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Home My WebLink AboutREVISED Huntington Ridge EAST Narrative 05-26-22332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 1 May 27, 2022 City of Caldwell Planning & Zoning 621 Cleveland Blvd Caldwell, ID 83605 RE: Huntington Ridge East Subdivision – Annexation, Preliminary Plat & Planned Unit Development 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 East annexation, preliminary plat, and planned unit development (PUD). Along with this letter, applications & materials have been submitted for the project. We are requesting annexation into City of Caldwell with R-1 underlying zoning of the PUD and approval of a preliminary plat. Project Overview Project Size: ±60.24 – Section 10-03-07(3)O Location: North of Lincoln Rd & between Huntington Ridge West and Mason Rd Total Number of Lots: 224 o 189 buildable, 35 common Average lot size: 6,566 s.f. Minimum lot size: 4,194 s.f. Density: 3.14 units/acre Open Space: 17.66 acres or 29.3% o Usable Open Space 12.16 acres or 20.2%, Qualifying Open Space 7.49 acres or 12.4% Phases: 4 Parcel(s): R3479200000, R3479701000, and a portion of R3479700000 Current Zoning On site: County Ag East: County Ag North: County Ag parcels West: County Ag parcels, proposed Huntington Ridge West Sub (City R-1) South: County R-1 (Goff Sub), County Ag parcel, and City R-1 (Mosaics Public School & El Monterrey Sub) Caldwell 2040 Comprehensive Plan On site & surrounding land use designated as Low Density Residential Proposed R-1 zoning compliments intent of Comprehensive Plan - Section 10-03-07(3)F o Max 3 DUA allowed; development slightly above at 3.16 DUA as a proposed deviation from standard 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 2 Proposed Zoning R-1; Low Density Residential with PUD Land Use The project is within the City’s Area of Impact and contiguous with previously annexed property. Proposed zoning of R-1 is complementary to existing and proposed land uses. 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 and primary use (Section 10-03-07(3)B) is conducive to the transitional nature of the land use, as 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 sewer main extending through Huntington Ridge West, across the Tabor property with a 20-foot easement, and onto the site at Lot 18, Block 1. Sewer will gravity flow to a Lift Station at Lot 22, Block 7. A sewer force main will convey sewer from the lift station to the existing Franklin Regional Lift Station. Irrigation: Individual pressure irrigation services are provided at the front of each lot and connected to an irrigation pump located at the pond in Lot 48, Block 7. Stormwater Internal site stormwater will be collected by each individual lot and routed to stormwater retention ponds or seepage beds on site. These are in Lot 1, Block 1; Lot 1, Block 2; Lot 1 & 25, Block 3; Lot 1 & 12, Block 4; Lot 14, Block 5; and Lot 49, Block 7. 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. All residential lots are fronting local public roadways or have shared access to a local public roadway – Section 10-03-07(3)M. Several access approaches are provided throughout the site. As coordinated with City staff, McCutchen Ave, a classified collector, is proposed to be built from Lincoln Rd, west of Mosaics Public School, to the northern boundary of the site per the City’s Master Transportation Plan. This alignment of the roadway does deviate from the original plan, as it is a planned section line corridor for Florida Ave. The original alignment has property lines that act as a barrier of creating an accessible north-south corridor, therefore, it’s infeasible. The developer has agreed with the City to shift this alignment east, as shown in the preliminary plat, to provide necessary future roadway accessibility for future development north of Huntington Ridge East. The developer is to dedicate a 70-foot right-of-way for the function of this roadway, with 15-foot landscape buffers on either 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 3 side, adjacent to residential dwellings. The southbound approach of McCutchen Ave at Lincoln will included a dedicated right-hand turn lane with additional right-of-way. Four full access approaches (Stallworth St, Tannehill St & Candelaria Dr/Ct) will be provided along this corridor. Stallworth Street is to be stubbed to the sites western property boundary for future connectivity to Huntington Ridge West. A single property separates the two projects, preventing current internal connectivity, however, still providing the future opportunity. Development frontage along Lincoln Rd, a minor arterial, is to have a 35-foot half-width dedicated right- of-way with an additional 20-foot landscape buffer. A full access approach will be provided at Lincoln Rd (Clemente Way) and will service as one of the main entry points of the subdivision with a 15-foot landscape strip on either side along the entirety of this local street corridor. An eastbound right-hand turn lane has been designed with sufficient right-of-way when Lincoln Rd approaches