HomeMy WebLinkAboutNarrative_Soterra1_V1September 12, 2024
Katie Wright
Senior Planner
City of Caldwell Planning and Zoning
205 S 6th Ave, 2nd Floor
Caldwell, Idaho 83605
RE: Soterra Subdivision – Phase 1 | Final Plat Application
Dear Ms. Wright,
We are pleased to present applications for final plat associated with the Soterra Subdivision – Phase 1.
The Land Group, Inc. is pleased to represent the applicant/developer, Landex ID Soterra, LLC.
Background
The project site is generally located on
the southwest corner of Ustick Road
and Kimball Road.
The development is located at 205 W.
Ustick, which is south of W Ustick Road
and east and north of the Phyllis Canal.
The property includes one 38-acre
parcel (R3258300000). The property
currently zoned Ag in Canyon County.
The development was approved under
case number ANN21-000004/ SUP-21P- 01
for annexation; zoning and preliminary
plat.
Figure 1 – Vicinity Map, subject properties highlighted
Page 2 of 7
Final Plat
The proposed final plat of Soterra Subdivision, phase 1 is consistent with the approved preliminary plat.
Phase 1 includes a total of +/- 24 acres and proposes 68 total lots which includes 60 single-family
residential lots with 8 common lots, for a total of 68 lots in the R-1 zone,
The overall gross residential density of Soterra, phase 1 is 60 lots / 22.2 acres or 2.7 dwelling units per
acre. The 6 common lots comprise 3.23-acres or 14.5% of the R-1 property.
The minimum residential lot size is 8,001 square feet, while the maximum residential lot size is 26,977
square feet. The average residential lot size is 10,011 square feet.
Lot Layout, Configuration & Home Design
The proposed residential lots within Soterra Subdivision, phase 1 comply with the dimensional standards
of the proposed R-1 zoning designation. The residential lots on the east property line are proposed to be
single-family and aligned 1:1 to the properties to the east as a matched transition.
Although it has a unique shape, the subdivision is a traditional neighborhood design of regular lots and
blocks arced to follow the curvature of the Phyllis Canal. The street curvature provides interest to the
streetscape of these blocks.
Common areas are consolidated to large parklands designed to be easily accessible to the Soterra
homeowners. The amenities include a playground, seating areas with benches, pickleball court, open
grassy play areas, and a picnic shelter with picnic tables.
Availability of Services
All utilities necessary to serve the proposed development are existing, adjacent to the site and provide
sufficient capacity to meet the project’s needs. Pressurized irrigation for the project will be delivered
through the City’s PI system.
Roadways within the project will be public and dedicated to the Caldwell Highway District. Primary access
will be from Ustick Road via an extension of Kimball Road. A secondary access is planned via an existing
stub street, E. Pineville Street, from the east through Cumberland Subdivision.
Storm water from the project will be collected, managed, and retained in systems within the
development.
Common Areas & Amenities
The Soterra Homeowner’s Association will own and maintain the common areas throughout the project,
which will provide open space amenities to the residents.
A children’s playground, seating areas with benches, pickleball court, open grassy play areas, and a picnic
shelter with picnic tables are planned within the 3.23 acres of common areas. The total open space within
the R-1 zone is 14.5% with 6.9% qualified.
Page 3 of 7
Conditions of Approval______________________________________________________
1. All future development applications for the Subject Property must meet all requirements of the
Caldwell City Code in effect at the time of application.
Understood
2. If the City of Caldwell has established a design review process at the time of submittal of
development application(s) for the Subject Property, the Owner/Developer will be required to go
through the design review process.
Understood
3. In the event the Subject Property’s legal description is discovered to be in error, the Developer
and/or Owner will be responsible for assuming the measures necessary to provide the City with
an accurate legal description of the Subject Property.
Understood
4. Development of the subject property shall be consistent with all requirements, codes, rules, and
regulations policies and standards of the City of Caldwell, unless specifically stated otherwise in
the development agreement.
Understood
5. The development, design, and construction of the Soterra Subdivision shall be in substantial
compliance with the submitted preliminary plat and conceptual site plan (See Exhibit A12.1 and
A14) attached hereto of Case File ANN21-000004/SUB-21P-01 or as amended to reflect
requirements by City Engineering Department (PA-3 included herein or as amended). Any
substantial deviations, as determined by the Planning & Zoning Director, from said Case File
Exhibit, shall require City Council approval, through a public hearing.
Understood
6. The commercial lots identified within the Soterr a Subdivision preliminary plat shall be developed
with commercial service/retail businesses. Residential uses including multi-family development
shall not be permitted within the “C2” (Community Commercial) zoned area (15 acres more or
Iess) of this development. Preservation of the arterial corridors for business uses is consistent
with the comprehensive plan and necessary for the future growth and development of the city.
Understood
7. Installation and construction of all items shown including major and micro pathways, fencing, and
open space amenities on the submitted landscaping plan shall be in substantial compliance with
the submitted Exhibit A-13 (or as amended to meet requirements of code for required
Page 4 of 7
preliminary plat revisions) of Case File ANN21—000004/SUB—21P-01 and shall be completed
prior to the City Engineer’s signature on the final plat.
