HomeMy WebLinkAboutApplicant Response to Staff Report 7.23.25
BRIGHTON – Creating GREAT Places – 2929 W. Navigator Drive, Ste. 400, Meridian, ID 83642
www.brighton.co 208-378-4000
MEMO
To: Joe Dodson
CC: Caldwell City Council
From: Amanda McNutt, Director of Entitlement, Brighton
Date: July 23, 2025
Subject: Revised Site Plan, Open Space Exhibit, and Narrative
Following my review of your staff report and associated recommendations, I wanted to provide a
revised site plan showing that we can comply with your recommendations considering all other site
constraints. As I’m sure you know, there are many items that must be considered before simply
“relocating” a buffer on a plan set – such as irrigation, drainage, slopes, etc. It was because of these
factors we had our engineers review the plan to verify that adjusting the buffer on Lake Avenue would
be feasible before agreeing to your conditions in the staff report.
Summary
The staff report states we can utilize a reduction in the width of the landscape buffer adjacent to Lake
Avenue. After evaluating the site, we agree with this recommendation. The reduced buffer enables us to
increase the number of parking stalls on-site, thus meeting the minimum required parking standards.
Revised Exhibits and Narrative
I believe it is appropriate to include updated exhibits and a revised narrative that reflect our
understanding of how the site will function, and to clarify that we will not be asking for a parking waiver
from City Council because of those changes. I have included the following documents for inclusion of the
public record:
• Updated Site Plan and Open Space Exhibit: These documents illustrate the revised layout,
incorporating the reduced buffer and additional parking.
• Revised Narrative: The narrative explains the rationale for the buffer reduction and details the
resulting parking compliance. Additionally, it outlines minor modifications to the proposed
amenity package as the original narrative didn’t accurately reflect all of the amenities that will
be included (in both versions we are compliant with Caldwell City Code).
After reviewing the staff report, I concur with its findings and conditions. The revised exhibits
demonstrate our commitment to compliance and reflect thoughtful coordination with staff input. We
are confident that the proposed adjustments support the intent of the original application while
responding to City recommendations.
Please do not hesitate to reach out if further clarification or additional documentation is needed.
For Brighton, et all,
Amanda McNutt
Director of Entitlement
BRIGHTON – Creating GREAT Places – 2929 W. Navigator Drive, Ste. 400, Meridian, ID 83642
www.brighton.co 208-378-4000
6
Street Landscape Buffer
We intend to utilize an allowed reduction in the street landscape buffer area along Lake Avenue to
accommodate site constraints. While the parcel is about 2.6 acres, only 1.57 acres is buildable, the rest
is encumbered by right-of-way. Therefore, we show a reduced “on site” buffer of 12.5 feet on the Lake
Avenue side of the site. The total buffer area from back of sidewalk is over 20 feet wide in all areas due
to the landscaped right-of-way in this area. The roundabout has already been constructed with no
future right-of-way expansion planned, so the buffer will remain over 20 feet wide for the foreseeable
future. On the next page, a graphic showing the buffer and pertinent measurements is provided.
Buffer Graphic with Dimensions
Conclusion
Based on the foregoing, we ask that the Special Use Permit, Rezone, and Development Agreement be
approved to provide Caldwell residents with affordable, beautiful, and functional homes.
For Brighton et al,
Amanda McNutt
Director of Entitlement
Key:
Green Line: Street Buffer
Orange Line: Property Line
Boundary
Blue Highlight: Existing
Sidewalks
Purple Measurement: Back
of Sidewalk to Property Line
Red Measurement: Street
Buffer from Property Line
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
5725 NORTH DISCOVERY WAY
BOISE, IDAHO 83713
PHONE (208) 639-6939
kmengllp.comUSTICK & LAKE APARTMENTSCALDWELL, IDENTITLEMENT OPEN SPACE EXHIBIT EX1.0
25-057
7.18.25
AY
AY
AY
P:\25-057\LANDSCAPE\CAD\EXHIBITS\25-057 L-OPEN SPACE.DWG, ALYSSA YENSEN, 7/21/2025, DWG TO PDF.PC3, ---- OPEN SPACE EXHIBIT
0 20 40 60
Plan Scale: 1" = 20'ST A T E OF IDAH
OLICENS
E
D LANDSCA P E A RCHITECTALYS S A YENS
E
NLA-1657707/21/25
OPEN SPACE DATA
SITE DATA
QUALIFIED OPEN SPACE
ACREAGE
±0.32 AC.
