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Home My WebLink AboutSUP22-000008 Faith Landing HE SR (2)Case No. SUP21-000008 Faith Landing Apartments Page 1 of 20 Hearing Examiner Staff Report AJ Before the Caldwell Hearing Examiner City of Caldwell, Idaho Public Hearing Held November 9, 2022 Subject: Case No. SUP22-000008 (Faith Landing) Parcel: R0152310400 & R0152310500 Planner: Alex Jones Associate Planner ajones@cityofcaldwell.org The following Land Use Action is the primary feature of this application:  Special-Use-Permit request for Faith Landing Apartments, consisting of 32 residential housing units on 1.69 acres located north of the intersection of E Homedale Road and Caldwell Boulevard on parcels R0152310400 & R0152310500 the subject property is zoned C-3 (Service Commercial). TABLE OF CONTENTS: I COURSE OF PROCEEDINGS II GENERAL FACTS III PUBLIC TESTIMONY IV APPLICABLE LEGAL STANDARDS V COMPREHENSIVE PLAN ANALYSIS VI FINDINGS OF FACT VII CONCLUSIONS OF LAW VIII ORDER OF DECISION I COURSE OF PROCEEDINGS 1.1 The Caldwell Planning and Zoning Department issued a notice of Public Hearing on application SUP22- 000008 to be held before the Caldwell Hearing Examiner on November 9, 2022. Public notice requirements set forth in Idaho Code, Chapter 65, Local Planning Act, were met. On, or before, October 23, 2022, notice was published in the Idaho Press Tribune, and on, or before, October 21, 2022, notice was mailed to all political subdivisions providing services to the site and to all property owners within 300 feet of the project site; and on, or before, October 10, 2022 notice was posted on the site. 1.2 Files and exhibits relative to this application are available for review in the Planning and Zoning Department, 621 Cleveland Boulevard, Caldwell and at applicable public hearings. II GENERAL FACTS 2.1 APPLICANT: Julie Miller, 725 E. 2nd St., Meridian, ID Julie.miller@evstudio.com (208)-884-2824 PROPERTY OWNER: Avest Limited Partnership, PO Box 178 Meridian, ID 83680 2.2 REQUEST: A request by EV Studio for the development of four 8-plex apartment buildings located at 7020 and 7104 Enoch Dr. in Caldwell, ID. The new construction will be designed to match the existing apartment buildings within the Faith Landing Subdivision. The subject property is currently located within the C3 zone of the Faith Landing Subdivision. The new buildings will be constructed with the same or similar materials to compliment the surrounding neighborhood. Homedale Rd Case No. SUP21-000008 Faith Landing Apartments Page 2 of 20 Hearing Examiner Staff Report AJ This project will complete the final phase of the Faith Landing apartment buildings. 2.3 Background: A request for a multi-family development in the C-3 (Service Commercial) zone: Faith Landing Apartments will consist of four 8-plex apartment buildings. This development will be located on 1.69 acres the development is north of the intersection of E. Homedale Road and Caldwell Boulevard. This area was originally planned to be commercial, an agreement was made that if no commercial development was put in after a set amount of time they would be allowed to put in residential apartments. See Exhibit A-11. 2.4 COMPREHENSIVE PLAN COMPONENTS APPLICABLE TO THE REQUEST: The Caldwell Comprehensive Plan Map designation for the site is Commercial and Service. Commercial and Service—Suitable for a wide range of retail, service, professional businesses and more intense commercial uses, such as those that require large amounts of land for sales, storage or parking, light production or repair of consumer goods, and which may be less compatible with residential uses due to traffic, noise and other impacts. Land Use: The subject property is zoned C-3 (Service Commercial) and is surrounded by the following land uses: Direction Zone Comprehensive Map Use Site C-3 Commercial and Service Vacant Land North C-3 High Density Residential Faith Landing Sub South C-3 Commercial and Service Future Commercial East C-3 Commercial and Service Commercial West C-3 Low Density Residential Residential Apartments 2.5 Transportation/Connectivity: The subject property has frontage onto Enoch Dr and Isaiah Way, both are local roads. 2.6 Public Services, Utilities and Facilities: The engineering department, fire marshal, building department, code enforcement, police department, economic development, mapping department, Pioneer Irrigation district, Caldwell lateral irrigation, vallivue school district, compass, Canyon county plat room, valley regional transit, Caldwell transportation, brown bus company, Idaho transportation department, canyon county development services, boise project board of control, southwest district health, Idaho power, intermountain gas, DTG Maps, Hamilton Michaelson & Hilty LLP and USPS were all sent a request for comment on October 3, 2022. 2.7 Engineering Comments: Engineering had no comments for this development 2.8 Vallivue Comments See exhibit PA-1 2.9 Caldwell Fire Department Comments Case No. SUP21-000008 Faith Landing Apartments Page 3 of 20 Hearing Examiner Staff Report AJ See Exhibit PA-2 III PUBLIC TESTIMONY 3.1 Before the Caldwell Hearing Examiner, November 9, 2022 Reserved for the Caldwell Hearing Examiner IV APPLICABLE LEGAL STANDARDS 4.1 City of Caldwell Zoning Ordinance No. 1451, as amended 4.2 City of Caldwell Comprehensive Plan, as amended 4.3 Idaho Code, Title 67, Chapter 65, Local Planning Act V COMPREHENSIVE PLAN ANALYSIS The Caldwell Hearing Examiner accepts the Comprehensive Plan Components as listed below. 