HomeMy WebLinkAboutSIGNED_SR_CC_Hoshaw1_2025-06-02CASE NO(s): SUB24-000031
STAFF REVIEW SUMMARY:
STAFF: Staff finds the final plat IS compliant with all applicable codes, regulations, and policies, and is in
conformance with the approved preliminary plat. Staff recommends if approved, the approvals be subject to the
conditions listed in the Findings of Fact, Conclusion of Law, and Decision herein.
PROJECT SUMMARY:
Proposed Land Use Applications:
Final Plat for Hoshaw Subdivision No. 1
consisting of 82 single family buildable lots and 8
common lots, with 3.73 acres of qualifying open
space, on 22.97 acres within the R-1 zone.
Project Name:Hoshaw No. 1
Applicant: Connor Lindstrom, KM
Engineering, LLP.
Property Owner: Open Door Rentals, LLC.
Parcel ID Number(s):R3255000000
Property or Project Size: 22.97 acres (phase 1 only)
DECISION BODY – REQUIRED FINDINGS & APPROVAL CRITERIA
Before the City Council approves any application, the Council must find and conclude the proposed application is
compliant with the Caldwell City Code approval criteria as listed under #11 within Section I, Findings of Facts,
within this report.
Caldwell Planning & Zoning Department
STAFF REPORT / FINDINGS
Consent Item | City Council | 6/2/2025
Staff Planner: Katie Wright
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BEFORE THE CALDWELL CITY COUNCIL
CITY OF CALDWELL, CANYON COUNTY, IDAHO
IN THE MATTER OF AN APPLICATION
FOR A FINAL PLAT APPROVAL FOR HOSHAW NO. 1,
CONSISTING OF 82 SINGLE FAMILY BUILDABLE
LOTS AND 8 COMMON LOTS WITH 3.73 ACRES OF
QUALIFYING OPEN SPACE. THIS PHASE IS 22.97
ACRES AND WITHIN THE R-1 ZONE.
Property Owner: Open Door Rentals, LLC.
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FINDINGS OF FACT,
CONCLUSIONS OF LAW
AND DECISION
Case No. SUB24-000031
I. FINDINGS OF FACTS
1.APPLICANT: Connor Lindstrom, KM Engineering
2.PROPERTY
OWNER:
Open Door Rentals, LLC.
3.APPLICATION
REQUEST:
Application for final plat approval of Hoshaw No. 1 Final Plat, consisting of 82 single
family buildable lots and 8 common lots, with 3.73 acres of qualifying open space, on
22.97 acres within the R-1 zone.
4.SITE ADDRESS
AND LOCATION:
The subject site is located on the SEC of Ustick Road and Indiana Avenue, with a
property address of 0 S. Indiana Ave., described as a portion of the SW ¼ of the NW ¼
of Section 2, T3N, R3W, B.M.
5.ASSESSOR
PARCEL
NUMBER(S):
R3255000000
6.PROPERTY SIZE:Approximately 22.97 acres, more or less
7.PUBLIC
NOTICING:
The planning and zoning department notifies all political subdivisions providing
services within the planning jurisdiction, including school districts who will be
impacted by any changes that have been proposed from what was originally approved
on the preliminary plat.
Review of the final plat submitted determined there were no modifications proposed
that would necessitate additional public agency notifications.
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8.PRELIMINARY
PLAT AND
DEVELOPMENT
BACKGROUND
AND HISTORY:
The Knightsbridge Subdivision (ANN-155-07/SUB-175P-07/VAR-31-07) was
approved in August of 2007 for R-1 zone with 282 single family lots and 17 common
lots, with a variance for larger block length.
In February 2024, Hoshaw Mixed Use Planned Unit Development was approved for a
Development Agreement modification (DEV23-000003) to the original DA-07-019
(Knightsbridge) to reflect the approved Planned Unit Development (PUD23-000004)
and the Preliminary Plat (SUB23-000032). The approval for Hoshaw Mixed Use
Planned Unit Development (DEV23-000003/PUD23-000004/SUB23-000032) was
signed by the City Council on 2/20/2024. This is the first final plat to be submitted.
This phase consists of 22.97 acres and includes 82 single-family residential lots.
