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HomeMy WebLinkAboutSolstice_Narrative kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477 February 26, 2024 Planning & Zoning City of Caldwell 621 Cleveland Blvd Caldwell, ID 83605 RE: Solstice Subdivision Administrative Review Application Narrative 3300 Ustick, LLC owns the Solstice Subdivision property, and Pontifex Capital, LLC is the Authorized Applicant for this Administrative Review Application. Since the Order of Decision was adopted on May 16, 2022, by the Caldwell City Council to annex and zone the property R-2 and C-1 with a PUD, the real estate market conditions nationally and in the Treasure Valley have changed dramatically. The unprecedented interest rate increases by the Federal Reserve to tame the inflation rate have negatively affected the financing of real estate projects and mortgages and significantly reduced housing affordability for buyers. To align the Solstice Subdivision with these new market realities, Pontifex is requesting an Administrative Determination approval for the following revisions to the Solstice Subdivision: 1. A Final Plat revision to remove an alley. 2. Modifying the Lot Fit Exhibit to convert 40-foot-wide lots to front access from rear access. 3. Modifying the PUD Dimensional Standards chart for 40-foot-wide lots and clarifying a Townhome footnote. 4. Modifications to the approved Landscape Plan for the two-acre central park and adjustments to the provided amenities. 5. A modification to the Secondary Access Easement location. The requested revisions do not impact the following approved plan features: • No change to the number of residential lots and density. • No change to the residential minimum lot sizes or percentage mix of lot types. • No change to the required off-street guest parking spots for lots 45 feet wide or less. • No change to the 0.40-acre C-1 neighborhood commercial lot or use list • No requested vacation of proposed right-of-way • No change to the central park size. • No revision to the Qualified Open Space amount of 13.8% or the location and extent of the open space elements shown on the approved Solstice Open Space Exhibit. • No change to the PUD Required Amenities: micro pathways, major pathways, usable open space, and varying bermed street landscape buffers. • No change to the phasing of the site improvements – it remains a single phase of development. • No delay requested for project development timing. Final Plat Revision Page 2 kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477 Pontifex is requesting the elimination of the alley between Helios St. and Midnight Sun St. on the unrecorded Final Plat. The 40-foot-wide lots will now front the two public streets, and the rear lot lines will extend to the center of the eliminated alley. This revision reduces development costs and reflects current consumer preferences. No other plat adjustments affecting the lots are requested. Lot Fit Exhibit The requested change to the exhibit aligns with the conversion of all 40-foot-wide lots from rear access to front access. The setbacks have been revised to reflect the change in access and match the 52-foot- wide lots. There are no changes to the PUE locations. PUD Dimensional Standards The requested revisions are shown below on the approved PUD Dimensional Standards chart. The 40- foot-wide lot dimensions are revised to be consistent with the Lot Fit Exhibit, and the Townhome footnote revision is a clarification to address confusion created by the previous language. Central Park and Amenities Pontifex is requesting modifications to the approved landscaping plan for the two-acre central park to include a minor adjustment to the amount of plant material and some surface treatment materials and Page 3 kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477 a reduction in the number of the additional Optional Amenities previously proposed. These modifications will reduce the cost of installation and future HOA maintenance expenses, improve affordability for the homebuyer, and ensure a high-quality neighborhood character and recreational experience for all ages. The requested revisions to the previous Optional Amenities will still exceed the minimum code requirement of four (4) amenities. 2022 Solstice Subdivision Approval Requested Revisions Required Optional Amenities Provided (Min. 4): 1. Basketball Court 2. Energy-Star Certified Housing 3. Playground/Tot Lot 4. Rear Entry Garages 5. Tennis Court Required Optional Amenities Provided (4): 1. Basketball Court 2. Energy-Star Certified Housing 3. Playground/Tot Lot 4. Rear Entry Garages Additional Optional Amenities Provided by Applicant (9): 1. Sundial Art Piece 2. Pickleball Court (2) 3. Youth Scale Sports Field 4. Barbeque 5. Ramada & Picnic Tables 6. Trellis and Picnic Tables 7. Bench Seating 8. Bike Racks 9. Walking Pathways – Paved and Natural Additional Optional Amenities Provided by Applicant (7): 1. Sundial Art Piece 2. Pickleball Court (1) 3. Youth Scale Sports Field 4. Trellis 5. Bench Seating 6. Bike Racks 7. Walking Pathways – Paved and Natural The landscape architect prepared a revised landscape and hardscape plan that illustrates minor changes to the layout primarily due to the amenity offering and locations. The 6-foot sidewalk along the park's north edge is relocated slightly south to provide a landscaped privacy buffer from the rear yards of the adjacent 40-foot-wide lots. Secondary Emergency Access The approved Final Plat located the Secondary Emergency Access within the 50-foot-wide Low Line Canal easement. However, following the project's approval, the Caldwell Fire Department could no longer support this location, which created an impediment to the project proceeding. As a result of conversations with the Caldwell Fire Chief, the access will be relocated between Lots 32 and 33, Block 2, connecting Tropic Way to Lake St. across the Wilson Drain. It will be constructed within the 20-24- foot-wide utility easement that connects the two streets. Access control will be located at Tropic Way. Page 4 kimley-horn.com 1100 W. Idaho Street, Suite 210, Boise, ID 83702 208-207-8477 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) 309-3871 or teller.bard@kimley-horn.com should you have any questions. Sincerely, Teller Bard, PE Kimley-Horn & Associates, Inc