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4881-1518-6270, v. 1.3
Robin Collins
City of Caldwell Planning and Zoning Department
P.O. Box 1177
Caldwell, Idaho 83606
RE: Proposed Special Use Permit of Starpointe On Celeste Development
Dear Ms. Collins:
On behalf of S3 Investments, LP (the “Applicant”), please find enclosed application materials related to
the proposed special use permit (the “Application”) for property located at 12483 Moss Lane, Nampa, ID
(the “Property”).
Property Background
As you may be aware, this Property was originally approved for development by the City of Caldwell (the
“City”) 16 years ago as the Dakota Crossing #3 Subdivision. The Property was rezoned to R-3 at that time.
Since then, Dakota Crossing #1 and #2 have been entirely developed, including the full build-out of Celeste
Avenue which fronts most of the subject Property. Except for a few pre-existing structures, the area
consisting of Dakota Crossing #3 remains undeveloped; however, this Application proposes to develop a
3.21-acre portion of vacant ground within that area. Sole access to the property will be provided via
Celeste Avenue as depicted below.
The City recently designated this Property as “High Density Residential” when it adopted a totally revised
Comprehensive Plan in 2020 (“Comprehensive Plan). As depicted below, the Future Land Use Map
(“FLUM”) component of that Comprehensive Plan shows that the Property falls within a corridor which
includes a fair amount of medium- to high-density uses.
Future Land Use Map – City of Caldwell
4881-1518-6270, v. 1.3
As will be further explained below, the Property and the Application are in complete compliance with both
the Caldwell Comprehensive Plan, including FLUM, which were newly adopted in 2020.
The Application
Notably, this Application is materially different than a recent 2022 proposal for the same vacant area
(SUP22-000004 AMD-22-02). In that case, 72 units were proposed into three-story buildings. Here, the
Application before you would provide just 48 units in two-story buildings, a 33% reduction. Moreover,
this is far less dense than what is already allowed within an R-3 zone, and two-story buildings will be less
visually impactful than three-story buildings which the current Development Agreement already permits.
In comparison, this Application results in less than 15 units per acre whereas the previous application
would have seen more than 22 units per acre. This Application also provides 28% open space which far
exceeds the 10% required minimum required under the current Development Agreement.
The project’s layout is also mindful to neighboring property owners to the south. In addition to the lower
density noted above, the house-house measurements are meaningful. For instance, the project’s farthest
southwest corner building is more than 75 feet away to the nearest house in the adjacent southern
neighborhood, the next closest building in the project is more than 125 feet away.
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Notwithstanding the relatively low density, the FLUM designation for this property, as noted above, is
High Density Residential. Because R-3 is a “high density residential zone,” Caldwell City Code has directed
that R-3 parcels, like the Property, provide “locations for medium to high density residential development
at a density consistent with the comprehensive plan.” The Property fulfills these planning goals by
providing 48 total apartments across six, two-story eightplexes.
Furthermore, per City Code, the purpose of an R-3 parcel is “intended to provide transition or buffer areas
between commercial uses and lower intensive uses and to provide places for higher density uses.” The
Property fulfills this purpose as well. Much of the land to the south and east along Karcher Rd./Hwy 55 is
designated as “Highway Corridor” (see light brown above), which calls for more non-residential and
intense uses. This development will serve as a natural transition between the Highway Corridor and the
lower density Windsor Creek residential neighborhoods to the north and west. With Celeste Ave. now
built out and the eventual bridge connection of Moss Lane, this development will fit in well as part of the
transition to increased density areas planned by the City.
The goals of the Caldwell Comprehensive Plan will be put into effect with this Application. First, this
provides infill development. Specifically, the Comprehensive Plan’s Goal 1 of “Housing” is to support
“adequate housing for a range of income levels and residential needs.” Policy 1-2 identifies the vehicle to
get there is by promoting infill development. Underlining all of this is the Comprehensive Plan’s finding
that “there is a need for rental housing in the City,” in particular “to provide for a growing single or two-
person per housing unit population.” Presently, the surrounding residential options do not fulfill this Goal
or Policy as they are almost exclusively R-1 one-family detached homes. This development, however,
brings a much needed and undersupplied housing type to the area in accordance with the Comprehensive
Plan’s higher-density use envisioned for this location. Overall, this brings housing relief for a growing
segment of Caldwell’s population for whom their residential needs are simply for a one- or two-person
household.
Second, this is a housing type which accommodates a different range of income earners whom these
inflationary times have arguably hit the hardest. With amazing prescience, the Comprehensive Plan
(adopted February 3, 2020, just prior to the onset of the COVID-19 pandemic and the subsequent
astronomical home price surge in Idaho) foresaw that “as land values increase, the demand for medium-
to high-density housing is expected to rise.” We are witnessing that unfold across our region. At such a
time, this development brings a much needed higher-density housing option for the City to provide its
residents, especially those for whom a one-family R-1 or R-2 detached residence isn’t practical or
necessary.
With regard to the specific zoning code requirements, no variances or waivers of standards are anticipated
with this site plan. Further, there are no anticipated adverse impacts to adjacent and adjoining properties.
Contents of Applications
Per the City’s application requirements, please find enclosed the following:
• Documents Required for Special Use Permit
o Narrative fully describing the proposed project
o Scaled vicinity map -NEED
o Legal description
4881-1518-6270, v. 1.3
o Site Plan with property lines, parking stalls, drive aisles, sidewalks, paths, fencing
o Floor Plan
o Recorded warranty deed
o Landscape Plan
o Neighborhood Meeting sign-in Sheet
o Electronic copy of entire application
o Fees
We appreciate your review of these materials and look forward to further dialogue as this Application
approaches hearing.
Sincerely,
Taylor Schmidt
S3 Investments, LP