HomeMy WebLinkAboutJayhawk Creek Narrative 9.10.23September 10, 2023
City of Caldwell
Planning and Zoning Department
621 Cleveland Boulevard
Caldwell, ID 83605
RE: Jayhawk Creek Subdivision / Annexation, Zoning, and PUD & Preliminary Plat Applications
Dear Staff and Council:
We are pleased to submit the enclosed applications associated with the Preliminary Plat for
Jayhawk Creek Subdivision (hereafter “Jayhawk”).
Project Background
Jayhawk is a 13.81-acre single-family residential development located west of Florida Avenue
and north of Ustick Road. The following applications will allow for an R2 PUD residential
development consisting of 75 residential lots, 13 common lots, and one shared driveway lot.
The average lot size will be 4,469 Sf., with the smallest lot being 3,412 Sf. The residential gross
density is 5.43 DU/AC. The Total Common Area is 26.1% or 2.43 acres with 11.4% or 1.58 acres
meeting the requirement for Usable Common Area. Currently, the subject parcel is located
within Canyon County with an R1 zoning designation. Jayhawk will be developed in two
phases.
PUD Design Concept
Jayhawk meets the intent of the PUD ordinance since 1) the development offers a variety of
housing and building types, 2) the subject property is considered infill due to over 50% of the
surrounding land within 300’ being already annexed into the City of Caldwell, and 3) the subject
property is constrained by its limited access and public street frontage along Florida Avenue.
Jayhawk will provide the City of Caldwell with two types of single-family residential homes, a
detached product, and an attached “duet” product, providing a range of housing options for
Caldwell residents. The overall density and variety of lot sizes will also be consistent with the
Comprehensive Plan and the intent of Caldwell’s PUD ordinance.
Due diligence was completed to determine the feasibility of a commercial component for this
PUD application, however, due to the limited frontage and access restraints, commercial uses
within this site proved to not be feasible. Without frontage along a public roadway to provide a
commercial building adequate visibility, a commercial user would not be able to run a profitable
business resulting in a perpetually vacant commercial space. Rather than provide a commercial
space that would provide no meaningful value to the community, we chose to amplify the
amenity package and increase the homeowners' quality of life. The preliminary plat submitted
shows the location of the anticipated uses, but the specific home size, location, and ordination
will be finalized later when a builder team has been chosen for the homes in the subdivision.
The planned unit development process is intended to provide flexibility, latitude, and relief
from the provisions of the zoning ordinance in exchange for innovative, economical, and
attractive development which allocates appropriate areas for improvements, open space,
and recreation. Due to our desire to provide elevated open space, ample amenities, and a
mix of housing products that can best serve the community, we are requesting three
waivers.
First, we request a 7.5’ rear setback waiver for Block 2 Lots 2-11 and 21-28 and a 12.5’ rear
setback waiver for Block 4 Lot 2-5. This will allow for several different building footprints to be
utilized on all the duet lots, particularly those located on the centralized Major Pathway, which
will help produce a diverse and visually appealing development. Not all the lots will likely
utilize the entirety of the setback waiver, however, it will allow flexibility as we complete the
final architectural design for these duet lots.
Second, we request a minimum lot width waiver on Block 2 Lots 2-19 and 21-18. The lots are
37.5’ wide which is 2.5’ less than the standard for the zone.
Third, we request a waiver to have the community parking stalls directly adjacent to the public
roadway. The parking stalls were strategically placed within the core of the development along
the least trafficked area and the adjacent residential lots were intentionally oriented to not look
directly upon the parking. This will ensure the parking stalls do not cause issues with the overall
traffic flow of the development and adequately allow the residents and their guests to utilize the
central amenities.
The planned unit development process is intended to provide flexibility, latitude, and relief from
the provisions of the zoning ordinance in exchange for innovative, economical, and attractive
development which allocates appropriate areas for improvements, open space, and recreation.
Approval of both waivers will provide Jayhawk the flexibility needed to develop a high-quality,
creative, and unique development that will greatly benefit the residents who reside within it.
Overall, Jayhawk is a uniquely positioned infill property that has been thoughtfully designed to
bring forth an elevated, high-quality development to the core of Caldwell. With a variety of
housing types and an array of purposeful amenities, Jayhawk will fill a substantial need within
Caldwell for developments that innately create a community for its residents.
Landscaping and Amenities
Jayhawk Subdivision will be beautifully landscaped with trees and other plant materials
throughout the common area. Jayhawk Subdivision will have a centralized open space area that
includes outdoor seating, a fire pit, meandering walking paths, pickleball courts, a basketball
court, a playground, a community garden area, and a gazebo/BBQ area so residents can fully
utilize and enjoy the open space in the subdivision. Pedestrian pathway connections, both 8’
Major Pathways and 5’ Minor Pathways, are also planned throughout the subdivision to provide
connections to the active common areas and adjacent parcels. In addition, the individual homes
will be constructed with fire suppression sprinklers providing a safety benefit to the
development.
Applications
As discussed during the pre-application meeting with the City staff, the required applications are
as follows: Annexation & Rezone, PUD, and Preliminary Plat Applications.
Preliminary Plat:
The proposed preliminary plat consists of 75 residential lots, 13 common lots, and one shared
driveway lot. The average lot size will be 4,469 Sf., with the smallest lot being 3,412 Sf. The
residential gross density is 5.43 DU/AC. The Total Common Area is 26.1% or 2.43 acres with
11.4% or 1.58 acres meeting the requirement for Usable Common Area.
Annexation & Rezone:
The applicant proposes the annexation of approximately 13.81 acres currently zoned R1 in
Canyon County. We are requesting an R2 PUD Residential Zoning. The property is located within
the City of Caldwell’s Area of Impact and the proposed zoning is compatible with the existing
Comprehensive Plan designation.
We appreciate the opportunity to present these applications to the City of Caldwell, in
particular the Department of Planning and Zoning. As you complete your review, please don’t
hesitate to let me know if we can provide any additional information to clarify the project’s
vision. I can be reached via email at riley@markbottles.com or by phone at 208-585-7721.
Sincerely,
Riley Verner
Zion Ventures, LLC