HomeMy WebLinkAboutEscalon Park_Narrative_2023-04-04
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April 4, 2023
Mr. Alex Jones
Caldwell Planning & Zoning Dept.
621 Cleveland Blvd
Caldwell, ID 83605
sent via email
RE: Escalon Park Planned Unit Development, Future Land Use Map Amendment, Rezone
and Preliminary Plat Applications
Dear Mr. Jones,
On behalf of Trilogy Development, Inc., please accept our applications for a Comprehensive Plan Future Land
Use Map Amendment, Planned Unit Development, partial Rezone and Preliminary Plat for Escalon Park located
on the south side of Highway 20/26 between Middleton Road and Midland Boulevard. As discussed at our
roundtable meeting held on November 3, 2022, Escalon Park is mixed use Planned Unit Development
encompassing a mix of single-family residential lots, multi-family units and commercial parcels, along with a
variety of open spaces and amenities.
SITE HISTORY
The subject property has been annexed into the City of Caldwell for several years with a zoning classification of
R-1 Low Density Residential. Since that time the property has remained in agricultural crop production. In 2020
an application was made for a residential planned unit development. This application ultimately did not gain
approval from the city council and the applicant was directed to work with staff and come back with a plan that
provided a mix of uses for the site, not solely a mix of housing types.
COMPREHENSIVE PLAN, FUTURE LAND USE MAP & ZONING
The City of Caldwell’s 2040 Comprehensive Plan and Future Land Use Map shows this property as Medium and
Low Density Residential surrounded by the Highway Corridor designation adjacent to Highway 20/26.1 For this
reason, we are seeking a Comprehensive Plan Future Land Use Map Amendment to Highway Corridor for the
top portion of our site (north of the Madden Spur Drain easement and east of Santa Ana Avenue) to make the
zoning more harmonious with the surrounding Highway Corridor designations. This is consistent with the
Comprehensive Plan whereby the Highway Corridor section states, “This category includes land that is suitable
for a blend of highway oriented commercial uses, business parks, limited light industrial uses, educational, office
and high density residential uses..”2; and is further supported by the Comprehensive Plan under the “Guidance
on Non-Residential Zoning Exhibit #17” charts found on page 49. For those reasons, along with feedback from
staff, this Future Land Use Map amendment is filed in conjunction with our request to rezone this area to
Highway Corridor. This supports the city’s long-term goals of a commercial corridor along Highway 20/26 and
1 See City of Caldwell Future Land Use Map dated March 30, 2022
2 See City of Caldwell 2040 Comprehensive Plan, Chapter 5 – Land Use, page 42.
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will increase the current and future compatibility with our neighbors to the east and west, both of which are
currently operating commercial enterprises on their properties.
As for the remainder of the site, as previously mentioned, the Future Land Use Map shows Low and Medium
Density Residential, and these designations are intended for R-1 and R-2 zoning respectively. Per the
Comprehensive Plan, Low Density Residential allows for, “A planned-unit development with mixed uses, such as
duplexes, townhouses and compatible non-residential uses, may be permitted at a residential density of not more
than six (6) units per gross acre.”3 Additionally, Medium Density Residential states, “The residential density
range shall not exceed four (4) dwelling units per gross acre for a single-family residential subdivision and shall
not exceed twelve (12) units per gross acre for a mixed use (planned unit development) site.”4
Escalon Park is proposing a total of 432 dwelling units with an overall density of 5.37 dwelling units per acre.
This is well within the maximum dwelling units per acre ranges outlined in the Comprehensive Plan and is
significantly less than what could be proposed with a Planned Unit Development application.
PARTIAL REZONE FROM R-1 TO H-C
Through conversations and our work with staff, Escalon Park has been planned as a mixed-use Planned Unit
Development. As part of this plan, we are proposing to rezone approximately 39.039 acres of our site to H-C
Highway Corridor for reasons previously stated regarding the Comprehensive Plan map amendment. We have
designated this portion of our site as commercial due to its adjacency to Highway 20/26 and Santa Ana Avenue
and believe it will be an attractive location for commercial and retail development. This area is also surrounded
on 3 sides by land designated on the Future Land Use Map as Highway Corridor and therefore the rezoning of
this portion of our site will be more suitable (and in line) with its current and future surroundings; this is also in
compliance with the Recommended Zoning chart on page 49 of the 2040 Comprehensive Plan.
