HomeMy WebLinkAboutREVISED Huntington Ridge WEST Narrative 05-26-22 (1)332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com
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May 27, 2022
City of Caldwell
Planning & Zoning
621 Cleveland Blvd
Caldwell, ID 83605
RE: Huntington Ridge West Subdivision – Annexation & Preliminary Plat
Dear City of Caldwell Planning & Zoning Staff, Planning & Zoning Commission, and City Council,
This letter is to accommodate and describe the intent of Huntington Ridge West annexation and
preliminary plat. Along with this letter, applications & materials have been submitted for the project. We
are requesting annexation into City of Caldwell with R-1 zoning and approval of a preliminary plat.
Project Overview
Project Size: ±30.43 Acres
Location: North of Lincoln Rd & between George Ave & Mosaics Public School
Total Number of Lots: 100
o 84 Buildable
Average lot size: 8,646 s.f.
Minimum lot size: 8,000 s.f.
Density: 2.76 units/acre (gross); 4.86 units/acre (net)
Open Space: 10.8% or 3.3 acres
Phases: 2
Parcel(s): R3480401000, R3480300000, R3480400000, R3479201000, R3479801100
Current Zoning
On site: City R-1 (0.93 acres), County Ag (29.50 acres)
East: County Ag; Mosaics School, proposed Huntington Ridge East (City R-1, PUD)
North: County Ag parcels
West: City R-1 parcels
South: City R-1 parcels (approved Liberty Springs Sub)
Caldwell 2040 Comprehensive Plan
On site & surrounding land use designated as Low Density Residential
Proposed R-1 zoning compliments intent of Comprehensive Plan
o Max 3 DUA allowed; development below threshold at 2.76 units/acre
Proposed Zoning
R-1; Low Density Residential
332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com
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Land Use
The project is within the City’s Area of Impact and is contiguous with previously annexed property.
Proposed zoning of R-1 is complementary to existing and proposed land uses in this area. This area of
Caldwell is transitioning from agricultural land use to low density, single-family residential. It is indicative
and supported by the Caldwell 2040 Comprehensive Plan. R-1 zoning is conducive to the transitional
nature of the land use, as it there are existing agricultural grounds adjacent and in proximity to the
development.
Utilities
Water: Individual services provided by the City of Caldwell. Water to be connected from existing
12” water main in Lincoln Rd.
Sewer: Individual services provided by the City of Caldwell. Sewer to be connected from existing
sewer main to the northwest of Huntington Ridge West at Polk St and to be extended ‘to
and through’ the site. This system will be extended to Huntington Ridge East. See Sheet
C2.1 for Master Sewer Plan.
Irrigation: Individual pressure irrigation services are provided at the front of each lot and connected
to an irrigation pump located in Lot 11C, Block 1.
Stormwater
Internal site stormwater will be collected by each individual lot and routed to stormwater retention ponds
located on either side of the A Drain.
Roadways & Access
Internal roadways on site are to be dedicated to the public and designed per City of Caldwell standards
at 53-foot ROW with 5-foot attached sidewalk on either side. A single access approach, Goodman Ave,
will be provided at Lincoln Rd in alignment to the proposed approach access for Liberty Springs
Subdivision, directly south of Huntington Ridge West. A 20-foot landscape buffer is proposed along
Goodman Ave as it travels from Lincoln Rd to Stallworth Street. The half right-of-way width along Lincoln
Rd, a local collector, will be designated at 35 feet with a 5-foot detached sidewalk. An Additional 20-foot
landscape buffer is provided along Lincoln Rd. Lot 5C, Block 1 will be a shared driveway to serve Lots 4,
6 & 7, Block 1. Lot 52C, is also a shared driveway to serve Lots 53 & 54, Block 1. Emergency access will
be provided in Lot 24C, Block 1 to provided for emergency service access to the development from Nixon
St. Lastly, Stallworth Street has been stubbed to the project’s eastern boundary for future connectivity to
the east and to Huntington Ridge East, as a single property separates the two projects.
Traffic
Expected traffic impacts are provided by the submitted Traffic Impact Study (TIS) that was provided with
Huntington Ridge East, as it encompasses both West & East projects.
332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com
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3
Easements
An existing 33-foot irrigation easement along the A Drain shall remain on site as it travels from south to
north, through the center of the development. Two 20-foot sewer easements, located in Lot 10 & 32,
Block 1 are proposed for the extension and connection of the gravity sewer system. A variable slope
easement at the back of Lots 23—32, Block 1 will also encompass an irrigation easement for a concrete
drain dith and private irrigation pipe. The concrete drain ditch is to collect drainage as the slope descends
from the western property line and to the east. A 20-foot slope easement is proposed at the back of Lots
17—27, Block 2 for the protection & maintenance of the sloped areas.
Landscaping
Per the submitted Landscape Plan, 5-foot pathways & micro pathways will provide for pedestrian
connectivity throughout the site and to the greater Caldwell 2040 Bicycle and Pedestrian Master Plan.
Open space will be retained around the A Drain, with pathways and landscaping on either side of the
drain. A playground will be provided in Lot 16C, Block 1 with additional landscaping. Along the northern
boundary of the site, a 6-foot-tall berm with a 6-foot-tall vinyl fence and accompanying landscaping will
function as a visual buffer between the development and the adjacent properties. The amount of qualified
open space provided is 10.8%, which is well above the required minimum of 6%.
Fencing
Perimeter 6-foot vinyl fencing will be provided for the development. 5-foot steel/iron view fencing will be
provided for back of lots facing the A Drain, north of Stallworth Street.
Conclusion
Thank you for your consideration for this project. We believe this will be a great, collaborative project for
the City of Caldwell, the developer, and the design team. We have worked comprehensively on this
project to create a distinguishable, well-planned product and kindly ask for approval. If you have any
questions and/or comments pertaining to Huntington Ridge West, please contact me with the information
below.
Sincerely,
T-O Engineers
Alec Egurrola
Land Use Planner
aegurrola@to-engineers.com
(208) 442 - 6300