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kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
March 31, 2022
Planning & Zoning City of Caldwell 621 Cleveland Boulevard Caldwell, ID 83605
RE: Karcher Crossing Request
On behalf of Nexio Capital, we are submitting the Karcher Crossing request for review and approval.
The subject property is located at 12492 & 0 Karcher Rd (Parcel No. R3278600000 & R3278501000)
and consists of 4.95 acres. The existing site is partially developed and contains one dwelling unit. The
property is currently within Canyon County and is requesting annexation into the City of Caldwell. The
Future Land Use Map designates the site as ‘Highway Corridor’ which allows up to 40 units per gross
acre of high density residential. However, a Comprehensive Plan Amendment is required as Chapter
5 of the Land Use Section recommends C-2 or C-3 zoning on HWY 55 between Lake Ave to Midway
Road. within which multi-family is no longer permitted. The project is requesting ‘R-3 – High Density
Residential’ zoning within which Caldwell requires a Special Use Permit for multi-family. This change
will complement the surrounding area which has been developing with residential adjacent the highway.
The project includes a total of 96 units which includes 21 one-bedroom, 54 two-bedroom and 21 three-
bedroom units. The units are organized into five buildings at three stories in height. The project is
required to provide 144 total parking spaces, 1.5 per dwelling unit. The project includes 145 total parking
spaces, 2 of which are EV equipped.
Vehicular site access will be off Celeste Ave, as access to Karcher is not permitted. A 26’ wide internal
service drive serves the site. The project will be internally connected via 5’ wide sidewalks. A 30’ wide
landscape buffer is provided along HWY 55 (Karcher Rd) and a 15’ wide landscape buffer is provided
along Celeste Ave (collector roadway) adjacent the site. Attached sidewalks are provided along Celeste
Ave. Additional right-of-way will be dedicated along both rights-of-way. Project amenities include a tot
lot, pickle ball, BBQ area and dog park. The project provides 12.9% open space, exceeding the 10%
required open space for multi-family. The project will utilize City water and sewer.
A traffic impact study was conducted and found that the addition of site traffic has minimal effect on
current or projected future traffic operations. No mitigation improvements are recommended. It is
important to note the ITD Project for SH-55, Farmway Road to Middleton Road includes improvements
to the Karcher Road/Celeste Ave intersection to be completed in FY 2022-2028 ITIP.
The proposal is consistent with several Goals, Objective, and Strategies of the 2040 Comprehensive
Plan for the City of Caldwell, specifically:
• Land Use Policy 2-4 calls for allowing higher density development as a means to support public
transportation.
• Land Use Goal 3 encourages creating communities that are more livable, affordable,
connectable and sustainable.
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kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477
• 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 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