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HomeMy WebLinkAboutNarrative_FredMeyerStore_V1 SITE ADDRESS PROJECT NO. DATE JURISDICTION 10819/10861 Highway 20/26 Caldwell, Idaho 83605 23403 02/24/2026 City of Caldwell LAND USE NARRATIVE PREPARED BY Alternative Method of Compliance Fred Meyer Caldwell – New Store APN(s): R3430800000 Core States Group, Inc. PREPARED FOR CLIENT ADDRESS Fred Meyer Stores, Inc. 3800 SE 22nd Avenue Portland, Oregon 97202 1 2340323403.010-Land Use Narrative Project Location: The project site is located at the southeast corner of Highway 26 and Middleton Road within the jurisdiction of the City of Caldwell, Idaho. The overall Fred Meyer store property is approximately 689,065 square feet (15.819 acres). The subject property is zoned Community Commercial (C-C), and the Fred Meyer store and fuel center are allowed per Commercial Zoning Verification Letter (ZVL24-000015). Project Description: Fred Meyer is seeking an approval of an Alternate Method of Compliance request for the reduction of the required landscape buffer along the north frontage of Toomes Drive between the east and west driveways. The project provides a 10-foot landscape buffer with landscaping installed per Code. A six-foot-high ornamental fence will be installed at 10 feet along the interior perimeter of the landscape buffer. In addition to the landscape buffer, this portion of frontage will include a storm pond and additional landscape along the north side of the storm pond for an approximate total landscape area of 49,000 square feet. Purpose of Request: Per Caldwell Municipal Code, Chapter 10-02-09-5 (2)(F)(4) and (2)(F)(9), the Director is authorized to approve a buffer reduction not to exceed 50 percent and a deviation from the fence standard. An Alternative Methods of Compliance application has been submitted for the Director’s review and approval. Alternative Methods of Compliance Pursuant to the Caldwell Municipal Code, Chapter 10-03-16, an Alternative Method of Compliance Permit shall be approved if the following findings are made: A. Alternative is consistent with the purpose of the applicable article or a specific master plan; Response: Per Chapter 10-02-09-5 (2)(F)(3), a 20-foot landscape buffer is required along collector rights-of-way. Toomes Drive is classified as a collector right-of-way. Per Chapter 10-02-09-5 (2)(F)(4) and (2)(F)(9), the Director is authorized to approve a buffer reduction not to exceed 50 percent and to approve a deviation from the fence standard. The project is providing approximately 74 to 94 feet of landscape along the Toomes Drive frontage between the east and west driveways into the Fred Meyer Parcel. The landscape area includes a stormwater pond, which requires a security fence along its perimeter due to the design slopes. The required fence would be located ten feet from the property line as required by the stormwater manual. Although the project provides up to four times the required landscape depth, a reduction/deviation is requested to allow the required safety fencing to comply with Code. If the reduction is approved, the fence would comply with the requirement in (2)(F)(4) for the fence to run along the interior edge of the buffer. B. Strict adherence or application of the requirements are not feasible; Response: The storm pond slopes require a security fence per the stormwater manual. The security fence is required to be installed at the top of the storm pond slope, which is ten feet from the property line and within the required landscape buffer. Per Chapter 10-02-09-5 (2)(F)(4) and (2)(F)(9), the Director is authorized to approve a reduction to a required landscape buffer and a deviation from the fence standard. 2 BCE#2340323403.010-Land Use Narrative C. The alternative method of compliance provides an equal or superior means for meeting the requirements; Response: Per Chapter 10-02-09-5 (2)(F)(3), a 20-foot landscape buffer is required along collector rights-of-way. Toomes Drive is classified as a collector right-of-way. Per Chapter 10-02-09-5 (2)(F)(4) and (2)(F)(9), the Director is authorized to approve a buffer reduction not to exceed 50 percent and to approve a deviation from the fence standard. The project is providing approximately 74 to 94 feet of landscape along the Toomes Drive frontage between the east and west driveways into the Fred Meyer Parcel. The landscape area includes a stormwater pond, which requires a security fence along its perimeter due to the design slopes. The required fence would be located ten feet from the property line as required by the stormwater manual. Although the project provides up to four times the required landscape depth, a reduction/deviation is requested to allow the required safety fencing to comply with Code. If the reduction is approved, the fence would comply with the requirement in (2)(F)(4) for the fence to run along the interior edge of the buffer. The requested reduction/deviation provides a significant amount of landscape in a combination of 10- foot landscape buffer, storm pond, and interior landscape. The buffer landscape, installed per Code, and a 6-foot-high ornamental fence for that portion of the storm pond fencing running along the interior perimeter of the reduced landscape buffer, is an equal or superior means for meeting the landscape buffer requirements. D. The alternative means will not adversely affect a neighboring property or resident and will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties; Response: The proposed alternative will benefit the neighboring property, residents, public welfare and intended uses, and the character of the surrounding properties. The proposed landscape and ornamental fencing along this section of Toomes Drive frontage will more than comply with the intent of the landscape buffer standards. E. Reflects an innovative or unique design that conforms to the requirements of the applicable article to the greatest extent possible but offers alternatives for addressing the intent of the standards by maintaining or exceeding the standards; and/or, Response: The proposed alternative landscape combination of a reduced 10-foot landscape buffer, 6-foot high ornamental fence, storm pond, and interior landscape will provide a higher percentage of landscape than the required 20-foot landscape buffer and still meet or exceed the intent of buffer standards since the reduced buffer will still provide the required trees, shrubs and groundcover per the buffer standards, and ornamental fencing along the interior perimeter of the reduced landscape buffer. F. Includes a design required to maintain consistency and compatibility within an existing development. Response: The proposed alternative landscape buffer is part of a new development; therefore this criteria is not applicable to this Alternative Method of Compliance request. Conclusion: The responses above and supporting application materials demonstrate that the project meets the approval criteria for an Alternative Methods of Compliance Permit. The City's approval of this application is respectfully requested.