5.1 The request was found to be consistent with the following Comprehensive Plan Components: GOALS AND POLICIES – Property Rights (Chapter 1) Goal 1: Ensure that land use policies, restrictions, conditions and fees do not violate private property rights, adversely impact property values or create unnecessary technical limitations on the use of the property. Policy 1-1: Establish a sound basis for land use and environmental regulations through comprehensive planning and adopted policies and ordinances. GOALS AND POLICIES – Land Use (Chapter 5) Goal 1: Establish land-use management policies that protect property rights and the environment, maintain a high quality of life, provide adequate land for all types of development, and adequately buffer non-compatible uses. Policy 1-1: Guide the growth and development of land uses in such a way that the health, safety, and general welfare of residents will be protected. Goal 3: Create communities that are more livable, affordable, connectable and sustainable. Policy 3-2: Maximize the use of land by encouraging high-density residential development in areas that have adequate services that can act as a buffer between less dense residential and commercial uses, and support public transit. GOALS AND POLICIES – Housing (Chapter 14) Goal 2: Support enhanced housing standards that will improve the visual appearance of residential neighborhoods Case No. SUP21-000008 Faith Landing Apartments Page 4 of 20 Hearing Examiner Staff Report AJ Policy 2-1: Require new construction to have enhanced housing features such as eaves, roof pitch, facade improvements, windows, soffits, etc. 5.2 The request was not found to be inconsistent with any of the Comprehensive Plan Components. All adopted city ordinances, standards and codes were used in evaluating the application. VI FINDINGS OF FACT 6.1 The Caldwell Hearing Examiner accepts the facts outlined in the staff report, public testimony and the evidence list. All adopted city ordinances, standards and codes were used in evaluating the application. The proposed use is conditionally permitted by the terms of the ordinance and is subject to conditions of approval. VII CONCLUSIONS OF LAW 7.1 The Caldwell Hearing Examiner has the authority to hear this case and order that it be approved or denied. The public notice requirements were met and the hearing was conducted within the guidelines of applicable Idaho Code and City ordinances. VIII ORDER OF DECISION 8.1 Based on the Findings of Fact and Conclusions of Law, the Caldwell Hearing Examiner hereby orders that Case Number SUP22-000008, A request by EV Studio for the development of four 8-plex apartment buildings located at 7020 and 7104 Enoch Dr. in Caldwell, ID on 1.69 acres located in a C-3 (Service Commercial) zone in Caldwell, Idaho, is approved/denied with the following conditions of approval (if approved): 8.2 Comply with the all applicable city codes, ordinances, policies, and standards. 8.3 Comply with code requirements of the Caldwell Fire Department. 8.4 Within twelve (12) months of the date of signature of the Order of Decision of the approved Special Use Permit, a building permit application shall be submitted for the special use otherwise the Special Use Permit shall become null and void. 8.5 Comply with the landscaping requirements, Chapter 7 of the zoning ordinance, and comply with the Treasure Valley Tree Selection Guidelines, when selecting trees within the Caldwell City limits. 8.6 Exterior lighting on the site must be directed into the property. 8.7 Provide a location for cluster mailboxes. Case No. SUP21-000008 Faith Landing Apartments Page 5 of 20 Hearing Examiner Staff Report AJ EXHIBIT “A-2” NARRATIVE Case No. SUP21-000008 Faith Landing Apartments Page 6 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 7 of 20 Hearing Examiner Staff Report AJ EXHIBIT “A-3” SITE PLAN Case No. SUP21-000008 Faith Landing Apartments Page 8 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 9 of 20 Hearing Examiner Staff Report AJ EXHIBIT “A-5” Neighborhood Meeting Case No. SUP21-000008 Faith Landing Apartments Page 10 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 11 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 12 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 13 of 20 Hearing Examiner Staff Report AJ EXHIBIT “A-8” Landscaping Plan Case No. SUP21-000008 Faith Landing Apartments Page 14 of 20 Hearing Examiner Staff Report AJ EXHIBIT “PA-1” Case No. SUP21-000008 Faith Landing Apartments Page 15 of 20 Hearing Examiner Staff Report AJ EXHIBIT “PA-2” Case No. SUP21-000008 Faith Landing Apartments Page 16 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 17 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 18 of 20 Hearing Examiner Staff Report AJ Exhibit A-11 Case No. SUP21-000008 Faith Landing Apartments Page 19 of 20 Hearing Examiner Staff Report AJ Case No. SUP21-000008 Faith Landing Apartments Page 20 of 20 Hearing Examiner Staff Report AJ