PUD ORDINANCE
Per the City of Caldwell’s Planned Unit Development Ordinance, the intent of a planned unit development
“involves a parcel of land which is planned and developed as a unit under single ownership or control, containing
one or more uses, buildings, and common open space or recreational facilities…” 5 The PUD Ordinance goes on
to further state that the purpose of the PUD is to “encourage the unified and planned development of a site.”
and that the “planned unit development process is intended to provide flexibility, latitude and relief from the
provisions of the zoning ordinance…” 6
3 See City of Caldwell 2040 Comprehensive Plan, Chapter 5 – Land Use, page 44.
4 See City of Caldwell 2040 Comprehensive Plan, Chapter 5 – Land Use, page 45.
5 10-03-07(1) Intent: A planned unit development involves a parcel of land which is planned and developed as a unit under single
ownership or control, containing one or more uses, buildings, and common open space or recreational facilities. The planned unit
development process is not intended to skirt development rules nor results in a detrimental impact on the surrounding community
through its implementation. The administrative procedures for a planned unit development shall be the same as applied to special use
permits.
6 10-03-07(2) Purpose: It shall be the purpose of this section to encourage the unified and planned development of a site held in
individual or corporate ownership at the time of development by the use of a planned unit development process. Such developments
may be permitted without customary division into individual lots, or without specific conformance with the zoning district regulations
as applicable to individual lots or traditional subdivisions subject to the regulations as provided in this chapter; 2A. The planned unit
development process is intended to provide flexibility, latitude and relief from the provisions of the zoning ordinance …”
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Additionally, to qualify for a Planned Unit Development application the proposed development must be
consistent with two (2) or more instances as described in code section 10-03-07(2)A.7 As described in our
Planned Unit Development application forms (attached), the Escalon Park project design and site conditions
qualifies this project for a PUD:
1. Offers a maximum choice of living environments by allowing a variety of housing and building types:
Escalon Park provides for a variety of housing types including traditional single family detached lots, alley
loaded and street loaded patio home lots along with three story walk-up style apartments. This mix of
product type offers a range of housing options for the residents of Escalon Park to choose from.
2. The development promotes mixed use projects which are functionally integrated within the
development and provides services to the primary use. Escalon Park has been designed to provide just
over 39.039 acres of Highway Corridor zoned (HC) area adjacent to Highway 20/26. There are a total of
9 parcels in this zone to allow for flexibility in the development of commercial and retail spaces that will
provide non-residential services and amenities for the residents of Escalon Park and other residents in
the area.
3. Provides a layout which preserves and properly utilizes natural topography and geologic features,
trees, scenic vistas or other vegetation: Mason Creek runs along the western boundary of the site as
well as in part of the most southern portion of the property. Additionally, the Madden Spur Drain
Easement runs east/west through the top third of the site and our project has been designed in such a
way that provides a healthy buffer area between the commercial and residential uses. Both irrigation
easements serve as a natural amenity to the project and will include pathways adjacent to these open
spaces. The vegetation and topography of the easement will remain in accordance with Pioneer
Irrigation District standards.
4. Subject property is constrained or otherwise limited by some obstacle, feature, geometry, condition,
or easement that interferes with applying standard development processes.
The geometry of the parcel is quite unique. This very irregular boundary has with no fewer than 17 line
segments, is somewhat shaped like the letter Y and is broken up by the irrigation easements that run
through the site. The future expansion/development of Santa Anna Avenue and Skyway Drive further
impact the development of the site by splitting it into 4 separate quadrants.
PROJECT DESIGN
Escalon Park is a thoughtfully planned mixed-use development project that is designed in accordance with the
City of Caldwell’s Comprehensive Plan and Zoning Code. Primary access into the project will be from the newly
constructed Santa Ana Avenue that runs north-south through our site. There are a total of 9 commercial lots
north of the Madden Spur Drain easement, eight of which are almost one acre in size (each) and one larger
7 A. The planned unit development process is intended to provide flexibility, latitude and relief from the provisions of the zoning
ordinance only if the proposed development is consistent with two (2) or more of the following instances:
1. The development offers a maximum choice of living environments by allowing a variety of housing and building types.
2. The development promotes mixed use projects which are functionally integrated within the development and provides
services to the primary use.