9.APPLICABLE
REGULATIONS
AND GUIDING
DOCUMENTS:
a. City of Caldwell Zoning Ordinance No. 1451, as amended
b. City of Caldwell Subdivision Ordinance, as amended
c. Idaho Code, Title 67, Chapter 65, Local Planning Act
10.STAFF REVIEW AND ANALYSIS:
Residential Type # of Lots
PP FP No 1 Remaining
Single-Family Detached 180 82 98
Townhomes 84 - 84
4-plex 1 - 1
Common Lots - 8 n/a
Residential Type # of Buildings
PP FP No 1 Remaining
4-plex 41 - 41
Residential Type # of Units
PP FP No 1 Remaining
4-plex 164 - 164
Non-Residential
PP FP No 1 Remaining
Commercial Acreage 3.37 AC - 3.37 AC
Open Space Acreage 12.56 AC 3.73 AC 8.83 AC
Amenities Approved Large Tot Lot
Small play structure
Clubhouse
Half court (basketball)
Pool
Pickleball courts
Large Tot Lot
Small play structure
Clubhouse
Half court (basketball)
Pool
Pickleball courts
Staff Comment: The applicant has submitted an updated phasing plan (see Exhibit 1) that results in Lots 1, 6, and
10, Block 5 each being split into two lots, based on where the new phase line goes.
Construction drawings and the proposed final plat have been reviewed for conformance with city codes and with
the approved preliminary plat. The planning and zoning Department, in consultation with the engineering
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department, have determined the final plat is compliant with city code, as well as with the approved preliminary
plat.
11. CITY COUNCIL DECISION:
Regarding the request for a final plat approval for Hoshaw No. 1, a mixed use planned unit development with 82
single-family lots and 8 common lots in an R-1 zone on approximately 22.97 acres on Parcels R3255000000,
located in the SW ¼ of the NW ¼ of Section 2, T3N, R3W, the subject application was placed on the 6/2/2025
City Council consent agenda for consideration.
Based upon the information received and the record of evidence presented, the City Council voted to APPROVE
the request for final plat approval, subject to the conditions herein. In approving the requests, the City Council
concluded the following:
1. The final plat is compliant with city code; and
2. The final plat is in compliance with the approved preliminary plat.
II. CONCLUSIONS OF LAW
1. The City of Caldwell has provided for the processing of Land Use permits authorized by Chapter 65, Title 67,
Idaho Code, pursuant to Chapter 10 Zoning Regulations and Chapter 11 Subdivision Regulations.
2. The record includes, but is not limited to all files, application documents, public notices, public comments and
testimony, staff reports and memos, presented evidence and exhibits, public hearing written minutes and audio, and
the signed Findings of Facts, Conclusions of Law, and Decision.
3. The City Council is authorized to approve, approve with conditions, approve with modifications, or deny final
plats in accordance with Section 11-02-03 (2) D of Caldwell City Code.
4. The City Council reviewed and considered all records, evidence, testimony, facts presented, applicable code
standards, and approval criteria as specified within Caldwell City Code in making their decision.
III. CONDITIONS OF APPROVAL
NOTE: Any conditions removed by the governing body will be shown in a strikethrough.
Any conditions added by the governing body will be shown as underlined.
The approval of the application requests for (SUB24-000031), are subject to the adherence of the following conditions:
A. Site Specific Requirements:
1. All conditions for entitlements associated with DEV23-000003/ PUD23-000004/SUB23-000032 shall apply.
B. General Requirements:
1. Development of the subject property shall be in conformance with all municipal codes, policies, standards, and
regulations of the City of Caldwell, unless specifically stated otherwise in a Development Agreement or in the
Order of Decision. NOTE: Failure to identify a code violation during the review of the plans DOES NOT
give the applicant the right or permission to violate any codes, policies, standards and/or regulations.
2. If any term or provision of this decision, to any extent, is held invalid or unenforceable, the remaining terms
and provisions hereof shall not be affected thereby, but each such remaining term and provision shall be valid
and enforced to the fullest extent permitted by law.
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3. Any nuisances existing on the property (weeds, trash, debris, etc) shall be resolved and in compliance with city
codes prior to the approval of any construction drawings and/or issuance of building permits.
4. Any changes to the plans and specifications upon which this approval is based, other than those required by the
above conditions, will require submittal of an application for modification and approval of that application prior
to commencing any change.