McCutchen Ave. Lastly, per the City of Caldwell Master Transportation Plan, Aviation Way, a minor arterial, is to be extended northbound. A half-width dedication of 40-feet will be provided with an additional 20-foot landscape buffer. At this time, there will be no connection to Lincoln Rd as there is a private home between the eastern boundary of the subdivision and the point of connection of Lincoln & Aviation. Upon completion of buildout of Aviation, two full access approaches will be provided at Kiner Dr & Liriano Dr. As per Sheet C0.0, Note 4, direct lot access will be prohibited onto McCutchen Ave, Lincoln Rd, and Aviation Way. Traffic Expected traffic impacts are provided by the submitted Traffic Impact Study (TIS) which includes both Huntington Ridge East and Huntington Ridge West (SUB21-000048). Recommendations for intersection and roadway segment improvements are provided in this study. Parking – Section 10-03-07(3)L Parking will be provided on each individual dwelling unit. All lots will have 2-3 parking spots in the garage and 2-3 parking spots in the driveway. For lots 45 feet in width and smaller, or cottage lots, one additional space is to be provided for every four residential units of such width. There is a total of 62 cottage lots, therefore 16 offsite parking spots are required and provided. These are centrally located amongst the cottage lots at Lot 14, Block 5. Planned Unit Development Requirements – Section 10-03-07(2) The development must be consistent with two of five requirements listed in Caldwell’s Municipal Code. Huntington Ridge East is consistent with three. Huntington Ridge East offers a maximum choice of living environments by allowing a variety of housing and building types. This development provides three different living options for a single-family detached dwelling. The types offered are a 2-car garage, 3-car garage, and cottage style lots – Section 10-03- 07(3)G. This 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 4 provides flexibility of housing products for a home buyer, effectively mixing varying income levels and housing products. The mixing of housing products will ‘break up’ the visual landscape of residential land use. The project also provides a layout which preserves and properly utilizes natural topography and geologic features, trees, scenic vistas, or other vegetation. Mason Creek is a vital ecological waterway that transverses through the project. It is a natural space that is the home to local flora and fauna. This layout achieves two land use goals: providing much needed residential homes for a growing community, while also preserving natural, ecological resources. The clustering of higher density lots is traded off with the ample open space to preserve the Mason Creek corridor. It is a natural recreational source for residents, where an 8-foot pathway corridor will parallel the creek. Huntington Ridge East also is constrained or otherwise limited by some obstacle, feature, geometry, condition, or easement that interferes with applying standard development purposes. As stated with the prior PUD requirement, Mason Creek encompasses an existing 130-foot easement, which transverses through much of the site. This easement utilizes and fragments much of the available land to be utilized for standard development. Due to the limitations of buildable land, the developer requests to deviate from development standards. Imaginative/Unique Concepts, Innovations, and Designs – Section 10-03-07(3)E A PUD must incorporate imaginative or unique concepts, innovations, and designs. Huntington Ridge East is to stagger the front setbacks of homes. Odd number lots will have a 15-foot setback to the front of livable space with a 20-foot set-back to the face of garage. Even number lots will have an 18-foot setback to the front of livable space, whereas the face of the garage will have a 23-foot setback. The mixed housing products throughout the site will additionally function as a visual ‘break up’ of sight lines. A recreational pond will be provided for residents at Lot 49, Block 7. This pond is to be a fishing pond with a dock, while functioning as a visual & recreational centerpiece of the development. The clustering of development while preserving a natural waterway is an incorporated innovative concept. Trading off clustered, dense residential land use with open space will minimize hard surface areas and enhance the quality of the development and waterway. Landscaping & Amenities – Section 10-03-07(4) All PUDs are to include five-foot micro pathways, eight-foot-wide paved major pathway(s), 10% of qualified open space, and varying bermed street landscape buffers. The first 5-foot concrete micro pathway will provide localized connectivity between Clemente Way & Tekulve Ct, along the southern bank of Mason Creek. It is located in Lot 16, Block 6. Another 5-foot concrete micro pathway is to be provided to connect at Kiner Dr and Mason Creek Pathway in Lot 49, Block 7 and travel eastbound behind Lots 41-48, Block 7 and end at Aviation Way. This will provide localized connectivity