HomeMy WebLinkAboutSoterra #2_Narrative_2024-03-28
Tuesday, February 27, 2024
SUBJECT: Soterra Subdivision | Comp. Plan Amendment, DA Mod, Rezone, Pre-Plat, PUD
Dear Commissioners, Council, and Staff:
Ardurra and Q2 LLC respectfully submit the enclosed applications: Comprehensive Plan Map
Amendment, Development Agreement Modification, Rezone, Preliminary Plat, and Planned Unit
Development. Located on parcel R325830000, 205 W Ustick Rd. The subject parcel has frontage onto
Ustick Rd.
Project Desing:
Soterra Subdivision Phases 2 and 3, is an intricately planned mixed-use development situated on 15.79
acres, designated as a Planned Unit Development (PUD) with two zoning classifications: Community
Commercial C-2 and Medium Density Residential R-2. The C-2 zone encompasses 6.04 acres for all
commercial lots, while the R-2 zone spans 9.75 acres dedicated to single-family townhomes. The
proposed project comprises 34 commercial units and 23 residential lots consisting of 90 residential
units, to be executed in two phases in accordance with the PUD, C-2, and R-2 development regulations
outlined in the comprehensive plan and City of Calwell Municipal Code.
The R-2 zone aims to feature single-family townhomes, providing an affordable housing option while
serving as a transitional area between commercial zoning to the north and low-density residential to the
south.
The layout proposed for the C-2 zone is tailored to current market demands, offering smaller retail
spaces to enhance flexibility and accommodate local businesses, restaurants, and shops within the City
of Caldwell. Additionally, the design incorporates two drive-through commercial spaces to expand
available resources and service options in the area.
Parking:
We have diligently planned the project to guarantee sufficient parking for both the commercial section
as well as the residential areas permanent residents and their guests. Furthermore, the commercial
sections parking spaces are conveniently located in front of each store, ensuring an ample parking
capacity. Moreover, the design of the drive-through sections includes generous parking and waiting
areas tailored to meet the needs of each building. The commercial segment of the property will
encompass a total of 165 parking spaces.
Regarding the residential development, parking has been carefully integrated into the design process to
alleviate any concerns. Each unit is equipped to accommodate four cars, with a two-car driveway and a
two-car garage. Additionally, an extra 20 stalls have been designated for guests, ensuring an adequate
amount of parking to serve both residents and their visitors. In total, the residential parking provision
amounts to 380 available spots (180 in driveways, 180 in garages, and 20 additional stalls).
Comprehensive Plan Amendment:
This proposed plan necessitates a comprehensive plan amendment request. Presently, the subject
property is designated for future land use as Commercial. We propose amending this designation to
incorporate a segment of medium-density residential development along the southern portion of the
property. This adjustment aims to establish a transitional buffer between the commercial and low-density
residential zones. Transitional zoning plays a pivotal role in urban planning and development by providing
a buffer between distinct land use zones, such as commercial and residential areas. This type of zoning
offers numerous benefits to communities and stakeholders alike. Firstly, transitional zoning fosters
harmonious coexistence between different land uses, mitigating potential conflicts that may arise from
incompatible activities. By creating a gradual transition from one zone to another, it helps maintain the
character and integrity of each area while facilitating a smooth transition for residents and businesses.
Additionally, transitional zoning promotes diversity in housing options, catering to a wider range of socio-
economic backgrounds and lifestyles. Introducing transitional housing between these two zones will
diversify housing options and align with the Comprehensive Plan's Land Use Goals and Policies:
• GOAL 2: Foster a cohesive sense of community and identity through the establishment of mixed-
use neighborhoods.
• GOAL 3: Cultivate livable, affordable, interconnected, and sustainable communities.
o Policy 3-1: Foster pedestrian-friendly neighborhoods with local commercial hubs and
efficient connectivity between residential areas.
o Policy 3-2: Optimize land utilization by promoting high-density residential development
in areas equipped with adequate amenities, serving as a buffer between less densely
populated residential areas and commercial zones, while bolstering public transit
infrastructure.
Partial Rezone:
The parcel currently sits within the city limits and is zoned as C-2 (Community Commercial). Our aim is to
preserve this zoning classification and its consistency with the Comprehensive Plan for the northern
section of the property. However, we are seeking a rezoning of 9.75 acres to R-2 (medium density
residential) to correspond with the proposed comprehensive plan amendment. This rezoning is intended
to establish a transitional buffer between areas designated for commercial and low-density residential
land uses.
Development Agreement Modification:
We are requesting a Development Agreement Modification so that the current Development Agreement
better represents our visions for this property. The original development agreement was signed on
March 10, 2022, for Soterra Subdivision (Instrument No. 2022-012912). This request is to modify the
current Development Agreement to include the proposed plan and requirements as seen throughout
this narrative and application. We are seeking a modification to the development agreement to
accommodate the inclusion of residential (R-2) townhomes. This modification is necessary to address
the pressing demand for a variety of housing options and smaller commercial spaces. Currently, the
agreement exclusively permits large-scale commercial developments, neglecting the potential for
residential components. By allowing residential units, we can diversify the offerings within the City of
Caldwell and introduce 32 commercial units and 2 drive-through units, thereby enhancing the
community's living options and economic opportunities.
