HomeMy WebLinkAboutBergen, George - Letter of Opposition_Springhouse Townes 06.26.25Page 1 of 4
Greetings, 26 June 2025
I am George Bergen, a homeowner in the Oakund Acres property adjacent to the proposed
Springhouse Townhomes ANN25-2 PUD25-2 SP25-3 development, on Jerica court. I am
opposed to the Springhouse Townhomes on Midway road. I would like to submit my thoughts
of opposition for your consideration.
- While I applaud the wishes of the various planning boards, to make Caldwell a desirable
place to live, it would be ideal if it remained so for the present occupants and not build
without consideration for the established communities and housing areas. Caldwell has
become a place that people no longer consider as crime ridden and of lesser standing,
thanks to the efforts of the commissioners, and planners bringing the city together.
- In relation to the Springhouse Townhouse development, the right to develop a piece of
property is a given, however the right to ignore the aesthetics of the surrounding with
neighborhoods and be so far off with the compatibility to the appearance compared with
others in the area, is not acceptable. Incidentally, despite what the developer applicant may
claim, compatibility is not determined by individual ownership. An example of how
incompatibility with the surrounding neighborhood is obvious, is demonstrated by the
apartments at the corner of 10th Ave and Ustick in Caldwell. They are incongruous with the
surrounding neighborhoods even though they are in the buffer zone between commercial
and single family homes. The Springhouse Townhouse development proposes 22 feet to
the midpoint of the roof and a high point of 28 to 30+ feet, which would create a visual
barrier of the view to the south of the Jerica court street. 30+ foot town homes in the midst
of several neighborhoods of single story homes does not set a good balance, transition or
compatibility to the surrounding properties. The small setbacks proposed while within code,
are not compatible with the adjacent homes and properties and would only lend to the
appearance of trying to get more buildings on a small piece of land.
- The Springhouse development applicant states that there are amenities for the occupants to
use on the site. At the presentation to planning and zoning the applicant suggested that
families would rather participate in the children’s sports rather than own a lawn mower. For
some this may be true, unfortunately, there isn’t enough clear area in the open spaces to
toss a football, baseball or Frisbee more than 20 feet without being on someone else’s
property or the need to be in the street. The proposed open spaces are minimal at best. If
even less ½ of the occupants with pre-school or school aged children visited the open
areas, there would be need for crowd management. The dog park would accommodate
about 3 dogs before the owners would become concerned about their dogs safety. It seems
the developers only wish to accommodate those residents that play basketball but if you
miss the backboard, the ball goes into the canal.
- In reference to the irrigation mentioned in the most recent plat, in note 6 the statement is
that all wells will be abandoned per IDWR regulations, yet in notes 11 & 16 indicates a
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pressurized irrigation system will be installed using existing surface water or well water.
Studying the map, I don't see a well head annotated and I’m sure that any surface water in
retention basins will be absorbed into the ground if proper percolation is expected otherwise
there will be standing water in several areas of the property creating a breeding ground for
insects. There is an annotation on the plat near the end of the cul-de-sac, which shows a
pump from the Notus feeder canal #2 which I presume is to pressurize the irrigation lines.
There is no mention in the notes of filing for the proper permissions from IDWR to rights to
pump from the canal from.
- Fire code states that even in homes with sprinklers, that a hydrant is required within 500
feet of any building. The plat for June 2025 does not have any hydrants at all, creating a
fire hazard for the surrounding homes should one of the townhomes catch fire.
- It’s not clear that there is any forethought for the winter months in this plat, where will the
mounds of snow be put without impeding occupant driveways or creating the roads, which
are already narrow, impassible by EMT vehicles?
- The Lot sizes proposed are quite small when compared with a 14 x 80 mobile
(manufactured) home. Granted, the townhomes will be 2 (3 if garage is underneath) story
homes and about 3 times as expensive as a mobile home.
- The developer applicant states these will be fee simple homes, however, similarly built
homes at Cougar-Crossing in Caldwell, are now rentals at approximately $1700 / month.
o According to US Census 2022 the following average starting wages are
expected for the anticipated owners of these townhomes:
Firefighter $53,480
Police $46,000
Teacher $44,000
o Using the firefighter as an example:
Anticipated % of monthly income used for Mortgage alone (no tax or
ins. Or PMI) is 28% ($53480 *.28)/12 = $1248/month
With that the entry level firefighter would qualify for a home less than
$200,000
Average cost of a home in Caldwell accord to several real estate web
sites $390,000
o In reality, the firefighter or police office or teacher would end up renting
rather than buying one of these townhomes with an estimated cost above
$280,000.
o According to the June 2025 plat, the townhomes will accommodate 2
residence with physical disabilities, as designated parking spots in block 4
buildings 7 and 9. In other words, if you’re physically disabled, don’t buy a
townhome here.
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- The current estimate for traffic on Homedale road is 5,000 to 10,000 vehicles per day
according to the ITD. The estimate provided by the developer is a .9% increase, which is to
say that 55 plus homes will only generate 50 to 100 additional vehicle trips per day. The
2024 traffic Impact Study (TIS) indicates the Midway and Cleveland intersection will be at
Service Level “F” by 2027. Midway and Homedale roads have a similar prognosis. The
roundabout at Homedale and Midway will not be completed until 2030 to 2036, so impact
fees paid for this development will be absorbed by other projects until future funds are
available for the project. Further, there are 5 other developments either in construction or
approved within a 1 mile radius of this proposed development. To reiterate what is being
referred to: (as reported at May 14 P&Z meeting)
Development name multifamily residence single family residence
o Wager acres 107
o Alante Homes 133 153
o Lavendar Crossing 288
o The Charles 1,028 143
o Enclave 280 19
o Total 1,729 422
Total new residences 2151
Not included in total is the Verbana development of 1019 single family
homes.
At the date of this letter there were at least 470 apartments available
in the Caldwell area averaging $1575 per month for 2 bedroom.
- The most recent US census shows that 70 to 75% of homes have 2 or more
occupants or 2.99 people per household.
- At the Planning and zoning meeting of May 14th the applicant stated that the schools
elected to not participate in the collection impact fees and would rather rely on
Bonds. The non-reliance on impact fees, doesn’t lessen the burden to the schools in
terms of the numbers students. One of the Planning and zoning commissioners said
Vallivue schools reported they will be at capacity by 2029 even with two new
elementary schools currently in progress. This will cause the school district come
back with proposals for new schools, which of course means higher taxes for all. .
With very little math using the numbers provided above, one can see that there will
be more than 3000 children added to the school roster. Springhouse Townhouses
will only add to that number.
- Considering the density of families along Midway, North of Highway 55 and the access to
recreational park like areas, this portion of Caldwell is in definite need of increased park
facilities. The closest park like area is approximately 3 to 5 miles south on Midway, which is
across a major highway and inaccessible by pedestrian or bicycle traffic safely from the area
near the proposed development. If Caldwell is truly a place that families can call home and
be happy to live here, this piece of property would be better utilized and reduce
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traffic/population density if it were made into a public park, if all of the current and planned
developments are considered.
Thank you for your attention and submit a request to deny approval of Springhouse
Townhouses on Midway rd.
George Bergen
16955 Jerica Ct
Caldwell, ID 83607