HomeMy WebLinkAboutSUP22-000008 Faith Landing Apartments presentationSUP22-000008
Faith Landing Apartments
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Request for approval of a Special Use Permit to allow for a four (4) 8-plexes in the C-3 (Service Commercial) Zone.
Project Request
The applicant is requesting a Special Use Permit in order to construct a single 4-plex dwelling unit on a parcel of land located on the corner of 1st Ave. and Nogales Court in Caldwell,
Idaho.
This case initially came before the Hearing Examiner on September 13, 2022 and was continued with a request for the applicant to provide:
updated elevation renderings
to clarify if the request was for a 4-plex or 3-plex
to add a tot lot amenity as part of the site plan
and to provide documentation of a recorded water agreement and parking easement agreement….all of which have been provided and will be talked about later in this presentation.
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Case Summary & Case Updates
11-9-2022
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1.69 acres located on the corner of Cleveland Blvd and Isaiah Way in Caldwell, Idaho
North of the approved Canyon Village Apartments
Adjacent to the current Faith Landing Apartments
Project Location
The project location is a 0.23 acre parcel located on the corner of N. 1st Avenue and Nogales Court in Caldwell Idaho.
The subject parcel is a part of the Madison Estates Subdivision.
Madison Estates Subdivision was approved by the City in 1995 but due to difficulties noted in the applicant’s submitted narrative, the original plat was never fully developed.
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Zoning and Comp Plan Analysis
Zoned C-3 (Service Commercial)
Multi-Family is a non permitted use in Commercial Zone, agreement was made with previous P&Z Director
C-3 Zoning
The property is currently zoned R-2 (Medium Density Residential) and is surrounded on all sides by Medium Density Zoning.
A 4-family dwelling is an allowed use within the R-2 zone, with the approval of a special use permit.
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Comprehensive Plan Analysis
Comprehensive Plan designation of Commercial Service
Proposed Density = 18-19 DU/per acre
Inconsistent with 2040 Comp Plan
Commercial Service
Comp Plan Designation
The Comprehensive Plan future land use designation of the property and the surrounding area is TN (Traditional Neighborhood)
According to the City’s 2040 Comprehensive Plan, a blend of medium density and high density residential is are suitable land uses for the area
The project density would be approx. 12-14 DU/per acre, which is less than the maximum density requirements of the comprehensive plan of 20 DU/per acre
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Surrounding
Land Uses
The subject property is surrounded by a mix of land uses.
Starting with the view from N 1st Avenue looking at the subject property, you can see it is surrounded on two sides by 4-plex housing units.
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Proposed Site and Landscape Plan
There setbacks and landscaping are in compliance with City Zoning Ordinances for the land use type within a R-2 zone.
Code requirements for parking is 1 ½ parking spaces per unit which would require a min. of 6 spaces – and they are proposing 7 spaces.
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Public Services and Utilities
Connections to City water and sewer
Pressurized irrigation will be provided to serve the site
Nearby fire hydrant
Adequate roads for emergency access
Storm water to be retained on site per City Code
City connection to water and sewer are located on and immediately adjacent to the subject parcel and will be connected to provide service for the development
A fire hydrant is located within 55 feet of the subject parcel
Roads are adequate to allow for emergency access
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Public Agency Notification & Comments
Notification and copies of application materials were sent to political subdivisions providing public services and to other interested public agencies, requesting submission of written
input of any objections, concerns or comments.
City of Caldwell Engineering Department – No comments
Only requirements necessary are:
Improvements to the curb, gutter and sidewalk; and
ADA compliance / ADA ramp on corner (if needed)
10-4-2022 we received a letter from Vallivue School District requesting denial
Political subdivisions and public agencies providing services were notified of the request and asked to provide comments or concerns
The only agency that responded was the City of Eagle Engineering Department
They had no issues with the request but have provided conditions of approval as show within Section VII of the staff report Order of Decision for:
Removing and replacing any dilapidated curb, gutter, or sidewalk adjacent to the parcel; and
Constructing an ADA compliant pedestrian ramp meeting City standards at the corner of N. 1st Ave and Nogales Ct, and
Removing the existing approach on N 1st Ave and replacing it with vertical curb, gutter and sideawlk
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Public Notice & Comments
Public notice was mailed to property owners or purchasers of record within the land being considered; three hundred feet (300') beyond the external boundaries of the land being considered.
No comments received
Property owners within 300’ of the boundary of the subject property were notified and asked to provide comment.
Public testimony was taken at the September 13, 2022 meeting
10-25-2022 we received a sign up for Ryan Hawkins to testify online at todays hearing
On 10-26-2022 Email Correspondence with signatures addressing concerns related to irrigation and parking
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Staff Findings
Staff finds the proposed land use of 4 eight (8)-plexes is an allowed use* with the approval of a special use permit
Staff find the proposed design will meet all the required setbacks, parking, landscaping, and building height requirements
Staff finds the proposed is in harmony and consistent with 3 goals and 4 polices of the Caldwell 2040 Comprehensive Plan
Staff finds the proposed land use is compatible with the surrounding land uses of multi-family and commercial.
Staff finds their were no objections from public agencies besides Vallivue School District
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Conclusions of Law for Approval of a Special Use Permit
Idaho Statutes 67-6512 and Caldwell City Code, Section 10-03-04(2) outlines the Conclusions of Law pertinent to the approval of a special use permit and the making of findings based
on the following:
The proposed use would not or will not cause any damage, hazard, nuisance or other detriment to persons or properties in the vicinity.
The proposed us is not in conflict with the comprehensive plan
The proposed use does not impact the ability of political subdivisions, including school districts, to provide services for the proposed use.
Idaho Statutes 67-6512 and Caldwell City Code, Section 10-03-04(2) outlines the Conclusions of Law pertinent to the approval of a special use permit and the making of findings based
on the following:
The proposed use would not or will not cause any damage, hazard, nuisance or other detriment to persons or properties in the vicinity.
The proposed us is not in conflict with the comprehensive plan
The proposed use does not impact the ability of political subdivisions, including school districts, to provide services for the proposed use.
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Staff Recommendations
Staff recommends approval, subject to the seven (7) conditions as specified in Section VIII of the staff report.
Staff recommends approval, subject to the sixteen (16) conditions as specified in Section VIII of the staff report.
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