HomeMy WebLinkAboutNarrative_Freedom 50_v1Freedom Fifty Duplex Community Planning and Zoning Department City of Caldwell Rezone from C-3 to R-3 and Special Use Permit for Duplex Use Address: 4120 E Ustick Road, Caldwell, Idaho Parcel No.: R3249700000 Overview of the Proposed Rezone and Future Development Plan The applicant requests approval of a Rezone from C-3 to R-3 and a Special Use Permit to allow development of a 25-building duplex community (50 total dwelling units) on approximately 4.35 acres located at 4120 E Ustick Road, Caldwell, Idaho (Parcel R3249700000). This property was previously approved by the Caldwell City Council in 2022 for the “Latitude 96” project, a three-story, 96-unit apartment complex under the existing C-3 zoning. Due to changing economic conditions that project did not move forward. The applicant now proposes Freedom Fifty -- a significantly lower-density, less-intensive residential community that maintains the same spirit of providing attainable housing while better aligning with current market realities and community context. The proposed Freedom Fifty Duplex Community will feature 25 two-story duplex buildings, each containing two bedrooms and two bathrooms with a size of 1,250 square feet. Each building, therefore, will contain 2,500 square feet. Homes will be constructed using TMOD’s factory-built, metal-framed modular system, which allows for precise quality control, faster delivery, and lower costs than traditional site-built methods. [TMOD is a next-generation building company based in Caldwell that combines advanced manufacturing and modular design to deliver high-quality, energy-efficient, and attainable housing more quickly and affordably than traditional construction methods.] The proposed development will provide 120 total parking stalls, including 114 standard spaces and 6 ADA-accessible stalls. Of these, 40 stalls will be covered parking, enhancing both resident comfort and visual appeal. Parking exceeds the minimum requirements for duplex development within the R-3 zone, providing an average of 2.4 stalls per dwelling unit. The project maintains a low overall intensity with a density of 11.5 dwelling units per acre, which is well within the intended range for the R-3 district. Common open space features include a playground, dog park, landscaped common areas, covered parking structures, and EV charging stations, creating a functional and attractive community environment for residents.
Site Context and Compatibility The property is surrounded by a mix of commercial, industrial, and residential uses: - East and South: Adjacent to the Walmart Supercenter, a major regional commercial use. - West: Single-family homes, separated from the project by a canal, providing approximately 160 feet of separation between the nearest residence and the site. - North: Fronts Ustick Road, an arterial street recently widened by the City, which included construction of a curb cut that will serve as the project’s primary access. Across Ustick are industrial and warehouse-type buildings. Given this mix of surrounding uses, Freedom Fifty offers an ideal transitional use between high-activity commercial areas and lower-intensity residential neighborhoods. Its scale, setbacks, and landscaping provide a visual and functional buffer that supports orderly development consistent with the Comprehensive Plan. Justification for Residential Use Along Arterial Frontage Maintaining commercial zoning on this parcel would create land-use inefficiencies and an awkward site layout that diminishes both commercial viability and neighborhood design quality. Residential development at this frontage is more appropriate for the following reasons: 1. Oversupply of Nearby Commercial Land: Within roughly a quarter-mile radius—particularly along Cleveland Boulevard—there are over 35 acres of vacant commercial property already available for development. The market does not currently support additional retail or service uses at this location. 2. Improved Transition Between Uses: Retaining commercial zoning would place high-intensity traffic and lighting immediately adjacent to single-family homes to the west. The proposed duplex community creates a smoother, more compatible transition between those residential areas and the adjacent Walmart. 3. Reduced Impacts and Greater Neighborhood Compatibility: Duplex housing produces significantly fewer daily trips and less noise and glare than commercial uses. The development’s design and landscaping will further minimize any visual or operational impacts. 4. Better Long-Term Land-Use Fit: The City’s Comprehensive Plan emphasizes infill housing, housing diversity, and efficient infrastructure use. This project directly advances those policies, while commercial needs remain adequately served along Cleveland Boulevard and other corridors. In short, commercial zoning would impose a use pattern that no longer reflects market demand or neighborhood character, whereas residential development provides a balanced, context-sensitive solution for this site. Consistency with the Caldwell Comprehensive Plan Although no Comprehensive Plan Map amendment is requested, the proposal is fully consistent with the City’s adopted goals and policies: - Goal 1 – Managed and Orderly Growth: Encourages infill and redevelopment of under-utilized
parcels inside City limits. - Goal 2 – Housing Variety and Affordability: Expands attainable housing options through efficient modular construction, serving residents priced out of traditional new builds. - Goal 3 – Compact, Efficient Land Use: Promotes walkable, connected design using existing infrastructure and arterials. - Goal 4 – Compatible Land Uses: Provides an appropriate buffer between Walmart and nearby single-family neighborhoods. - Goal 6 – Sustainable Infrastructure: Leverages existing City water, sewer, and stormwater systems without extending services. Consistency with the Purpose of the R-3 District Under Caldwell City Code 10-02-06-03, the R-3 High Density Residential Zone is intended to: “Provide areas for high-density residential neighborhoods characterized by multiple-family dwellings, two-family dwellings, and other compatible uses with adequate access to community services and facilities.” Freedom Fifty aligns with this purpose by: - Providing two-family dwellings through a Special Use Permit consistent with R-3 standards. - Maintaining high-quality architecture, amenities, and open space consistent with modern neighborhood design. - Delivering energy-efficient, factory-built homes that reduce costs and environmental impact. Intensity of Development and Mitigation of Potential Impacts The project represents a significant reduction in intensity compared to the previously approved 96-unit apartment complex. The proposed 50 duplex units will generate roughly half the traffic volume and visual scale. Mitigation Measures: - Traffic: Access through the existing City-installed curb cut on Ustick Road ensures safe ingress/egress; internal circulation will meet Fire and Engineering standards. - Visual Character: Architectural variation, fencing, and landscaping will ensure an attractive and cohesive appearance. - Noise and Lighting: All lighting will be shielded and directed downward. - Stormwater: On-site detention and retention will meet or exceed City requirements. - Compatibility: The 160-foot canal buffer to the west and landscaping along all edges ensure privacy and visual separation. Adequate Public Facilities and Services Adequate public facilities exist and will be provided to serve all uses allowed under the proposed R-3 zoning. - Water and Sewer: City utilities are available adjacent to the site; service laterals will be extended per City standards. - Streets: The site fronts Ustick Road with an existing curb cut installed by the City. - Storm Drainage: On-site stormwater facilities will comply with City standards. - Irrigation: The development will connect to a pressurized irrigation system.
- Emergency Services: Within Caldwell Fire and Police service areas. No off-site infrastructure extensions or public investments are required. Conclusion The Freedom Fifty Duplex Community represents a thoughtful evolution of an approved residential concept—transforming a 96-unit apartment project into a 50-unit duplex neighborhood that better meets today’s market needs while improving compatibility with surrounding land uses. Through TMOD’s modular construction technology, the project will deliver efficient, energy-conscious, attainable housing that strengthens Caldwell’s housing inventory and supports the City’s long-term Comprehensive Plan objectives. The proposal is consistent with the intent of the R-3 zoning district, provides a logical transition between commercial and residential uses, and contributes to the creation of a vibrant, balanced community along the Ustick Road corridor. Respectfully submitted, Paul Hilbig Applicant – Freedom Fifty Duplex Community 4120 E Ustick Road | Caldwell, Idaho | Parcel R3249700000