and access between the roadways and major pathway and for the proposed pond with a fishing dock. The Mason Creek Pathway Corridor is to be provided along Mason Creek, per the City’s 2040 Bicycle and Pedestrian Master Plan. This will be an 8’ foot asphalt pathway with a 5-foot-wide landscape buffer on either side, providing localized access from the development’s sidewalks and micro pathways. This pathway 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 5 is to begin at McCutchen Ave, just south of the intersection with Candelaria Dr, Lot 1, Block 3. It will travel east, behind Lots 2-11, Block 3 and end at Lot 12, Block 3 and the Candelaria/Sewell intersection. The Mason Creek Pathway is to continue north of Mason Creek at Lot 22, Block 7 and travel eastbound behind Lots 50-52, Block 7 and end at Kiner Dr. The last segment of the pathway begins at Lot 32, Block 6 and travels behind Lots 33-43, Block 6 along Mason Creek, and ends at Aviation Way. Varying bermed landscape buffers are to be provided along the major roadways; McCutchen, Lincoln & Aviation. The qualified open space at Huntington Ridge East is 12.4%, above the required minimum of 10%. As required for a PUD, four amenities must be provided from the pre-approved list per City of Caldwell. The first amenity is a hard surface pickle-ball court to be provided at Lot 1, Block 3, between Mosaics Public School and proposed McCutchen Ave. A tot lot is also proposed at Lot 16, Block 7 along the 5- foot concrete micro pathway that connects Tekulve Ct to Clemente Way, just north of Mazeroski Ln. The third & fourth amenities are located at Lot 49, Block 7. This is proposed to be a fishing pond with access via a dock that is accessible by a micropathway. 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 open space areas. Floodplain The development is within a mapped floodplain area designated AE, especially north of Mason Creek. Coordination and mitigation with FEMA will be required to construct homes with a LOMR map revision. The channel of Mason Creek is a mapped floodway, which no development is proposed in this area. Architectural Renderings – Section 10-03-07(5) Please see below for architectural renderings of each of the proposed housing products and landscaping features on site. 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 6 Cottage Lots 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 7 2-Car Garage Lots 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 8 3-Car Garage Lots 332 N. Broadmore Way | Nampa, ID 83687 | P: 208.442.6300 | to-engineers.com AVIATION | TRANSPORTATION | LAND DEVELOPMENT | INDUSTRIAL WASTEWATER | MUNICIPAL | WATER RESOURCES | ENVIRONMENTAL | LANDSCAPE ARCHITECTURE | SURVEYING | GEOSPATIAL 9 Project Deviations – Section 10-03-07(6) Caldwell Municipal Code (10-03-07(6) supports the developer’s request to deviate from the height, lot line setback, and lot dimension schedule found in Section 10-02-03. The developer request to deviate the setbacks, lot size, and lot width for R-1 zoning. Lot size and lot width is deviated from R-1 standards for the cottage lots. These lots will be a minimum of 4,194 s.f. with a minimum width of 40 feet. The deviations for setbacks apply to all lots and are set to be 15-foot rear and 5-foot interior side setbacks. Front setbacks are to be 15/18 feet to front of living areas and 20/23 feet to front of garage. Odd number lots are to have a 15-foot setback to front of living and 20-foot to front of garage. Even numbered lots are to have a 18-foot setback to front of living and 23-foot to front of garage. The typical for R-1 zoning is 20- foot front and rear and 6-foot interior side setbacks. The last requested deviation is for the maximum density of R-1 zoning. The maximum allowed is 3 DUA even with PUD since there are no proposed multi- family uses on site; however, this application requests to slightly exceed this with a 3.14 DUA. Easements A 10-foot slope easement will exist at the backs of Lots 2-7, Block 7, Lots 14-22, Block 8, and Lots 28- 30, Block 9 to allow maintenance for sloped areas. Mason Creek is protected with a 130-foot easement centered along the flowline as it travels from the SE of the site to the NW. The easement roughly centers along the northern site boundary, where 74 – 75 feet of this easement is maintained. A 20-foot sewer easement will exist at Lot 18C, Block 1 of the development. This is to bring gravity sewer onto sight from the west at Huntington Ridge West. Lastly, a general utility, irrigation, and drainage easement of 10 feet will exist along all rear lot lines and adjacent o public right-of-way. Phasing Plan – Section 10-03-07(3) P This development is to be constructed in a total of four (4) phases. Attached to this application is the phasing plan. Conclusion Thank you for your consideration for this project. We believe this will be a great, innovative, and 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 East, please contact me with the information below. Sincerely, T-O Engineers Alec Egurrola Land Use Planner aegurrola@to-engineers.com (208) 442 – 6300