HomeMy WebLinkAboutNarrative-Enclave_Enclave_V1 ENCLAVE SUBDIVISION
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March 13, 2025
City of Caldwell
Community Development 205 South 6th Ave Caldwell, Idaho 83605
RE: Enclave Subdivision Rezone and Preliminary Plat Applications
Dear Planning Staff,
On behalf of Treasure Valley Development LLC, please accept the following applications of a
rezone and preliminary plat for Enclave Subdivision. The subject site is located at 12269 and
12509 Karcher Road and consists of 40.55 acres.
Subject Site History and Site Characteristics
The site is currently annexed and zoned Highway Corridor within the City of Caldwell. In 2001, tis site in 2021 was approved with a mix of uses; single family residential, apartments, 2-6 plex’s,
storage units, RV parking, and commercial (PUD-21-000001, SUB21-000005 and ANN51-
000001). This approval is for a total of 301 residential units.
Historically the site has been farmed, but recently farming has concluded on the site, leaving it just
an open field.
Table of Contents
Page Numbers
Site History and Characteristics 1
Rezone and Comprehensive Plan Goals 2 Preliminary Plat 3
Traffic Impact Study 4
Open Space & Amenities 5 Residential Building Styles 6
Neighborhood Meeting 6
Summary 6
Exhibit A – Site Plan 8 Exhibit B – Open Space 9
Exhibit C – Old Site Plan 10
Exhibit D – Pathway and Interconnectivity Map 11 Exhibit E – Phasing Plan 12
Exhibit G – Elevations 13
Exhibit H – Amenities & Park Exhibit 15
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Rezone and Comprehensive Plan Goals
Since acquiring approval for the site, the owner has not been able to sell finding all the various land uses within the community have made it very difficult to find a buyer. We are therefore requesting to simplify the site plan into two zones; the top portion of the site running along Highway 55 to remain Highway Corridor (H-2) with commercial lots and the remaining portion
to be rezoned into R-2 Residential.
Within City of Caldwell’s newly adopted Comprehensive Plan leaves the site with zoning flexibility under Community Center. The compatible zoning districts outlined in the plan have R-2 and H-C as options for this area. We strongly feel that the mix of commercial along State
Highway 55 and the single-family residential blend in with the surrounding subdivision will be a
great compliment for this area. This new design will also meet the needs for this current market and leave the seller with a more desirable entitled project.
With the newly adopted Comprehensive Plan, we are looking to request zoning districts of R-2 and H-C that are compatible zoning districts. The following goals meet this applications request:
Chapter 3 - A Connected Community
1.4 Connect residential development with existing streets and require future connection to the City's planned system.
2.1 Preserve the function of Highway 55 as a high-speed corridor with access management
control.
3.1 Develop consistent streetscapes along corridors with distinct landscaping, signage, or similar place-making elements.
4.1 Require new residential development to incorporate safe and interconnected bicycle and pedestrian pathways.
6.2 Develop new neighborhoods with proper ingress/egress for emergency vehicles, including secondary outs, adequate street widths, and turning spaces.
Chapter 4 - Vibrant Gathering Spaces
3.1 Encourage place-making that reflects the local culture, history, and identity of the community, incorporating local art, heritage features and themes that resonate with
residents.
Chapter 6 - Quality Neighborhoods to Call Home
2.4 Encourage neighborhood-serving services and retail businesses near residential neighborhood to provide convenient access to daily needs.
3.2 Promote infill housing developments to maximize existing infrastructure and slow the
loss of open space.
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Chapter 7 - Intentional and Distinct Centers
2.2 Encourage a mix of commercial and residential uses in the Community Center place
type to expand housing choices.
3.1 Promote unique economic development projects that are designed to integrate uses such a housing, recreation, office complexes, restaurants, and shopping.
Preliminary Plat
Enclave Subdivision is a residential and commercial community that will consist of 152 residential
lots and 5 commercial lots. The breakdown of lots are as follows:
Overall Project Data
Single Family Residential Lots 152
Commercial Lots 5
Common Lots 33
Net Density 3.75 Average Residential Lot Size 4,944 s.f.
Maximum Residential Lot Size 9,222 s.f.
Minimum Lot Size 4,012 s.f.
Table 1: Overall Project Data
Sewer for the site has been reviewed and coordinated with the City of Caldwell Engineering Department. This site will be connecting to existing sewer that will be connected to the manhole in Celeste Avenue north of the site. Water will be connected in a existing manhole in Hwy 55.
Storm drainage will be retained on site and any discharge into a storm water facility will not exceed development flows. Local and collector streets will utilize underground retention facilities including ponds within common areas. All public storm drainage facilities will be designed in accordance with City of Caldwell standards.
