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HomeMy WebLinkAboutNarrative_Hunters Path_V1 HUNTERS PATH SUBDIVISION pg. 1 May 28, 2025 City of Caldwell Community Development 205 South 6th Ave Caldwell, Idaho 83605 RE: Hunters Path Subdivision Annexation and Preliminary Plat Applications Dear Planning Staff, On behalf of Cantlon Holdings LLC and Boise Valley Land Holdings LLC, please accept the following applications of an annexation and preliminary plat for Hunters Path Subdivision. The subject site is located 360’ northwest of the intersection of Marble Front and Aviation Way, this site consists of 23.86 acres. Hunter’s Path Subdivision is going to be a welcoming community. Situated near 1-84, US 20/26 and a flourishing industrial and commercial corridor, residents of Hunters Path will have a quick commute to everywhere in the Treasure Valley. The community will also have close proximity to two elementary schools and adjacent to a future city park, making Hunters Path a very desirable location to live, work and play. Table of Contents Page Numbers Site History and Characteristics 2 Annexation and Comprehensive Plan Goals 2 Preliminary Plat 3 Traffic Impact Study 4 Open Space & Amenities 4 Residential Building Styles 5 Amenities 5 Neighborhood Meeting 6 Summary 6 Exhibit A – Site Plan 7 Exhibit B – Open Space 8 Exhibit C – Phasing Plan 9 Exhibit D – Pathway Interconnectivity 10 Exhibit E – Elevations 11 Exhibit F – Amenities & Park Exhibit 13 HUNTERS PATH SUBDIVISION pg. 2 Subject Site History and Site Characteristics The subject site has historically been farmed. In 2021 The site was subdivided into three lots within the Canyon County, called Goff Subdivision. The site has frontage onto Marble Front Road and Lincoln Road. Surrounding characteristics of the site are as follows: o North – Single Family Residential – Huntington Ridge East Subdivision. o East – County – Farm Land o South – Suncreek RV Park o West – Future City Park and Van Buren Elementary School Comprehensive Plan Goals Within the newly adopted City of Caldwell Comprehensive Plan, states that “Caldwell has fewer housing units than households and is growing faster than new housing units are added. (pg. 8)” Due to demand and housing shortage the new comp plan has designated this area of Caldwell as neighborhood 2. This designation encourages residential mid-density that targets small lot single-family homes. The goal for neighborhood 2 is to cover areas near major centers and area hubs. Due to the close proximity to the Highway 20/26 commercial, industrial area and employment centers we strongly feel that this community will serve the future residential needs in this growing area. This site is contiguous to City of Caldwell limits to the north, south and west of the site. Making the site a perfect infill community. With the newly adopted Comprehensive Plan, we are looking to request zoning designation of R- 2, this request is a compatible zoning district for the neighborhood 2 designation. 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. 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. HUNTERS PATH SUBDIVISION pg. 3 4.4 Close gaps in the sidewalk network to provide continuous and accessible pedestrian pathways throughout the city. 6.2 Develop new neighborhoods with proper ingress/egress for emergency vehicles, including secondary outs, adequate street widths, and turning spaces. Chapter 6 - Quality Neighborhoods to Call Home 3.2 Promote infill housing developments to maximize existing infrastructure and slow the loss of open space. Preliminary Plat Hunters Path Subdivision is a residential community that will consist of 125 residential lots. The breakdown of the lots are as follows: Overall Project Data Single Family Residential Lots 125 Common Lots 26 Net Density 8.64 units per acre Gross Density 5.24 units per acre Average Residential Lot Size 5,044 s.f. Maximum Residential Lot Size 9,205 s.f. Minimum Lot Size 4,365 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 manhole in Lincoln Ave northwest of the site. Water will be connected in an existing manhole in Marble Front. 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 seepage beds 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 valve located in Mable Front. All requirements for the pressurized irrigation system will be coordinated with City of Caldwell and Pioneer Irrigation during the design of construction plans. HUNTERS PATH SUBDIVISION pg. 4 The developer understands and respects the importance of dark-sky lighting for this area. Hunters Path 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 two (2) 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 Kittleson and Associates was hired and provided a Traffic Impact Study for Hunters Path Subdivision. Within their summary and findings, they found for the 2025 existing conditions “that all