TOTAL SITE AREA ±1.57 AC
20.3%
REQ.PRVD.
NON QUALIFIED OPEN SPACE ±0.41 AC.
10%
PERCENT
25.4%NA
MUFFIN LN. (PRIVATE)LAKE AVE.E. USTICK RD.
COMMERCIAL
(R-2)
TOT
LOT
BIKE
REPAIR STATION
QUALIFIED OPEN SPACE
·OPEN PARK AREAS OF AT LEAST ONE THOUSAND FIVE HUNDRED (1,500) SQUARE FEET IN SIZE.
·COMMUNITY GARDENS.
·PONDS OR WATER FEATURES.
·PLAZAS.
·ADDITIONS TO A PUBLIC PARK OR OTHER PUBLIC OPEN SPACE AREA.
·CLUBHOUSE, FITNESS FACILITIES, ENCLOSED BIKE STORAGE, PICNIC AREAS, SWIMMING POOL, PLAY
AREAS, OTHER GENERAL RECREATIONAL/AMENITY FACILITIES.
·BUFFERS BETWEEN DIFFERING LAND USES.
·50% OF REQUIRED LANDSCAPE STREET BUFFERS ALONG COLLECTOR AND ARTERIAL STREETS WHEN
LANDSCAPED TO MINIMUM STANDARDS.
·ALL PATHWAYS AND ASSOCIATED LANDSCAPING (IF CONSTRUCTED TO MINIMUM CITY STANDARDS).
·STORMWATER RETENTION/DETENTION AREAS.
SEE CALDWELL CODE SECTION 10-02-09-4 FOR MORE INFORMATION
CLUBHOUSE
AMENITY FACILITY
QUALIFY AS OPEN
SPACE.
BUFFERS BETWEEN
DIFFERING
LAND USES
QUALIFY AS
OPEN SPACE.
50% OF REQUIRED LANDSCAPE
STREET BUFFERS ALONG
COLLECTOR AND ARTERIAL
STREETS QUALIFY AS OPEN
SPACE.
50% OF REQUIRED LANDSCAPE
STREET BUFFERS ALONG COLLECTOR
AND ARTERIAL STREETS QUALIFY AS
OPEN SPACE.
PLAY AREAS,
PATHWAYS AND
ASSOCIATED
LANDSCAPING
CONSTRUCTED TO
MIN. CITY
STANDARDS
QUALIFY AS OPEN
SPACE.
PATHWAYS AND
ASSOCIATED
LANDSCAPING
CONSTRUCTED TO
MIN. CITY
STANDARDS
QUALIFY AS OPEN
SPACE.
35 36
2 1
LINE TABLE
LINE BEARING DISTANCE
CURVE TABLE
CURVE RADIUS LENGTH DELTA CHORD BRG CHORD
PROJECT:
DATE:NO.ITEMDATEREVISIONSSHEET NO.
CHECKED BY:
DRAWN BY:
DESIGN BY:
5725 NORTH DISCOVERY WAY
BOISE, IDAHO 83713
PHONE (208) 639-6939
kmengllp.comUSTICK & LAKE APARTMENTSCALDWELL, IDAHOENTITLEMENT SITE PLANC1.0
25-057
7/21/25
KSK
JJ
P:\25-057\CIVIL\CAD\ENTITLEMENT PLANS\25-057 ENTITLEMENT SITE PLAN V1.DWG, JOSHUA JANTZ, 7/21/2025, DWG TO PDF.PC3, 24X36 L [PDF] 0 20 40 60
Plan Scale: 1" = 20'
E. USTICK ROA
D LAKE AVENUEMUFFIN LANE (PRIVATE)
VICINITY MAP
SURVEY CONTROL NOTES
PROJECT DATA
PROJECT TEAM
JUSO KAPIC
3521 E. USTICK ROAD
R3582600000
(COMMERCIAL)
LEGEND
ENRIQUE NAVARRETE
3607 MUFFIN LANE
R3582810100
(R-2)
BUILDING B
3-STORY
27 UNITS
(12) 1-BED UNITS
(10) 2-BED UNITS
(5) 3-BED UNITS
BUILDING A
2-STORY
8 UNITS
(8) 1-BED UNITS
KEYNOTES (TYPICAL)
PROJECT
LOCATION
E. USTICK ROADLAKE AVENUEMUFFIN LN.
CL
E
V
E
L
A
N
D
B
O
U
L
E
V
A
R
D
PRESTON AVENUEEVERETT STREET
DULUTH AVE.E. USTICK ROAD
LAKE AVENUE