Understood
8. Install a minimum 15-foot wide street landscape buffer along the Kimball Road road frontage. The
buffer shall comply with city landscape requirements §10-07-08 or as amended.
Understood
9. Install a minimum 25-foot wide street landscape buffer along the Ustick Road road frontage. The
buffer shall comply with city landscape requirements §10-07-08 or us amended.
Understood
10. The developer shall install the major pathway aside the Phyllis Canal easement from UstiCk Road
to the southern boundary of the development during the first phase of construction and shall be
completed prior to the City Engineer signing the Final Plat.
Understood
11. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to the
public.
Understood
12. Comply with the requirements of all applicable agencies, including but not limited to Pioneer
Irrigation District, Bureau of Reclamation, City of Caldwell Engineering Department, City of
Caldwell Fire Department, and Canyon Highway District No. 4.
Understood
13. The development shall utilize cluster mailboxes for delivery of mail. Individual mailboxes shall not
be allowed. A cluster mailbox placement plan shall be submitted to the Planning and Zoning
department showing coordination with the United States Postal Services prior to submitting the
first final plat.
Understood
14. All requirements mom the Fire Department for access, turnarounds, emergency access, water
supply, fire hydrants, etc. shall be met in the development and/or platting of the subject property.
Final approval of the Iocation and number of fire hydrants within the development shall be
determined by the Fire Marshal and take place by phase at the time of submittal of applicable
construction drawings for each phase.
Understood
Page 5 of 7
15. The applicant shall post and maintain a “Rules and Regulations” sign at the entryways to the
residential subdivision until it is fully developed. The signs would be intended for subcontractors
performing work and should include: 1) no dogs; 2) no loud music; 3) no alcohol or drugs, 4) no
abusive language; 5) dispose of personal trash and site debris; 6) clean up any mud and /or dirt
that is deposited from the construction parcel onto streets; 7) installation of a temporary
construction fence that would keep debris from being blown off site by the wind; 8) no burning
of construction or other debris on the Property
Understood
16. The developer proposes to develop this subdivision in three phases with the phasing plan as
indicated on page 1 of Exhibit A 12.1 attached hereto.
Understood
17. Preliminary plat application is valid for twenty-four (24) months from the date of signature on the
approving or der of decision, meaning a final plat must be recorded within twenty-four (24)
months of the date of signature on the approving order of decision for the preliminary plat.
Understood
18. In the event the approved phasing plan needs to be modified by adding additional phases or
increasing or decreasing the number of buildable lots within a phase, a modified pleasing plan
shall be submitted to the planning and zoning department for administrative approval. In no case
shall the total number of buildable Iots approved in the preliminary plat be increased.
Understood
19. The developer to provide an area for future bus stop at Kimball and Ustick Roads with dimensional
specifications directed from the Valley Regional Transit to be installed at the time that The Valley
Regional Transit extends the bus line to this area.
Understood
20. The applicant shall complete the Ustick Road frontage improvements during the first phase of
development of the commercial Iots to include sidewalks and landscaping, to encourage
commercial development and any other part of the frontage improvements that are required by
engineering and according to the engineering staff report.
Understood
21. The developer shall ensure that construction vehicles take access for construction of the
subdivision mom Ustick Road. Construction access shall not route through the existing residential
development, Cumberland Subdivision.
Page 6 of 7
22. The residences within Soterra Subdivision, adjoining the subdivision (Cumberland Subdivision)
along the eastern boundary of the project site shall be restricted to one-story (with lofts) for the
eleven (11) residential lots that abut the subdivision to the east.
Understood
23. The development of the Subject Property shall comply with the requirements of the City
Engineering Department as listed in Exhibit PA-3 to PUD21-000003/SUB21-000011, which exhibit
is set restated below. The City Engineer has the discretion to reduce or eliminate certain
requirements stated in Exhibit PA-3 that he finds pertinent to the request.
City of Caldwell Engineering Comments and Conditions: (Exhibit PA-3)
From: Robb MaCDonald, City Engineer
Re: ANN21-000004 / SUB 21P 01 Soterra Subdivision
Date: Nov 24, 2021 REVISED 2-15-22
Understood
Conclusion
The proposed development will be harmonious with the surrounding uses. The proposed Development
will not cause adverse health, safety, or environmental problems.
The proposed Development will not negatively impact the continuity of the capital improvement program.
Property tax revenue generated from the finished residential properties will provide the City greater tax
revenue than the existing use.
We appreciate the opportunity to formally present these applications to the Caldwell Planning and Zoning
Commission and City Council. As you complete your review, please let me know if we can provide any
additional information to clarify the project’s vision. I can be reached via email to
tamara@thelandgroupinc.com or at 208-939-4041.
Sincerely,
Tamara Thompson
Director of Client Services
The Land Group, Inc.
Page 7 of 7
Enclosures - Final Plat application with specified
supporting attachments