study intersections are deemed acceptable during the weekday am and pm hours with the exception of Aviation Way and US 20-26. They recommended that minor modifications to the traffic signal for better timing is needed at this intersection. This will be coordinated with ITD by our consultant. Year 2030 the study finds that all study intersections are expected to run acceptably with the exception again of Aviation Way/US 20-26, which finds that a southbound right turn overlap is needed. The study also notes that total traffic conditions found that the site generated trips did not impact any additional intersections, no additional mitigation needs beyond the Aviation Way right turn lane are required for mitigation. Open Space & Amenities Hunters Path Subdivision will include a total of 2.80 acres of qualified open space, representing 11.74% of the entire site. This open space is highlighted in Exhibit B. In total, the site will feature 3.06 acres of landscaped open space, enhancing the community’s overall aesthetic and livability. The community will have two (2) main entrances: one from Lincoln Road and second from Marble Front Road. Each entrance will be framed by lush landscaping on both sides of the street corridor, creating a welcoming and visually appealing gateway. All internal roadways will be constructed to meet City of Caldwell standards. At the heart of the subdivision will be the primary open space and amenity area, serving as the central gathering point and focal feature of the community. HUNTERS PATH SUBDIVISION pg. 5 Walkability is a key design element. The subdivision will feature a network of pedestrian pathways that extend throughout the site, ensuring easy access to all amenities and enhancing connectivity. All pathways will comply with City of Caldwell standards. We have also provided a future walking path to the future City Park for great interconnectivity between the community and park. All pathways are within common lots within the subdivision and will be owned and maintained by the Homeowners Association. Residential Building Styles Hunter’s Path Subdivision will feature a diverse range of housing styles, offering residents a variety of floorplans and architectural elevations to choose from. As illustrated in Exhibit E, the planned elevations are designed to create a cohesive neighborhood aesthetic while allowing for individual character and distinction among homes. Residences will range in size from approximately 1,200 to 3,000 square feet, ensuring options that suit a wide array of lifestyles and preferences. Amenities Hunters Path 11.74 % 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 of timber and metal steal. These details will be seen throughout the design from the entry monumentation to the planter boxes, please see Exhibit F for amenity locations. A total of three (3) parks have been designed for active and passive activities. 1. A centralized park along the Marble Front Road will provide a shade structure, bike parking with two play areas. 2. At the heart of the community will have a wildflower garden and a sitting area – an inviting oasis featuring raised steel planters filled with vibrant blooms, built-in benches, and steel accent walls that tie the space together. 3. A small pocket park located in phase 2 will have passive recreation of berms and nature play with a multi-use lawn. HUNTERS PATH SUBDIVISION pg. 6 Neighborhood Meeting A neighborhood meeting was held at Van Buren Elementary School on May 12, 2025. During the meeting we had approximatley five (5) people in attendance. Neighbors were concerend with their view, City of Caldwell obtaining future ROW for Aviation Way and questions on irrigation water delivery. Summary Hunters Path Subdivision will be a welcoming community and a great addition for the City of Caldwell. The vision and commitment to detail outlined in this narrative and application clearly illustrates the quality of the community. This community will provide great housing options in an area of Caldwell that a is becoming a central hub for commercial and employment opportunities. We are beyond excited for future residents to call Hunters Path Subdivision home. We appreciate the opportunity to present this application to the City of Caldwell. If you have any questions, please contact me at 208-250-6161 or at sdlandconsulting@outlook.com. Sincerely, Sabrina Durtschi HUNTERS PATH SUBDIVISION pg. 7 Exhibit A Site Plan HUNTERS PATH SUBDIVISION pg. 8 Exhibit B Open Space HUNTERS PATH SUBDIVISION pg. 9 Exhibit C Phasing Plan HUNTERS PATH SUBDIVISION pg. 10 Exhibit D Pathway and Interconnectivity Map HUNTERS PATH SUBDIVISION pg. 11 Exhibit E Elevations HUNTERS PATH SUBDIVISION pg. 12 HUNTERS PATH SUBDIVISION pg. 13 Exhibit F Amenities and Park Site Plan HUNTERS PATH SUBDIVISION pg. 14 HUNTERS PATH SUBDIVISION pg. 15 HUNTERS PATH SUBDIVISION pg. 16