HomeMy WebLinkAboutStaff Presentation - Verbena Ranch P&Z 12_19_24VERBENA RANCH
ANN24-06, PUD24-04, SUB24-0022, SUB24-0023, SUB24-0024, SUB24-0025, SUB24-0026, SUB24-0027
P&Z Commission: December 19, 2024
Planner: Joseph Dodson, Senior Planner
Thank you Commissioners.
621 Cleveland Blvd.
Before you is Midland 20/26 …
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Subject Site Location
The project encompasses approximately 282 acres south of the Homedale Road and 10th Avenue intersection.
Properties have frontage on Homedale, 10th, and a sliver of Montana (SEC). Project will have additional frontage on Bear and Moss (collector streets) after project completion
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School
Schools
RESIDENTIAL
Conditions Surrounding Subject Site
UNDEVELOPED
Chickasaw
County
Subdivision
The project site is largely vacant but seemingly utilized for agricultural uses in the County. It is surrounded by undeveloped County land to the west, public schools to the south, single-family
residential (City and County) to the east and south, and some developing nonresidential uses to the south and east.
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Approved Developments
The project encompasses approximately 282 acres south of the Homedale Road and 10th Avenue intersection.
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Applicant Requests
Annexation of 282.5 acres with the R-1 zoning district, master PUD for entire project boundary, and 6 preliminary plats.
Proposed zoning is compatible with the existing and planned development in this area.
Project is compatible with the existing and proposed Comp Plan (more aligned with proposed comp plan than existing due to housing variety and proximity to schools).
Overall, Staff finds the proposed project is compatible with existing and planned development in this area.
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Applicant Requests – Preliminary Plats
1,039 dwelling units overall (3.68 du/ac).
Meadows – 266 lots
Regency – 143 lots
Heights – 53 lots
Reserve – 137 lots
Trails – 216 lots
Place – 56 lots (224 units)
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Applicant Requests – PUD
Through the PUD, the Applicant is requesting some dimensional standard deviations for each development area/preliminary plat, as outlined; this is permitted by code through the PUD process.
Generally, these include a request for a max height of 30’ instead of 25’, smaller minimum lot sizes, reduced frontage requirements, and a 5’ interior side setback instead of a 6’ setback.
The Applicant is proposing to maintain the R-1 standard 20’ garage setback and 15’ street-side setback for all single-family homes. The four-plexes are proposed as pinwheels (doors
on each of the 4 sides of the building) and therefore require a shared parking lot instead of garage or driveway spaces; a garage setback is therefore not applicable for the style of
four-plexes proposed.
The proposed PUD incorporates different housing types, lot sizes, age restricted and targeted housing, and qualifying amenities for each preliminary plat.
PUD also requests private, gated streets for the 3 western plats (Meadows, Regency, and Heights). Applicant is proposing all of the private streets to be constructed at the full public
road street width; gates have been ok’d by Fire so long as each one has appropriate access for emergency services.
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The proposed development will have adequate site access and sewer availability.
Water availability (water pressure) is not currently available in this area of Caldwell for new development
Access and Public Services
City is working with multiple projects and landowners (including this developer) to obtain land for well sites to remedy the water issue.
Within the engineering staff report, Public Works and Engineering have noted they are not concerned with future water availability for this project and anticipate the issue being fixed
by the time homes are being occupied in each phase 1.
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Public Notifications
Vallivue School District – Donation agreement
ITD – Karcher project; no additional mitigation required.
Canyon Highway District – Specific comments/requests; handled by Engineering report
Fire has approved phasing and access plans
Agency Notifications
2 pieces of public testimony submitted
1 noted opposition – wants large lot development; concerns with additional traffic utilizing existing county network to bypass major intersections and decrease in property values.
1 noted support – despite bringing change to area, supportive of proposed development with great amenities, pathways, and known developments by Brighton
Public Hearing Notifications
Application was property noticed by the City and the site was posted in accord with code requirements.
Comments…
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10th Avenue Landscape street buffers in first phase
Shared open spaces
Additional parking for 4-plexes
10’ pathway
Additional sidewalk connection in Meadows plat
Republic Services approval
Applicant requests – “Modify noted conditions within the staff report per the Applicant’s memo dated December 18th.”
Site Specific Conditions or Concerns
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Staff recommends that if Commission recommends approval of the requested applications, that such request is subject to the Conditions as specified in the Findings of Facts, Conclusions
of Law, and Order of Decision and include the recommended modifications noted in this presentation.
Staff Summary
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VERBENA RANCH
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Applicant Requests – PUD
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