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Home My WebLink AboutNarrative_HaystackApts_SaddleHilton_V3 JENSEN DAVENPORT ARCHITECTS, INC. architecture | planning | interior design 14421 Woodinville-Redmond Rd NE, Woodinville, WA 98072 www.jd-arch.com September 26, 2025 City of Caldwell 621 Cleveland Blvd Caldwell, Idaho 83605 RE: PROJECT DESCRIPTION Harvest Pointe Mixed Use Development Parcel Numbers R3527612100 and R3527612000 On behalf of Ahlquist, we are submitting for a modification to the Development Agreement which will allow for multi-family use (apartments) as part of the Harvest Pointe mixed-use development. Besides a 119-room Hilton dual brand hotel, we wish to construct a 98-unit apartment building along Haystack Way. The site is currently zoned Manufacturing and Industrial (M-1), and the Caldwell Comprehensive Plan has designated it to be Mixed Use Center. The project was originally submitted as a 156-unit multi-family development. It has since been revised to a 98-unit apartment building plus a 119-room Hilton Home2 Suites/Hampton Inn Hotel. A total of 241 stalls have been provided on site plus 23 shared stalls off-site to meet the minimum 264-stall requirement. Agreements have been made for the additional 23 stalls with the adjacent VA Clinic and D&B Lumber, since the use of parking for the hotel is after 4pm and the Clinic will be closed during the overflow parking need for the hotel (guest check-in are after 3pm. Both the apartment building and the hotel will be 4 stories in height with elevator access. Access will be provided off Haystack Way and Saddle Ave on the east and west sides of the site. SITE IMPROVEMENTS (per The Land Group) Parking Summary Apartments 145 (see calculations below) Hotel: 119 (see calculations below) Total Reqd Stalls: 264 Proposed on-site: 241 Proposed shared: 23 Total Provided: 264 Per Section 10-02-05 Off-Street Parking Standards, a formal shared parking agreement between users/property owners will be provided to Planning and Zoning at the time of building permit application Bicycle parking will be provided per code section 10-02-05 (5). See Site Plan for calculations and locations. P a g e 2 | 4 APARTMENT BUILDING DESIGN SUMMARY (per CMA Architects) 4 stories Type V-A Construction 1st floor 21,099 sq/ft 2nd floor 22,540 sq/ft 3rd floor 22,540 sq/ft 4th floor 22,540 sq/ft 88,719 Total Unit Type Unit Qty Parking Stalls/Unit Total Parking Reqd Studio 10 1 10 1 Bedroom Open 20 1 20 1 Bedroom 21 1.5 31.5 2 Bedroom 41 1.5 61.5 3 Bedroom 6 2 12 Total Units 98 145 Due to the unique urban setting of this site, we respectfully request a modification to the open space requirements outlined in Section 10-14-01 for both common open space and private open space. Per code, common open space requires 10% of the 1.98-acre multifamily site, with at least three amenities provided, one from each category. The project provides 5,182 square feet of exterior open space and 1,614 square feet of interior open space, for a total of 6,796 square feet—equal to 7.88% of the site. While this represents a modest reduction from the 10% standard, the design ensures high-quality spaces that serve residents effectively within the site’s urban context. Private open space requires 60 square feet per unit. Of the 98 units, 85 provide private open space totaling 4,276 square feet. Though not every unit meets the full requirement, this approach allows for architectural variety, enhanced façade modulation, and increased visual interest, resulting in a stronger streetscape presence. Amenities from code section 10-14-01(5) have been carefully and intentionally integrated into the design to support resident well-being, encourage social connection, and create a vibrant sense of place. Three amenities have been selected, from different categories, to meet the code requirement, as well as others to enhance the community; A. Quality of Life Amenity • Clubhouse and Social Room: Located within the multi-family building, the clubhouse and resident lobby are designed as the “living room” of the community—a welcoming space for gathering, hosting, and building connections among neighbors. B. Open Space Amenity • Picnic Area: Tucked within the plaza under a shaded canopy attached to the east building wall, the picnic area combines comfort and functionality. Thoughtful landscaping at the plaza boundaries creates a sense of enclosure and privacy, making the space feel like an urban oasis. C. Multi-Modal Amenity • Electric Vehicle Charging Stations: Strategically located within the parking area, these stations promote sustainability and support the transition to cleaner transportation options, ensuring the project meets both present and future mobility needs. P a g e 3 | 4 Enhanced Community Features To go beyond baseline requirements and further enrich the resident experience, the project incorporates additional amenities that cultivate connection and elevate outdoor living. These include: • Fitness Facility: A fully equipped fitness area within the building provides residents with convenient access to health and wellness opportunities, promoting active lifestyles without leaving home. • Fire Pit with Seat Walls: A natural gathering point where residents can share stories, warmth, and community throughout the year. • Outdoor Kitchen and Grilling Area: Designed for shared meals and celebrations, this amenity encourages neighbors to come together around food and fosters a deeper sense of community life. • Paved Plaza: At the heart of the site, the plaza serves as a flexible outdoor gathering space where residents can meet, relax, and enjoy seasonal events. • Covered Bicycle Storage: A dedicated area adjacent to the plaza provides residents with secure, weather-protected storage, encouraging year-round cycling. • Bicycle Repair Station: Adjacent to the covered bicycle racks near the plaza, this feature supports sustainable transportation and provides residents with the tools and convenience needed for everyday mobility. • Lawn and Green Space: A small grassy area offers residents access to natural open space within the urban setting, supporting passive recreation, visual relief, and the city’s broader goals for livability and green infrastructure. Together, these ten amenity spaces exceed the minimum standards, transforming the site into more than a place to live—it becomes a place to belong. By investing in these enhancements, the project meaningfully offsets minor deficiencies in common and private open space while delivering a stronger, healthier, and more connected residential community. This thoughtful design provides a well-balanced mix of amenities, ensures functionality for residents, and enhances the overall character of the development, meeting the spirit and intent of the city’s open space requirements while appropriately responding to the realities of an urban site. P a g e 4 | 4 HOME 2 SUITES / HAMPTON INN HOTEL DESIGN SUMMARY (per JDA Architects) 4 stories Type V-A Construction 1st floor 18,500 sq/ft 2nd floor 18,300 sq/ft 3rd floor 18,300 sq/ft 4th floor 18,300 sq/ft 73,400 SF Total Room Mix King Studio 36 Dual Queen 76 King Suites 7 Total 119 Parking Reqt: 119 Stalls (1 Stall/Room per Table 2, Section 10-02-05) Requested Code Modification: (1) 12’ x 50’ x 14’ CLR loading area required for hotel per Table 3, Section 10-02-05 (10,000 - 99,999 sf). With laundry located on-site and no public restaurant, the hotel will have minimal deliveries. Prototype Hilton Home2/Hampton Inn hotels do not typically have a loading area. Occasional deliveries (federal express, food deliveries, etc) will occur through the porte cochere. We request that the loading area requirement be waived. Exterior Design: The hotel exterior color palette is based on the standard Hilton Home2 Suites / Hampton Inn prototype design. Each hotel brand has it’s own color palette, on EIFS, with special materials and colors at the primary entrances. The front entrance faces Saddle Ave, and features a brick and wood-like finish. A sloped covered/lit porte cochere (vehicle drop off) provides weather protection over the front entrance, with an adjacent patio seating area off the main lobby. Another entrance on the north side of the hotel has a wood- look finish emphasizing the entry location. Another patio/bbq area is located on the north side of the hotel, next to the indoor swimming pool. Both patios will have low lighting from bollards that continue along the north sidewalk. The south stairway is extended to act as the Home2 “Beacon” and a vertical green recess that is lit at night creates the Home 2 “Keep”, both recognized as standard elements of Home2 hotels. Separate Home2 Studios and Hampton Inn signage is provided on the face of the top parapet of the hotel, at both the north and south entrances, and with lit monument signs at the hotel vehicular entrances off Saddle Ave. Submitted by: Craig Davenport, AIA Principal Jensen Davenport Architects