HomeMy WebLinkAboutLETTER OF EXPLANATION-AMENDED-5-11-23 - Copy
LETTER OF EXPLANATION
FOR
WEST HAVEN SUBDIVISION
PUD/PRELIMINARY PLAT
WITH SPLIT ZONE AND
SPECIAL USE PERMIT
There is a need for cohesive, affordable places to live that provide a place with a mixture of
housing and commercial property for 55+ homeowners to enjoy with varying price point ranges.
West Haven Subdivision proposes to provide town homes and commercial property as well as
amenities all with a sense of community. The development will contain major and minor
pathways that provide attractive connectivity throughout the community. Amenities will include
fire pit, covered and uncovered bench seating, picnic shelter, playground, and pickleball courts.
This property is located south of State Highway 55, west of Florida Avenue, parcel R32842. It is
currently zoned R-1 residential and has a development agreement with the City of Caldwell. The
desire of the property owners is to develop more than just a residential subdivision. They wish to
add commercial opportunities, a mixture of housing styles and attractive open spaces with
pathway connectivity throughout.
The desire is to create commercial uses that facilitate the comfortable living of the 55+
community. Ideas for commercial uses include, hair salon, physical therapy/rehabilitation
services, café/diner, indoor climate controlled storage, assisted living for those loved ones that
require higher levels of care.
South of the commercial property there will be a two, three, and four unit style town homes.
These homes will be attractive and low maintenance. The two unit homes will be single story
while the three and four unit homes will be two stories tall. The lots will range in size and price
to attract a variety of 55+ homeowners.
There is a request to amend the existing development agreement DA #05-07, Article II, 2 and to
proceed with a split zone of Commercial & Service (C1) next to State Highway 55 and Higher
Density Residential (R2) on the remainder of the property. A special use permit is also being
requested to allow assisted living opportunity in the future commercial zone.
Professional Engineers, Land Surveyors and Planners
924 3rd St. So. Ste B, Nampa, ID 83651
Ph (208) 454-0256 Fax (208) 467-4130
Email: wmason@masonandassociates.us
PUD required details: The PUD will provide a mixed use of projects which are integrated within
the development. This will provide services to the primary residential use. There will be a mix
of residential housing opportunities and commercial zoning near State Highway 55. This satisfies
the PUD required details. The project will allow reduced lot frontages, lot size, and increase the
residential density to 5.86 units per acre, which is in the City’s future plan for this area.
Other variances requested are total usable open space requirements. The required amount is 2.62
acres, we are proposing 2.37 acres. Waiver from the offsite parking requirements. Two unit
townhomes located on common drive will have three parking spaces per door. All other two unit
townhomes will have two parking spaces per door. Three and four unit townhomes will have
three parking spaces per door. The total amount of parking spaces is 555. Waiver of building
setback requirements. Seeking variance for setbacks that would allow for some units to be placed
closer toward the road for them have a single car garage and two car space driveway along the
common drive.
City planning staff requested information on utilities, and height proposition.
Sanitary sewer will flow to the existing sewer main in South Florida Avenue in accordance with
the lates applicable sewer study as requested by the City Engineering Department.
Potable water will connect to the existing water main in South Florida Avenue in accordance
with City requirements.
Pressure irrigation will be provided by a City Municipal Irrigation District (CMID). The
pressure irrigation system will be in accordance with City requirement. Surface water rights
from Nampa Meridian Irrigation District will be transferred to CMID.
Idaho Power Company and Intermountain Gas Company mainlines will be extended
underground to serve the lots in accordance with the joint utility program.
Building heights will conform to City Code for the requested R2 and C1 zoning.
Right-of-way on adjacent property for S. Georgia St. extension will need to be acquired and
dedicated prior to the signing of final plat.
North 44 Idaho LLC is excited to provide the City of Caldwell with this community.