HomeMy WebLinkAboutHomesteads at Wilson Creek_Narrative_V1
April 17, 2024
Ms. Katie Wright
Caldwell Planning & Zoning Dept.
621 Cleveland Blvd
Caldwell, ID 83605
sent via email
Re: Homesteads at Wilson Creek – Planned Unit Development
Located at 3307 E. Ustick Road, Caldwell, ID (Parcel Nos. R3582900000 & R3582500000)
Dear Ms. Wright,
On behalf of Dominium, Inc., please accept our PUD application for Homesteads at Wilson Creek, an innovative, non-
traditional residential development that is oriented horizontally located at 3307 E. Ustick Road, Caldwell, ID. Our
plan is to develop a Build-for-Rent (BFR) community to be constructed, owned, managed, and operated by Dominium,
Inc. This Planned Unit Development application encompasses 28.06 acres and proposes a total of 251 dwelling units
on the site consisting of a variety of housing options.
The site plan designed to house several free standing homes on one lot and our unit configuration are not currently
considered under Caldwell City Code; nor is this configuration contemplated in the definition for a multi-family
development which requires a minimum of seven units per building instead of per parcel1. Due to these very narrow
definitions and the nature of our development plan, we are submitting this request for a Planned Unit Development
under section 10-03-07 of the Caldwell City Code.
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…” 2
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 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” and that the “planned unit development process is intended to provide flexibility, latitude and relief
from the provisions of the zoning ordinance…” 3
1 10-03-11 Definitions: Dwelling, Multi-Family: A building containing seven (7) or more dwelling units, including units that are located one
over the other.
2 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.
3 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
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.4 As described in our Planned Unit
Development application forms (attached), the Homesteads at Wilson Creek proposed project 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:
Homesteads at Wilson Creek provides for a variety of housing types and sizes including single story 2-
bedroom units, single story 2-bedroom duplex units, two story 3-bedroom duplex units, two story 4-bedroom
duplex units, two story 3-bedroom townhouse style units, and 4-bedroom townhouse style units. These
homes will range in size from 918 square feet to 1,439 square feet. Additionally, each of these units has its
own private patio yard and unlike most traditional multi-family/high density projects, all residents can access
their front door from the ground level, which is typically not found in our local market.
2. Provides a layout which preserves and properly utilizes natural topography and geologic features, trees,
scenic vistas, or other vegetation: The Wilson Creek runs along the eastern and northeastern boundary of
our site. This serves as a natural amenity to the project and is where we will be building a section of the
regional pathway designated for this location. The vegetation and topography of the easement will remain
in accordance with Pioneer Irrigation District and Bureau of Reclamation standards.
3. Subject property is constrained or otherwise limited by some obstacle, feature, geometry, condition, or
easement that interferes with applying standard development processes: Currently the property has limited
access via Ustick Road at our southern boundary. The Wilson Drain is a significant feature that limits
connection to the parcels to our east. Additionally, the subdivision to our west was not required to provide
any stub street nor any sort of emergency vehicle access to our parcel when it was platted thus creating the
need for a crossing of the Wilson Creek at the northern end of our site.
Finally, the PUD Ordinance specifically states that much greater latitude is permitted than in conventional and
traditional regulations for development.5
COMPREHENSIVE PLAN & DENSITY
As previously mentioned, Homesteads at Wilson Creek is a 28.06 acre site. The City of Caldwell’s 2040 Comprehensive
Plan and Future Land Use Map shows this property as Medium Density Residential.6 This designation is intended for
R-2 zoning which allows for up to 25 dwelling units per acre under the PUD process7. Homesteads at Wilson Creek
includes a total of 251 dwelling units or 8.95 dwelling unit per acre. Thus, our project density is significantly less than
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 …”
4 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.
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. 5 10-03-07(2)D. Latitude: Following the spirit and purpose of this section, much greater latitude is permitted than in conventional and
traditional regulations for development.
6 See City of Caldwell Future Land Use Map dated March 30, 2022
7 See City of Caldwell 2040 Comprehensive Plan, page 45: “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.”
the maximum dwelling units allowed for the site under the PUD ordinance (337 dwelling units). At this time, we
would also like to note that a previous PUD application (Silver Meadows) was submitted and approved by City Council
for a total of 251 dwelling units in June, 2023 which is consistent with the number of dwelling units we are proposing
in this new application.
