Subdivision includes 39 40 single family home lots. These lots meet the size and lot dimension for the R-2 zone. (Caldwell Zoning Code 10-02-03) The single family lots then transition to townhome lots. The 58 60 townhouses are 2 story, front loaded, attached homes constructed in groups of 4 homes. These lots range in size from 2600 sf to 4160 sf. We have provided additional off-street parking space for the townhome lots. The 13 4plex buildings are located on the 4.42-acre Lot 13, Block 5 and totals 52 dwelling units. Each 4plex has 2 units down and 2 units upstairs. The 4plex units are a mix of 1 BR/1BA, 2 BR/2BA and 3 BR/2BA. There are 142 standard and 6 handicap parking spaces for the dwelling units, or 2.85 parking spaces per unit for residents and guests. In the commercial area, we are showing 3 2 buildable lots, 3 1 common lot and 1 driveway lot, totaling 2.68 2.86 acres. This area may be sold to a commercial user and the orientation of the lots and buildable area my change. Open Space Arrowrock Farm will have ample open spaces and amenities. This new community will include 9.51% open space, not including drainage lots, buffers on Karcher Road and Indiana Avenue, or the Deer Flat Caldwell Lateral easement that is over 2.2 acres. A 10’ asphalt pathway along the south side of the Lateral will connect to the path in the Quail Ridge Subdivision to the north. Residents will enjoy a playground and picnic shelter in the centrally located open space on Lot 12, Block 6. A shade structure on Lot 6, Block 3, will provide a gathering area for residents and guests. A pickleball court on Lot 9, Block 5, is sure to be a “hit”. A clubhouse, playground and parking area, located on Lot 13, Block 5, will serve the 4plex residents. These amenities are conveniently located and provide a nice space for the kids’ birthday parties and other community events. We are sensitive to our neighbors who live in the outparcel on Indiana Avenue. Their property is not a part of Arrowrock Farm. We are providing a landscaped buffer surrounding their property and show a future connection to Gray Ridge Lane, should their driveway onto Indiana Avenue be closed. Streets and Utilities 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 Indiana Avenue is a Minor Arterial and Karcher Road/Hwy 55 is a Principal Arterial, according to the Caldwell Functional Street Classification Map. These major roadways will allow excellent access to all points north, south, east and west. We are planning for two connections to Indiana Avenue. Carl Port Drive, with an attractive center median, will be a full movement intersection and the main access to Arrowrock Farm. Gray Ridge Lane will be a right in-right out private driveway that will serve the commercial uses on the corner and also serves as a secondary access to Indiana Avenue. We are connecting to the stub streets, Carl Port Way and Aptos Avenue, in the adjacent subdivisions. Sewer, water and pressurized irrigation will be provided to each lot. The Deer Flat-Caldwell Lateral is covered by a 70’ wide easement. The Lateral will remain open. As noted previously, a connecting pathway will be constructed along the south side of the Lateral. The Lateral will be fenced as shown on the landscape plan. Traffic Study A traffic study was completed in March 2022. The estimated traffic distribution from the site is 35% north of the site traveling on Indiana Avenue and 65% south of the site on Indiana Ave to Karcher Road. Then 55% of traffic will travel east on Karcher Road. The traffic study also outlined eight in-process development in the vicinity of Arrowrock Farm Subdivision. Landscaping Landscaping is integral to the mix of residential uses in Arrowrock Farm Subdivision. Buffers and open areas will include significant planting beds and a variety of trees that can be irrigated with drip irrigation. We have included a detailed landscape plan and a color rendering with our application. Neighborhood Meeting A well-attended neighborhood meeting was held on Monday, August 23, 2021, at 6 pm. The meeting was held on site. The development was called Rocky Ridge at the time of the meeting and the sign-up sheet is attached. The neighbors were concerned about traffic through their neighborhood, the loss of the farm that can be seen from their homes and the density of the proposed development. Soon after the neighborhood meeting, we sent the sign-up sheet to a representative of the Quail Ridge HOA. We also emailed a copy of page 2 of the Preliminary Plat to all the attendees of the neighborhood meeting who provided email addresses. We have continued email correspondence with Brett and Yvette Darney, the owners of the 2 acre out- parcel that abuts Arrowrock Farm. Mr. Darney had questions about irrigation and fencing around his property. 9839 W. Cable Car Street, Suite 101, Boise, Idaho 83709 The required revisions to the Preliminary Plat have delayed the hearing schedule. We have attempted to inform the neighbors of the hearing delays. I appreciate the assistance of Candace, a neighbor in Quail Ridge, for keeping her neighbors informed of the changes and delays. Summary Arrowrock Farm Subdivision is an attractive mixed-use community that meets the requirements of the Comprehensive Plan and Caldwell zoning code, while respecting the adjacent single family residential homes. We appreciate the Planning Staff working with us on changes to the plat caused by the newly establish right of way required by ITD for the widening of Karcher Road. We look forward to working with you through the approval process. Please do not hesitate to contact me if you have questions. Sincerely, Jane Suggs Jane Suggs cc: Shawn Brownlee, Trilogy Development