PUD:
Our proposed plan includes a Planned Unit Development (PUD) application that aligns with both the code
and comprehensive plan. Careful consideration has been given to offer diverse housing options within this
development. The aim of the PUD is to seamlessly blend the lower density housing to the south with the
approved commercial aspect of the property. Our focus is on maximizing the property's potential; unlike
the current approved plan, which primarily features large offices or retail stores with minimal landscaping,
our approach prioritizes enhancing the area's aesthetic appeal. Our plan entails creating a cohesive
development with major and micro paths intertwined with thoughtfully designed landscaping to elevate
the overall ambiance.
The development will feature a mix of commercial and residential units. On the commercial side, there
will be 32 small office/retail units, with two units capable of accommodating drive-through restaurants.
The residential segment will showcase a variety of home designs, including townhomes ranging from 6-
plexes to duplexes. In total, there will be 14 lots with 4-plexes, four lots with 6-plexes, and five lots with
duplexes.
This proposed development aims to fill the property with purpose, as the current approved use would
result in significant unused space, which is currently not in high demand. Our proposal not only
addresses the shortage of housing but also fosters economic growth by expanding commercial
opportunities.
Preliminary Plat:
Residential:
This mixed-use development aims to enrich the community by offering modern and welcoming
residential options. With a proposal of 23 residential lots consisting of 90 residential units, the
townhomes are designed to exude contemporary charm while catering to the diverse housing needs of
Caldwell residents. Situated in a highly walkable location, these residences provide convenient
accessibility. Careful consideration has been given to the surrounding properties, with the southeastern
boundary featuring lower-density duplex-style homes, limited to two stories to ensure a seamless
transition within the neighborhood. The placement of denser and taller townhomes is strategically
centralized, serving as a transitional buffer between residential areas and commercial zones, all while
prioritizing the well-being of neighbors and stakeholders. Each townhome includes a two-car garage and
driveway, with additional guest parking provided throughout the development. The overall residential
density is meticulously calculated at 9.23 DU/AC, striking a balance between community needs and the
long-term sustainability of Caldwell. This comprehensive plan is envisioned to enhance the livability and
resilience of the city for years to come. We have also incorporated a mix of heights to create a cohesive
flow through the surrounding neighborhoods. As seen on the preliminary plat the townhomes along the
southern boundary (T-1, T-2, T-7 and T-5) are all proposed to be 2 stories while the townhome located in
the center and near the commercial property are proposed to at 3 stories. This was intentionally done to
create a flow between the lower density residential to the south and the commercial to the north.
Commercial:
The design of the commercial segment of this property is tailored to address the community's needs
effectively. Building upon the previous commercial concept, which accommodated 11 larger-scale
operations, we have carefully considered the importance of maintaining alignment with the vision
outlined in the City of Caldwell's Comprehensive Plan. Our revised design comprises 34 smaller-scale
commercial units and 2 drive-through units. By increasing the density of commercial spaces and offering
smaller units, we anticipate a more efficient utilization of space compared to the previously observed
larger-scale formats. The 32 lots will each sit at 1,250 SF which will allow for a variety of uses, while still
being small enough to be manageable and sought after. The two drive through lots are substantially
larger so they have adequate space for a drive-through queue and parking.
Landscaping /Open Space/Amenities:
This project has proposed 1.88 acres (11.9%) of open space to give the community an open and give
community members a place to be outside. We plan to maintain the plan as set forth in the original
development agreement and have major and micro pathways throughout the development. There will
be micro pathways that move throughout the development to enhance the walkability between the
homes, as well as a major path that will run along the Phyllis Canal. As a part of the planned open space,
we have planned to include a soccer park/play area for the community to enjoy.
Sewer:
The development will connect to the City of Caldwell services as they are available at the site. The
development will connect to the City of Caldwell services as they are available at the site. We will be
sure to work with the City’s Public Works, and engineering department met all standards and code
regarding design and construction.
Water:
The development will connect to the City of Caldwell services as they are available at the site. We will be
sure to work with the City’s Public Works, and engineering department met all standards and code
regarding design and construction.
Roadway Improvements:
We are planning and want to maintain the terms in the original development agreement regarding the
necessary roadway improvements. These improvements are to include the full frontage half street
improvements to Ustick and Kimball Roads. We will work and comply with all requirements set forth by
the City of Caldwell. These improvements as set forth in the original development agreement where
requirement to be completed with the first phase of development, this is something that is planned to
be executed prior to anything is completed on this request.
In conclusion, Ardurra and Q2 LLC respectfully submit the enclosed applications for the comprehensive
development of Soterra #2, located at 205 W Ustick Rd. This meticulously planned mixed-use project
encompasses a blend of commercial and residential spaces across 170.4 acres, designated as a Planned
Unit Development (PUD) with zoning classifications of Community Commercial C-2 and Medium Density
Residential R-2. Our proposal outlines 34 commercial units and 23 residential lots, to be executed in two
phases, aligning with the city's comprehensive plan and development regulations.
Feel free to contact me via email at Shammond@ardurra.com or via phone at (208)323-2288 if you have
any further questions or need clarification.
Sincerely,
Samantha Hammond
Land Use Planner