3. The development provides a layout which preserves and properly utilizes natural topography and geologic features, trees,
scenic vistas or other vegetation.
4. Where a land parcel is constrained or otherwise limited by some obstacle, feature, geometry, condition, or easement that
interferes with applying standard development processes.
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parcel that is nearly 15 acres in size. The variety of lot sizes allows in flexibility for users and provides the
possibility for a big box retailer or grocery store to locate here.
Moreover, running east-west along the southern boundary of these commercial parcels (.25 miles south of
Highway 20/26), Toomes Street will connect from Santa Ana Avenue to the planned Valencia Village project to
our west. Once complete, Toomes Street will be a critical link between Middleton Road and Santa Ana Avenue,
providing a local road connection for the surrounding properties, and thus reducing the need for local traffic to
venture out onto Highway 20/26. Additionally, the Madden Spur Drain runs parallel along the southern edge of
Toomes Street creating additional separation and a natural buffer between the commercial and residential
portions of our project.
BULK ZONING STANDARDS
OPEN SPACES & AMENITIES
In accordance with the Planned Unit Development Ordinance8 and City of Caldwell’s Landscaping Ordinance9
Escalon Park has been designed to provide for a robust and highly amenitized site plan. For both PUD residential
developments and multi-family developments, ten percent (10%) percent open space is required. Escalon Park
includes 12.46 acres or 15.5% of qualified open space. Additionally, due to the irrigation easements running
through the site, there is a total of 25.69 acres (21.67%) common area open space dispersed throughout the
site.
The PUD Ordinance requires a variety of amenities which we have located throughout the site. In addition to
the 8’ wide pathway along Mason Creek, there are a number of micro pathways that connect to larger open
spaces. The community also has a variety of playground and tot lot areas, sport courts, and pool and clubhouse.
All common open spaces are intended to have the required access easements.
PARKING
Each single-family residence will have, at minimum, a two-car garage with a driveway. For lots with 40’ or less
of frontage we have provided an additional 3 parking lots to provide for 30 guest parking spaces (well above the
13 guest spaces required by code. Finally, to support the eight apartment buildings a total of 395 regular parking
spaces and 16 ADA accessible spaces are provided for a total of 2.06 spaces per unit.
PUBLIC SERVICES
Sewer:
Sewer (21”) will extend east from Mason Creek Landing Subdivision, under the Mason Creek to serve
the development site. A combination of 10” and 8” sewer lines will extend throughout the development
site to collect sewage from the subdivision building lots. Caldwell’s Sewer Master plan shows sewer
basins 111 & 363 (see attached) draining north to a future sewer trunk in Hwy 20/26. This would be
ideal, but depends on construction of the trunk prior to tie-in. Sewer profiles included in the preliminary
8 See 10-03-07:Planned Unit Developments (4)A.3.
9 See 10-07-05:Common Open Space Standards(2)A.
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plat show all sewage flowing south. When plans are finalized for the sewer trunk in Hwy 20/26, sewer
service to these basins should be reevaluated as it may avoid fill required to cover the sewer in the
northern reaches of the development. Sewer clearance above the culvert crossing of the Madden Spur
Drain will be critical in design. Import fill will be needed in some areas north of the drain to cover the
sewer lines. Preliminary profiles show approx. 2’ of cover in the shallow areas.
Water:
A 12” water line will be extended down Skyway from Mason Creek Landing Subdivision. Sized per City
through the subdivision – City controls hydraulic water model for potable water. A 12” water main will
be constructed in Santa Anna; interior lines will most likely be 8” in diameter, pending results of water
modeling.
On behalf of Trilogy Development and the entire design team we appreciate your time and effort in reviewing
our application and I am happy to answer any questions you might have. I can best be reached at 208-724-2624.
Thank you for your time and I look forward to hearing from you.
Kind regards,
Bonnie Layton
Bonnie Layton