Pressurized irrigation will be provided through the existing pressurized irrigation water system located east of the site in Canyon View Estates. We will be upgrading and improving the existing pump house for our pressurized irrigation system, these improvements will be closely coordinated with City of Caldwell and Pioner Irrigation during design of construction plans.
The Wilson Drain runs along the southern and western boundaries of the site. The development of the site will leave this drain open, with two crossing for public roads to be constructed.
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The developer understands and respects the importance of dark-sky lighting for this area. Enclave Subdivision will provide dark sky outdoor lighting throughout the site to minimize glare and light
pollution onto neighboring properties and throughout the immediate area.
Phasing of the site is currently proposed as three (3) phases. While it is the Developer’s intent to follow the phasing plan, future market conditions and lot absorption rates will dictate how the
project is ultimately phased and constructed.
Traffic Impact Study
This application was able to utilize the existing Traffic Impact Study from 2020, and provides a amendment with updated traffic counts. Since the land density and uses will be going down, this will decrease the impact of the roadway networks from the originally approved TIS. Both City of Caldwell and Idaho Transportation Department, have approved the new amendment and did not require any additional review. The site will have two access points into Highway 55.
1. Site Access labeled one – Celeste Ave will have a full access adding a southern leg to the existing Karcher Road, 2. Site access labeled two – will be restricted right-in/right-out access.
Figure 1 – Traffic Impact Study – ingress/egress locations
Figure 1: TIS Analysis
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Open Space & Amenities
Enclave Subdivision will have a total for 5.61 acres of open space for our site creating 13.84% of
open space for this community. Enclave’s open space can be seen in Exhibit B. Starting from our main entrance the continuation of Celeste Ave, you will be welcomed with lush landscaping along each side of the street corridor. All roadways will meet the City of Caldwell standards. At the heart of the development will be our main open space and amenities. This main
area will be the focal point and gathering area for the community. Walkability is a key design feature for this community. A regional walking path will be along the Wilson Drain. Enclave Subdivision will have many pedestrian pathways fanning out throughout
the site. These pathways will provide interconnectivity and easy access to all the amenities within
the community. Each pathway will meet the City of Caldwell’s pathway standards.
The exhibit in figure 2 shows the detail of the regional pathway along the Wilson Drain.
Amenities
Enclave Subdivision 13.84 % qualified usable open space will provide a wide variety of amenities
for the community and future residents. This application is proposing active and passive amenities
that all residents at any age can enjoy. The landscaping and amenities have been designed around
a theme of nature, with raw elements and rustic details. These details will be seen throughout the
design from the entry monumentation to the planter boxes.
Figure 2 -Wilson Drain Regional Pathway Exhibit
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A total of five (5) pocket parks have been designed for active and passive activities.
1. Wildflower garden will be a relaxing oasis that will include raised steel planters for the
flowers, built in benches and steel accent walls to tie everything in.
2. Next to the wildflower garden will be a large usable area for multi-use and active sport
area.
3. The heart of the community will have an active learning playground. This will include
a shade structure, bike parking, two (2) play areas and swing sets, one designed for
toddlers and younger children, and larger play equipment tailored to older children.
4. West of the play structure will have another passive amenity with a fire pit and seating
area for residents to gather and socialize.
5. South of the site across the Wilson Drain is a small triangle remnant of the overall
parcel. We are proposing a dog park as an active amenity for the community.
Residential Building Styles
Enclave Subdivision will offer a wide variety of housing styles. This community will have
numerous floorplans and elevation styles to choose from. Please refer to Exhibit E for elevation
examples. These elevations will help ensure that Enclave has many housing options available and
are harmonious but distinctive in appearance. Housing sizes will range from 1,200 up to 3,000
square footages.
Neighborhood Meeting
A neighborhood meeting was held at Lakevue Elementary School on March 10, 2025. During the
meeting we had approximatley five (5) people in attendance. They were curious on the timing of
construction and ITD’s plans for access. Overall the meeting went really well and they were
overall pleased with the layout changes to single -family from the previously approved application.
Summary
Enclave Subdivision will be a welcoming community and a great addition for the City of Calwell.
The vision and commitment to detail outlined in this narrative and application clearly illustrates
the quality of the community. From the commitment of commercial corridor along Highway 55
to the transition to residential and finally all the thoughtfully designed open space will make
Enclave Subdivision a special place for future City of Caldwell residents to call home.
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We appreciate the opportunity to present this application to the City of Caldwell. If you have any
questions, please contact me at treasurevalleydevelopment@gmail.com.
Sincerely,
Thomas Coleman
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Exhibit A Site Plan
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Exhibit B Open Space
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Exhibit C Old Site Plan
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Exhibit D Phasing Plan
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Exhibit F Pathway and Interconnectivity Map
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Exhibit G Elevations
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Exhibit H Amenities and Park Site Plan
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