5. All improvements and operations shall comply with applicable local, state and federal requirements and
procedures whether specifically addressed in the analysis of this application or not.
6. Fencing: Fencing must comply with Caldwell City Code Section 10-02-07.
7. Approval: This approval is for the application(s) specified herein only. Additional permits, licenses and
approvals may be necessary.
8. Solid Waste Disposal: All solid waste receptacles utilized during development and/or construction shall be
provided by the same company with which the City of Caldwell has an exclusive contract.
9. Business Licensing: All businesses operating within the corporate limits of the city shall obtain a business
permit license prior to commencing business operations.
C. Site Design and Development Standards:
1. General: All new construction shall comply with the current dimensional standards (height and setback
schedule) in effect at the time the building permit is filed, excluding any deviations approved through a planned
unit development, special use permit, and/or development agreement.
2. Stormwater: Strict adherence to the "Caldwell Stormwater Management Manual", as adopted by the city
council as well as any subsequent adopted updates, is required. NOTE: Any modifications necessary to the
original approved stormwater design where additional stormwater retention or detention facilities are required,
or where the approved retention and detention facilities are required to be expanded, still requires adherence to
the requirements for minimum open space, landscape buffers, lot sizes and setbacks.
D. Engineering Department Conditions:
The following items shall be completed prior to the City Engineer signing the final plat. Said items cannot be
deferred by posting a financial security:
1. Water System: The final plat cannot be signed until the water system has been constructed, pressure tested
and clean water samples received.
2. Sewer System: The final plat cannot be signed until the sewer system has been constructed, pressure tested,
CCTV video has been submitted and approved and interim as-builts have been approved by the Engineering
Department.
3. Pressurized Irrigation System: The final plat cannot be signed until the pressure irrigation system within the
public right-of-way has been constructed and pressure tested.
4. Storm Drain System: The final plat cannot be signed until the storm drain system located within the public
right-of-way has been constructed, passed visual inspection, and interim as-builts have been approved by the
Engineering Department.
5. All-Weather Surfaces: The final plat cannot be signed until all-weather surfaces are in place, compaction test
results have been submitted and approved for roadways and emergency accesses and, if paved, core sample
results have been submitted and approved.
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6. Street Signs: The final plat cannot be signed until all street signs have been installed to City standards and
approved.
7. Construction Security: Construction security (compliant with current City Code requirements) must be
provided for all items which are not among the items listed above, and which are not yet completed before the
City Engineer can sign the final plat. The City must be in agreement on a construction security amount for
those improvements.
8. Final Plat Review: The final plat drawing shall be submitted to the Engineering Department for review prior
requesting signatures on the final plat. Adequate review time (no less than 30 days) shall be provided by the
Applicant. Final plats submitted for review must meet all State statutes and City codes, policies, and
ordinances.
9. Addressing: In an effort to expedite the addressing process of the final plat, applicants shall submit electronic
copies of the final plat, in both PDF and AutoCAD format, to the Engineering and Mapping departments as
soon as possible.
E. Fire Department Conditions:
1. All requirements from 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.
2. Final approval of the location 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.
F. Mapping Department Conditions:
1. Approved Subdivision Name. No changes to an approved subdivision name shall occur unless a request is
initiated through the filing of an application for a “Subdivision Name Change Request”, and subsequently
reviewed and approved the Mapping and Planning and Zoning Department, at an administrative staff level. In
making application, the application shall file a completed application with the Planning and Zoning
Department on forms prescribed by the department accompanied by such data and information necessary to
assure the fullest presentation of facts, as determined by the Planning Director.
a. Subdivision Name Change Requests; Prior to Final Plat Submission: If approved, an amended preliminary
plat will need to be submitted to the Planning and Zoning Department with the reflected subdivision name
change prior to the approval of construction drawings. All construction drawings and final subdivision plats
shall reflect the new approved subdivision name.
b. Name Change Requests; Prior to Final Plat Recording: If approved, an amended final plat drawings and
mylars will need to be submitted to the Planning and Zoning Department with the reflected subdivision name
change prior to signature of the final plat.
c. Name Change Requests; After Final Plat Recording: If approved, an amended final plat drawing indicating
the new subdivision name OR an Affidavit of Correction indicating that the plat is otherwise known as “insert
the new approved subdivision name”, shall be recorded at the county recorder’s office. Once the plat or
affidavit is recorded, a copy of the recorded plat or affidavit shall be provided to the Planning and Zoning
Department.
