HomeMy WebLinkAboutNarrative_TheCollections_V1
Land Use Planning & Design/ Project Management/ Real Estate
1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208) 871-7020 Fx. (208) 321-0525
E-mail: steve@ateamboise.com
May 26, 2022
Mrs. Debbie Root
Senior Planner
City of Caldwell
621 Cleveland Blvd.
Caldwell, Idaho 83605
Dear Debbie:
Subject: The Collections Subdivision
On behalf of Doeppel Premier Properties, A Team Land Consultants presents to the
City of Caldwell, an Annexation/Rezone, Preliminary Plat and a Planned Unit
Development application for the proposed Collections Subdivision. The subject
property is located on the northeast corner of Laster Street and Florida Avenue. The
property contains 30.31 total acres and is identified as Canyon County Assessor’s Tax
Parcel Number R3251900000 and R3251901000.
Project Summary
The applicant is proposing 67 single family lots, 74 townhome lots and 17
common lots. The site is currently zoned Agriculture, and we are asking for the
PUD and R-2 zone for the dimensional standard on the townhome/triplex lots.
The townhomes will range from 1,400-1,800 square feet and the single family will
range from 1,400 to 3,200 square feet. All the common lot landscaping is
proposed to be maintained by the homeowner’s association. The perimeter is
proposed with 6-foot fencing, the same as with some of the common areas.
Access Roads and Connectivity
Primary access to the proposed development will be a road off Florida Avenue
and one-off Laster Street. A stub street was provided to the north for future
connectivity to that parcel when it redevelops. All the roads will be constructed to
a public street standard with curbs, gutters, and sidewalks within 53-feet of right-
of-way. Both Florida and Laster will also be improved with curbs, gutters, and
sidewalks, along with 15-foot landscape buffers. The development also
proposes numerous internal pathway connections to encourage pedestrian
activity and mobility.
Proposed Buildings
As part of the application, we are submitting color photographs of the proposed
townhome buildings. This is a proposal attaching the units in a combination of
two and three buildings to provide for a mix of housing products. The color
combination for the buildings will be a mixture of earth tones as shown on the
submitted pictures. The fascia and trim will be designed in such a way as to
better accent the earth tones. Variations in wall panels and rooflines are
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provided to add to the architectural appearance. All the buildings will be
constructed to a minimum of a Silver LEED standard, thus providing energy
efficiency. This in turn allows the mechanical units to be constructed smaller.
Two-foot fencing will be provided to screen the mechanical units.
The buildings and the facades are architecturally attractive and help function to
promote a higher end townhome. The square footage of the townhome buildings
will range from 1,400 to 1,800 square feet. There will be a mix of 2- and 3-
bedroom units. All are provided with a two-car garage and additional space in
front of the garage for another two cars. Additional guest parking has been
provided throughout the site. All the townhomes are two stories with balconies
on the second floor and a patio at the ground level. There will be varying
facades for the buildings throughout the site to break up the front elevations.
Landscaping and Amenities
There is approximately 3.90 acres of open space being proposed. A landscape
plan has been prepared in accordance with the City standards. The applicant is
proposing roadway buffers along both Laster and Florida. These buffers have
not been included in our open space calculation. An Open Space Calculation
map has been provided showing how we calculated the open space. New
pathways are proposed to connect to all the existing pathways within the
subdivision. All the common lot landscaping will be maintained by a subdivision
owners association. Several gazebos and plaza/sitting areas are provided
throughout the development, and linear parks and pocket parks are provided. All
residents will have equal use of the amenities.
Utilities, Irrigation, Storm Drainage and Parking Facilities
There are existing wet and dry utilities within Florida Avenue adjacent to this
site’s boundary. The developer is proposing to extend both City sewer and water
from the west and south into this site. Dry utilities will also be extended into all
building lots. Subsurface seepage beds will dispose of the storm water.
Pressurized irrigation is proposed to all common areas and building lots. All
storm drain will be designed to accommodate the 100-year event. During the
construction of the site, a storm water pollution prevention plan will be provided,
and best management practices will be implemented. All the parking has been
designed to City standards.
Neighborhood Meetings
On July 18, 2020 there was a virtual neighborhood meeting conducted via Zoom
prior to submitting this application. There was one adjacent owner, Alvin Powel,
that attended that meeting. There was not any concern with our development,
and most of the discussion was how we were bringing in utilities so that he could
develop his property. For the most part the neighbor took the proposed
development very well.
PUD Exception Request
As part of the application, we are submitting a PUD application with the
preliminary plat and rezone application. A PUD allows for the request of certain
exceptions. The following are the exceptions that we are requesting:
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1. Minimum lot size in the R-2 zone is 6,000 S.F, we are asking for 2,280 for the
townhomes and 5,000 S.F for a portion of the single family.
2. Minimum lot frontage for the R-2 zone is 45-feet, we are asking for 26-feet for
the townhomes.
3. Minimum street side setback for the R-2 zone is 15-feet, we are asking for 10-
feet for the townhomes and the 5,000 square foot lots.
4. Minimum side setback for the R-2 zone is 6 feet we are asking 0 feet for the
interior towns where a common wall is shared.
5. Minimum side setback for the R-2 zone is 6 feet, we are asking for 6 feet
between duplex and triplex buildings (3 feet to property line),
For these exceptions we are proposing additional amenities, such as gazebos
and plazas, detached pathways and linear open space, pocket parks, parking
areas for the townhomes and a pathway along the Caldwell Canal at the east
end of the subdivision.
Vision Statement
Our vision is to promote a residential development with a series of building styles
to provide multiple housing choices within the City of Caldwell. This site is
centrally located in an area of the City that has been developed with other
residential uses. The landscaping and amenities provided throughout are very
esthetic and also provide a very pedestrian oriented amenity. The amenities are
provided to enhance the livability of this development and promote a sense of
being.
The Developers is proposing several architectural styles of buildings within the
subdivision that will provide a varied streetscape. This mix of development
product will enhance the subdivision and provide value to the subdivision years
after it has been developed. The landscaping and screening provide the
residents of this development a more private sense than a typical site, and the
neighboring uses will have little impact from this development. This development
will enhance the community and the project will be an asset to the City.
It is anticipated that the applications are in compliance with all applicable plans and
codes adopted by the City. Please notify us as early as possible if you should need
additional clarification or information regarding this application. The proposed
development will be a great addition to the City. I look forward to working with the City
as this development moves forward in the process.
Sincerely,
A Team Land Consultants
Steve Arnold
Project & Real Estate Manager
Cc: John Doeppel