HomeMy WebLinkAboutSUBNarrative_Emery Sky_V1
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January 31, 2024
Ms. Katie Wright
Caldwell Planning & Zoning Dept.
621 Cleveland Blvd
Caldwell, ID 83605
sent via email
RE: Emery Sky Planned Unit Development, Annexation and Preliminary Plat Applications
Dear Ms. Wright,
On behalf of Trilogy Development, Inc., please accept our applications for a Annexation, Planned Unit
Development and Preliminary Plat for our Emery Sky Planned Unit Development (formerly known at BamBam).
As discussed at our roundtable meeting held on September 14, 2023, Emery Sky is mixed use Planned Unit
Development encompassing a mix of single-family residential lots, 4-plexes and one commercial lot, along with
a variety of open spaces and amenities across nearly twenty percent of the site.
SITE HISTORY
The western portion of our site is already annexed into the City of Caldwell with as zoning designation of R1
(Parcel No. R3273101100). Since the time of annexation, that parcel has remained as farm ground. The eastern
parcel of our site (Parcel No. R3273101000) is not currently annexed and is also used for farming.
COMPREHENSIVE PLAN, FUTURE LAND USE MAP & ZONING
The City of Caldwell’s 2040 Comprehensive Plan and Future Land Use Map these parcels as Low Density
Residential and Medium Density Residential (respectively).
Emery Sky is proposing a total of 265 dwelling units with an overall density of 7.02 dwelling units per acre. This
is well within the maximum dwelling units per acre ranges outlined in the Comprehensive Plan and is less than
what could be proposed (325 dwelling units) with a Planned Unit Development application.
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…” 1 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.”
1 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.
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and that the “planned unit development process is intended to provide flexibility, latitude and relief from the
provisions of the zoning ordinance…” 2
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.3 As described in our
Planned Unit Development application forms (attached), the Emery Sky project design qualifies this project for
a PUD:
1. Offers a maximum choice of living environments by allowing a variety of housing and building types:
Emery Sky provides for a variety of housing types including traditional single family detached lots, alley
loaded and street loaded patio home lots along with three story walk-up style apartments. This mix of
product type offers a range of housing options for the residents of Emery Sky to choose from.
2. The development promotes mixed use projects which are functionally integrated within the
development and provides services to the primary use. Emery Sky has been designed to provide just
over 39.039 acres of Highway Corridor zoned (HC) area adjacent to Highway 20/26. There are a total of
9 parcels in this zone to allow for flexibility in the development of commercial and retail spaces that will
provide non-residential services and amenities for the residents of Emery Sky and other residents in the
area.
PROJECT DESIGN
Emery Sky is a thoughtfully planned mixed-use development project that is designed in accordance with the City
of Caldwell’s Comprehensive Plan and Zoning Code. Primary access into the project will be from Lake Avenue
and the extension of Moss Lane. There are a variety of housing types and a total of 265 residential units, along
with one commercial lot. The variety of lot sizes allows in flexibility and housing choices for residents and
provides the possibility for a daycare operator to locate here.
PHASING PLAN
Emery Sky will be developed in three (3) phases. Phase 1 will start in the southeast corner of our site and will
include improvements along Lake Avenue, and along a portion of our southern boundary at Moss Lane. Phase
2 will include development of the northern portion of our site, concluding with Phase 3 along the western end
of our site.
2 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 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 …”
3 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.
2. The development promotes mixed use projects which are functionally integrated within the development and provides
services to the primary use.
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.
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BULK ZONING STANDARDS
As part of the PUD process, Emery Sky proposes a modification to the bulk zoning standards as follows:
OPEN SPACES & AMENITIES
In accordance with the Planned Unit Development Ordinance4 and City of Caldwell’s Landscaping Ordinance5
Emery Sky 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. Emery Sky includes 6.89 acres or 18.26% of
qualified open space. Additionally, due to the irrigation easement running north-south through the site, there
is a substantial amount of additional open space connected to the qualified open spaces which is not included
in these calculations as restricted by code.
The PUD Ordinance requires a variety of amenities which we have located throughout the site. In addition to
the 8’ wide pathway running east-west through our large central park, there are a number of micro pathways
that connect to larger open spaces. The community also has a variety of playground and tot lot areas and sport
courts.
PUBLIC SERVICES
Water, Wastewater and Irrigation:
Sewer (15”) exists in Florida Avenue. Sewer line extension is required and will provide for a 25” line.
Water will be extended with a minimum 12” line as required by the engineering department.
Pressurized irrigation will be developed to extend from the Milagro station with any of the necessary
upgrades as determined by staff.
4 See 10-03-07:Planned Unit Developments (4)A.3.
5 See 10-07-05:Common Open Space Standards(2)A.
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On behalf of Trilogy Development and the entire design 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