2. Approved Street Names, Street Layout, Lot and Block Numbering, and Subdivision Phasing Plan. No
changes to the original approved street names, street layout and configuration, lot and block numbering, or
subdivision phasing plan shall occur without prior approval from the City of Caldwell Mapping Division.
Any substantial changes from what was originally approved may require additional public hearings.
G. Landscaping Specific Requirements:
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1. Compliance: The applicant shall comply with all landscaping requirements based on Caldwell City Code.
2. Landscape Plan: The Landscape Plan (Exhibit 1)represents the approved landscape plan. Any changes to
the landscape plan must be submitted to the City for review and approval prior to installation.
3. If the City determines that any such changes require additional public comment due to potential impacts on
surrounding property or the community, or that such change is a substantial enough change from the
landscape plan presented to the public, a public hearing shall be held on the proposed changes and notice
shall be provided as required by the City.
4. Landscape Maintenance: All landscaping and screening devices shall be maintained in an attractive, live, safe
and healthy manner, and to meet the specific requirements in the Caldwell City Code.
5. Subdivisions: The home owner’s association is responsible for maintaining all common area landscaping
and screening devices within a subdivision, development, and/or the subject property.
6.Street Landscape Buffers: The street landscape buffers shall contain a mixture of sod, trees (deciduous and
evergreen), shrubs, lawn, vegetative and non-vegetative ground cover so that the entire buffer area is
covered. Plantings shall meet or exceed the minimum plant sizes below at time of installation:
Planting Type Minimum Size at Time Planting
Evergreen trees 6-foot height minimum
Ornamental trees 2-inch caliper minimum
Shade trees 2-inch caliper minimum
Shrubs & Perennials 10” height and/or spread minimum,
depending on plant species
H. Subdivision Specific Requirements:
1. Cluster Mailboxes: 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 construction
drawings.
2. Subdivision Construction Signage: At the time of development a "rules and regulations" sign shall be posted
and maintained at the entryways to the project until it is fully developed and build out is complete. The signs
would be intended for subcontractors performing work and should include: a) no dogs; b) no loud music; c)
no alcohol or drugs; d) no abusive language; e) disposal of personal trash and site debris; f) daily cleanup of
any mud and/or dirt that is deposited from the construction parcel onto streets; g) installation of a temporary
construction fence that would keep debris from being blown off site by the wind; h) no burning of
construction or other debris on the property.
3. Plat Expirations:
Final plats must be recorded for a single-phase development or for the first phase of a multi-phase
development within twenty-four (24) months of the date of signature on the approving order of decision for
the final plat.
4. Phased Subdivisions: The subdivider may file and obtain acceptance of successive final plats for continuous
segments of the approved preliminary plat without reapplication for preliminary plat approval, provided that
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final plats are recorded in successive intervals of not more than two (2) years each, as measured from the date
of recordation of the prior phase final plat.
I. Planned Unit Development Specific Requirements:
1. PUD Ownership: A planned unit development shall be under single ownership/control during the planning
and developmental stage to ensure that the development can be accomplished in a unified manner.
2. PUD Amenities: 50% of the amenities shall be completed with the first 80% of building permits issued for
the entire development. All amenities shall be completed prior to the final landscape inspection for street
buffers and open space.
3. PUD Expiration: The completion of the first phase of a planned unit development shall take place within
three (3) years of the signature date on the order of decision approving the planned unit development or said
approval shall become null and void. For each phase after the first phase there shall be an allowed one year
time frame per phase for completion. Should any phase not be completed within its one year time frame,
approval on the uncompleted portion of the planned unit development shall become null and void.
Exceptions to the time frames may be granted at the time of original approval of the planned unit
development, provided said exceptions are requested in the initial application.
IV. ORDER OF DECISION
The Council, based upon the testimony and evidence in record in this matter and upon findings of fact and
conclusions of law set forth herein DOES HEREBY DETERMINE AND DECIDE AS FOLLOWS: the request
for a final plat approval for Hoshaw No. 1, a residential subdivision with 82 single-family lots and 8 common lots
in an R-1 zone on approximately 22.97 acres on Parcel R3255000000, located in the SW ¼ of the NW ¼ of
Section 2, T3N, R3W, is APPROVED SUBJECT TO THE CONDITIONS OF APPROVAL LISTED
HEREIN.
