HomeMy WebLinkAboutStaffPres_HE_LoganMeadowsLogan Meadows
PUD25-000003
Hearing Examiner: July 22, 2025
Planner: Katie Wright
Thank you Madame Hearing Examiner.
Katie Wright Associate Planner 205 S. 6th Ave.
Before you is Logan Meadows PUD25-03
This project was submitted prior to the adoption of the current zoning ordinance, and has been analyzed under the code as of February 21, 2025.
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Subject Site Location
Elm Street
Logan Street
The project location is a 4.46 acre parcel located south of Logan Street
The site has frontage along Logan Street and Elm Street
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RESIDENTIAL
UNDEVELOPED
RESIDENTIAL
RESIDENTIAL
Conditions Surrounding Subject Site
RESIDENTIAL
The project site is currently surrounded by single family residential to the east west and south and multi-family to the north.
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Approved Developments
There are 2 Developments within a 1-mile radius of the subject site that are either actively under construction or have been approved entitlements.
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Applicant Request
PLANNED UNIT DEVELOPMENT
REQUEST
The application before you tonight is for a Planned Unit Development of the parcel outlines in red.
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R-1
R-1
R-2
Zoning and Land Use Analysis
R-2
R-3
H-D
This site is zoned R-2.
The purpose of the R-2 zone is to provide areas by zoning procedures in accordance with the comprehensive plan that provide medium density residential development areas at a density
consistent with the comprehensive plan. Such zones are primarily located in older neighborhoods and adjacent to shopping, recreational, or cultural facilities. Such zones should be
placed in areas that have a full range of urban services available or projected to be established.
The proposed development is surrounded by R-1 to the south, east, and west, with R-3 to the north.
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NEIGHBORHOOD 2
Comprehensive Plan Analysis
NEIGHBORHOOD 2
URBAN NEIGHBORHOOD
The proposed comp plan place type is neighborhood 2
the proposed densities are not in compliance with the comprehensive plan, as the comp plan place type requires the density to be 2-8du/acre, and this project has a density of 10 du/acre.
There are issues with projects like this that come in between time of the new comp plan but are still under the old code, as there is no avenue to request a higher density, other than
through the PUD code, allowing for flexibility.
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Background and History of Site
In 2019, Logan Street Development (ZON-19-03/PUD-19-02) was approved for a rezone of 4.5 acres from R-1 to R-2 and a Planned Unit Development for 12 four-plexes and 1 duplex, totaling
in 50 units. The PUD entitlement expired in 2021 which requires the submission of the subject PUD application.
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Development Project Analysis
The proposed PUD has 11 4-plexes and 1 duplex, which is 4 units less than the approved development in 2019. Otherwise, the site plan remains the same.
The proposed development project has been analyzed for compliance with city codes and policies and staff finds
The proposed development is in compliance with all parking and landscaping requirements, all bulk standards for lot size, setbacks, frontage and height of buildings
The proposed planned unit development is compliance with all open space and amenity requirements.
The 4-plexes uses for this project shall be determined by the Hearing Examiner to be approved or denied, as they are requesting over 30% specially permitted uses through the Planned
Unit Development.
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Planned Unit Development Flexibilities
Over 30% specially permitted uses
Increase in density from 2-8du/acre to 10du/acre
As mentioned prior, the Planned unit Development code does allow for flexibilities within the code. The applicant is requesting over 30% of the specially permitted uses in regard to
the project being a majority of 4-plexes with 1 duplex
They are also requesting there be an allowance for a density increase from 2-8du/acre to 10du/acre. This has been updated to be reflected in the staff report.
Both of these flexibilities are required to allow them to align with their originally approved project in 2019.
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The proposed development will have adequate site access, and all utilities are available or will be available as outlined in the engineering staff report.
Access and Public Services
The proposed development will have adequate site access, and all utilities are available or will be available as outlined in the engineering staff report.
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Public Notifications
Caldwell School District – perks of improved street sections in the area and potential to bring in more commercial for families
Agency Notifications
Lacy and William Fosbenner – undetermined
Kevin and Amaris Dudgeon – undetermined
Connie Blele – opposed
Public Hearing Notifications
Public agencies were notified and asked to provide comments, the only agency that had comments was:
Caldwell School District – perks of improved street sections in the area and potential to bring in more commercial for families
We received 3 public comments
Lacy and William Fosbenner did not state their position on this application, but they had questions about maintenance of the site and potential future tenants.
Kevin and Amaris Dudgeon did not state their position on the application, but they did request that there be no vehicular access to Elm Street
Connie and Blele are in opposition due to the current condition of Logan Street and concerns of parking.
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Vallivue School District – 2 letters
ITD – Initial concern addressed by allowing RIRO access off of Hwy 20/26
Commission / Examiner Recommendations
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Prior to City Council At time of building permit, the applicant shall provide an updated landscape plan with the following:
Bermed landscape buffers
Widths of landscape buffer along Logan Street to be 15’
Fencing along Elm Street landscape buffer shall be moved to the back of the required 10’ buffer or removed
60sqft single row parking islands
A minimum of 70% of each street buffer groundcover shall be sod
Include pathway (major and micro) landscaping information in the “Project Information Landscape Requirements” breakdown.
Site Specific Conditions or Concerns
Staff is requesting that these conditions be changed to “At time of building permit” as the Hearing Examiner will be the final decision maker and this application will not be going forward
to City Council.
The applicant has agreed to these conditions and based on the existing site plan, staff believes these items will not change the overall layout of the site.
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Staff recommends that if the Hearing Examiner approves the request that such request is subject to the Conditions as specified in the Findings of Facts, Conclusions of Law, and Order
of Decision.
Staff Summary
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I stand for any questions.
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