EXISTING CONDITIONS & SITE DESIGN
Homesteads at Wilson Creek is an innovative residential development plan and product design that is oriented
horizontally (instead of vertically) and includes units that are both freestanding and paired. All the units for the
project will be constructed on a total of 2 parcels and served by private service drives that are 26- and 30-feet wide
looping throughout the site. As noted on our plans, the main entrance to the site will be from Ustick Road at our
southern boundary, with a second access at the northern end of our site tying in to Everett Street across from S. 41st
Avenue. The internal service drives provide for vehicular connectivity throughout the site and are designed to comply
with all required fire code standards for emergency vehicle accessibility. The service drives are also in compliance
city design standards for internal service drives8 and more specifically their purpose9 as outlined in the code. The
service drives we are proposing meet the same standards as are required for any other multi-family type residential
community where units do not take direct access from a public street.
Along Ustick Road we will have a five-foot landscape buffer separating the back of curb and eight-foot detached
sidewalk and, per the Planned Unit Development ordinance,10 we have incorporated berms into our landscape design
in this area. These berms are noted on the landscape plans and are thoughtfully integrated with the detached
sidewalk adjacent to Ustick Road. This design will provide for an enhanced landscape aesthetic and additional
pedestrian safety and comfort.
BULK ZONING STANDARDS
All buildings at Homesteads at Wilson Creek are placed a minimum of twelve (12) feet apart to ensure appropriate
fire separation is maintained; for all duet units, construction will adhere to all appropriate building and fire code
regulations for adequate fire protection at the common wall. In general, the site plan and dwelling units are designed
to comply with all fire and building code life safety standards for the community’s residents. The development team
has had several conversations with the City of Caldwell’s building and fire departments, and the feedback we have
received regarding our concept is that the layout of our site plan and units satisfies those respective code
requirements.
OPEN SPACES & AMENITIES
In accordance with the Planned Unit Development Ordinance11 and City of Caldwell’s Landscaping Ordinance12
Homesteads at Wilson Creek has been designed to provide for a robust and highly amenitized site plan. For PUD
residential developments, ten percent (10%) percent open space is required. The Homesteads at Wilson Creek site
plan includes 8.95 acres or 32.8% of qualified open space. Additionally, approximately 3.00 acres (10.7%) of open
space is found adjacent to Wilson Creek. While this area is considered non-qualifying, it will either be landscaped or
8 Caldwell City Code 10-14-01: Internal Circulation Routes for Multi-Family Developments
9 10-14-01(2) Purpose: The purpose of these regulations related to internal circulation routes for multi-family developments is as follows:
A. To provide for traffic safety, to minimize the impacts on the public circulation system, and to make appropriate connections to
surrounding pathways and roadways. B. To provide for adequate access for emergency services. C. To provide for internal vehicular and
pedestrian circulation within the development and provide for onsite-to-offsite/offsite-to-onsite movement for residents and/or users of
the circulation routes.
10 10-03-07(4) A.4: Varying bermed street landscape buffers of a two to one (2:1) to three to one (3:1) ratio.
11 See 10-03-07:Planned Unit Developments (4)A.3.
12 See 10-07-05:Common Open Space Standards(2)A.
left natural (as required) and is still decidedly an open space amenity. Unique to the project, we also include 2.31
acres (8.5%) of private patio open space.
The PUD Ordinance requires a variety of amenities which we have dispersed throughout the site. In addition to the
internal micro pathways that connect to larger open spaces, the major/regional pathway along Wilson Creek will be
a nice walking path that is approximately 2260 lineal feet stretching from Ustick Road to the northern most corner of
our site. This regional pathway is designed to be eight (8) feet wide and will be landscaped on both sides (where
possible) in accordance with city standards. Our plan does require a small request for alternative compliance to
reduce the landscape strip on either side of the pathway from five (5) feet down to two (2) feet in some areas. This
request is supported by city code 10-07-04: Alternative Methods of Compliance where the code recognizes that “…the
landscaping requirements cannot anticipate all landscape situations. It is also recognized that there may be landscape
applications or solutions which are in keeping with the spirit and intent of the landscape regulations but were not
anticipated in a specific regulation. Therefore, the planning and zoning department may allow for alternative
compliance to encourage creative landscaping pursuits or to resolve other issues that cannot comply with this
article…..(2)A. Site conditions are such that full compliance is impossible or impractical due to ….other constraints.13
By granting this modification it will also allow us to maintain an wider buffer area along our western boundary.