These Findings of Fact, Conclusions of Law and Decision are for Hoshaw Subdivision Final Plat No. 1
approved and adopted by the Caldwell City Council on this date, June 02, 2025.
_____________________________________ __________________
Jarom Wagoner, Mayor Date of Decision
ATTEST:
_____________________________________
Debbie Geyer, City Clerk
City of Caldwell
06/04/2025
Debbie Geyer (Jun 4, 2025 07:21 MDT)
Debbie Geyer
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EXHIBITS
Exhibit 1: Application Documents
Application and Checklist
Narrative
Vicinity Map
Final Plat
Approved Preliminary Plat
Landscape Plan
Open Space Exhibit
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EXHIBIT 1
APPLICATION DOCUMENTS
621 Cleveland Boulevard Caldwell, Idaho 83605 Phone: (208) 455-3021 www.cityofcaldwell.com/PlanningZoning
Type of Review Requested (check all that apply)
Annexation/Deannexation
Appeal/Amendment
Comprehensive Plan Map Change
Design Review
Ordinance Amendment
Rezone
Special Use Permit
Subdivision- Preliminary Plat
Subdivision- Final Plat
Subdivision- Short Plat
Time Extension
Variance
Other __________________________
Subject Property Information
Address: __________________________________________ Parcel Number(s): ____________________________
Subdivision: ___________________________ Block: ______ Lot: ______ Acreage: ______ Zoning: ______
Prior Use of the Property: _______________________________________________________________________
Proposed Use of the Property: ____________________________________________________________________
Applicant Information:
Applicant Name: ____________________________________________ Phone: ___________________________
Address: ________________________________ City: ________________ State: ________ Zip: __________
Email: ____________________________________________________ Cell: _____________________________
Owner Name: ______________________________________________ Phone: ___________________________
Address: ________________________________ City: ________________ State: ________ Zip: __________
Email: ____________________________________________________ Cell: _____________________________
Agent Name: (e.g., architect, engineer, developer, representative) _______________________________________
Address: ________________________________ City: ________________ State: ________ Zip: __________
Email: ____________________________________________________ Cell: _____________________________
Authorization
Print applicant name: __________________________________________________________________________
Applicant Signature: ________________________________________________ Date: _____________________
STAFF USE ONLY:
File number(s): ___________________________
________________________________________
Project name: ____________________________
Date filed: ________ Date complete: _________
Related files: _____________________________
July 24, 2024
Project No. 24-063
City of Caldwell
Planning and Zoning Department
621 Cleveland Boulevard
Caldwell, ID 83605
RE: Hoshaw Subdivision No. 1 Caldwell, ID
Final Plat Application
Hello:
On behalf of Trilogy Development, Inc., we are pleased to submit the final plat required supplements as requested
on the City of Caldwell, Citizenserve Online Portal for Hoshaw Subdivision No. 1. Please accept this letter as the
required written narrative regarding the project.
The Hoshaw project is located at the southeast corner of Ustick Road and Indiana Avenue in Caldwell, Idaho. As a
part of Case No. ANN-155-07 as Amended by DEV-23-000003/PUD23-000004/SUB23-000032, the 81.36-acre
project was entitled with the City of Caldwell as a planned unit development in March of 2024. In addition, a
preliminary plat was approved for the project, which included 264 buildable single-family lots, 1 buildable multi-
family lot and 4 buildable commercial lots.
As part of the preliminary plat, a phased approach to the development was considered and agreed to by City
Council. This final plat application is specifically for the first phase of the Hoshaw project which includes 82
buildable single-family residential lots and 8 common lots on approximately 22.969 acres. Access for this phase is
proposed via Lathrop Ave. which connects to Laster St.
Lastly, we would like to note that the phasing plan has been updated to split the common lot identified on the
preliminary plat as Lot 5, Block 5 into two different phased areas. Specifically the eastern half of the lot will be in
Phase 1 while the western half will be located in Phase 2.
To our knowledge, this final plat is in substantial conformance with the approved preliminary plat and the
applicable City ordinances. Should you have questions or require further information in order to process this
application, please contact me.
Sincerely,
KM Engineering, LLP
Connor Lindstrom, CFM
Senior Land Planner
cc: Trilogy Development