HomeMy WebLinkAboutCanyon Village Lofts_Narrative (1)
kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
September 26, 2022
Planning & Zoning City of Caldwell 621 Cleveland Boulevard Caldwell, ID 83605
RE: Canyon Village Lofts Request
On behalf of DeBartolo Development, LLC we are submitting the Canyon Village Lofts request
for review and approval of a Comprehensive Plan Amendment, Annexation and Zoning, and Special
Use Permit.
The subject property is located west of the Homedale Road/Cleveland Blvd intersection (Parcel
No. R3090601000 & R3090101000) and consists of 9.2 acres. The existing site is undeveloped with
no structures. The larger parcel is currently within Canyon County, and we are requesting annexation
into the City of Caldwell. The smaller parcel was previously annexed into Caldwell. The Future Land
Use Map designates the site as ‘Low Density Residential’ which allows up to 3 units per gross acre.
However, a Comprehensive Plan Amendment is requested to designate the site as ‘High Density
Residential’ which allows up to 25 units per gross acre, of which we will be using just 10.32 per acre.
The project is also requesting ‘R-3 – High Density Residential’ zoning and a Special Use Permit to
develop a town-home style multi-family development. These approvals will complement the
surrounding area which has been developing with medium and high-density residential to the east and
south. Directly adjacent, across the canal to the east, DeBartolo Development received approval to
develop Canyon Village Apartments which includes 316 total multifamily units at four stories in height.
The new Wagers Acres development was also recently approved to the south.
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kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
Project Overview
As aforementioned, Canyon Village Lofts is an
upscale development of 95 attached townhome-style
units, with a density of 10.32 units per acre. This
density sits well below the 25 units per gross acre
maximum allowed within the R-3 zoning designation.
The project is comprised of five building types which
include a variety of two- and three-bedroom units,
single and double car garages, and front and rear
loaded designs. The units are organized within 14
buildings.
The planned three-story buildings are
concentrated adjacent the Moses Drain canal to the
east, stepping down to two-story homes, which have
been placed intentionally to create a soft transition
between the apartments to the east and the
neighboring residential homes to the west. These
residences abutting the neighborhood to the west are
also designed to live as owner-occupied units, with
private enclosed backyard space.
In addition to limiting the west-side residences to two-stories, all balconies have been removed
from the second-floor bedrooms of these residences to reduce the impact of this development on the
neighbors. A six-foot privacy fence will also be installed along this border and along the border with the
outparcel to the south. The project provides 148 total parking spaces (1.55 per dwelling unit), which
exceeds that required by City code. These parking spaces include all available garage, parallel, and
driveway spaces.
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kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
Vehicular Site Access
Vehicular site access includes one full access and one emergency only access onto Homedale Road,
and one full access onto Midway Road. An internal service drive and 5’ wide sidewalks provide
connectivity internal to the site. A 15’ wide landscape buffer is provided along Midland Road and a 20’
landscape buffer is provided along Homedale Road. Additional right-of-way will be dedicated along
both rights-of-way as requested by the City with detached sidewalk.
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kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
Traffic Impact Study
A traffic impact study has been conducted and submitted with the application for review. The project is
estimated to generate 673 daily trips on a typical weekday, with 44 trips occurring in the AM peak hour
and 53 trips occurring in the PM peak hour on a typical weekday. The study concludes the project traffic
impacts are insignificant to the surrounding transportation network. There are deficiencies in the
existing network and current traffic conditions unrelated to the project, however the project does not
degrade any traffic movements or intersection’s functionality. As such, no transportation network
mitigations are recommended at this time.
City Utilities & Community Impact
City water and sewer are available to the site. Neither the Police nor Fire departments had any
objections to this development. After a pleasant discussion with the Vallivue School District, set with
the intention to better understand the impact of this development on their operations, the developer has
offered to donate $500 per door voluntary impact fee to the to offset the impact of this development on
the school district.
Project Amenities & Open Space:
Project amenities include a large kid’s park, dog park, club house with a resort style pool, game
room, BBQ area, community room and co-working space. The project exceeds the 10% required
qualified open space, by providing 1.07 acres or 12% qualified open space. In addition to the qualified
open space provided, many of the homes include landscaped private backyards, which increases the
overall green space within the development to 33% of the overall property.
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kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
Concluding Remarks
The proposal is consistent with the Goals, Objective, and Strategies of the 2040
Comprehensive Plan for the City of Caldwell, specifically:
• Land Use Goal 3 encourages creating communities that are more livable, affordable,
connectable and sustainable.
• Land Use Policy 3-2 calls for maximizing the use of land by encouraging high-density
residential development in areas that have adequate services to act as a buffer between less
dense residential and commercial uses and support public transit.
• Land Use Goal 4 calls for creating communities that generate cost effective public services and
infrastructure by annexing land provided with public services and only extending public systems
to new development when annexed.
• Housing Goal 2 calls for supporting enhanced housing standards that will improve the visual
appearance of residential neighborhoods.
• Housing Goal 1 calls for supporting adequate housing for a range of income levels and
residential needs.
Agency requirements will be fully met and submitted for your review and comment as the
project continues. Initial meetings indicate that agencies are in alignment and agreement for the
proposed project; however, as additional needs arise, they will be mitigated and incorporated in the
project design. The best engineering, architectural, and constructions practices will be employed and
implemented by the ownership and consultant team.
We look forward to bringing this quality residential neighborhood to Caldwell. We greatly
appreciate your time and review of our application submittal. In accordance with the submittal
checklists, we are submitting electronically with all required information. Please contact me at (208)
207-8477 or Nicolette.Womack@kimley-horn.com should you have any questions.
Sincerely,
Nicolette Womack, AICP
Planner