Currently no buffer strip is required in this area of our site however we believe providing a fifteen (15) foot wide
buffer will be a welcome and aesthetically pleasing transition from the higher density housing we are proposing and
the residential subdivision to our west.
As listed in the application forms, we also are providing a clubhouse with community rooms, tot lot and a dog park
along with open grassy areas throughout the site. All common open spaces are intended to have the required access
easements (as noted on the site plan). Bicycle parking will be provided at each unit where residents can store their
bikes in the private patio areas. Additional bike racks will be placed throughout the site for visitors. Overall, the scale
of the buildings and pedestrian connectivity throughout the site provides a safe and enjoyable environment for
residents and visitors to Homesteads at Wilson Creek.
PARKING AND BUS STOP
As noted on the plans, Homesteads at Wilson Creek provides ample parking for guests and residents, of which 131
spaces will be covered. Per city code 2.0 parking spaces per unit is required. The project site includes 536 parking
spaces, well above the 502 parking spaces required by code. Additionally, a school bus stop is planned at the north
end of our site, and we are working with Valley Regional Transit to explore the opportunity to have a bus stop along
Ustick Road. With the Valley Regional Transit depot less than a mile and a half to the southeast, this area is ideally
located for future bus route development.
PRODUCT TYPE & MARKET DEMAND
The build-for-rent program is a new development concept and is quickly becoming the most sought-after higher
density residential rental community option for individuals and families looking for a place to call home. It combines
the freedom, space and feel that comes with single-family living with all the convenient amenities and low
maintenance living of a traditional multi-family community. All building, site amenities and landscape maintenance
are taken care of just as they would be for any other multi-family project owned, maintained, and operated by
Dominium, Inc.
Homesteads at Wilson Creek is an innovative 1- and 2-story rental product combining the freedom and space that
comes with single-family living with all the convenient amenities and low maintenance living of a traditional
multifamily community. Typical residents at Homesteads at Wilson Creek value the peace and quiet of having their
13 See Caldwell City Code 10-07-04: Alternative Methods of Compliance
own four walls with no one above or below them and their own private patio yard area to entertain friends and
family. Some of the features that will appeal to residents include: a safe neighborhood and private patio yard for kids
to enjoy, the ability to get to know their neighbors and feel part of a community, along with low-maintenance living.
This is a product type that is also appealing to empty nesters and older residents looking to downsize and prioritize
comfort over size and who don’t want to worry about maintaining a large yard nor taking out a new mortgage.
Along with the variety of great attributes of this community we are focused on the renter demographics and housing
needs of the area. The national housing shortage has become a crisis, one that Idaho has not avoided on neither a
regional nor local level. While demand for housing has remained extraordinarily high, supply has lagged significantly.
With home prices rising rapidly, many would-be buyers have been priced out of the market in Caldwell and
surrounding areas. Rising mortgage rates recently introduced by the federal government in an attempt to ward off
steep inflationary pressure has made home ownership even more out of reach for prospective homebuyers.14
Additionally, skyrocketing home values year over year have driven up property taxes for thousands of homeowners
throughout Idaho. For these reasons, along with lifestyle and/or stage of life considerations, build-for-rent
communities like Homesteads at Wilson Creek are becoming an ever-increasingly attractive option for people from
all walks of life and ages.
In addition to supporting a variety of the goals of the City, the Homesteads at Wilson Creek site plan includes
considerations for maximizing the unique features of the property and is designed to be an exceptional enclaved
development with a diversity of housing options, community amenities, open spaces, along with ease of access to
nearby commercial areas and rapidly expanding employment centers. We believe Homesteads at Wilson Creek is
thoughtfully designed to provide quality housing options for the City of Caldwell, fosters a sense of community for its
residents, and fits well with the surrounding residential development in scale and character.
On behalf of the entire Homesteads at Wilson Creek 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
14 “Now, owning a home costs $839 more per month than renting. This differential is almost $200 higher than at any time since the turn of
the century” John Burns Consulting