HomeMy WebLinkAboutStaff Presentation_Freedom 50
Freedom 50
CITY COUNCIL - March 2, 2026
Case No: SUP25-000017 & ZON25-000006
Planner: Joe Dodson, AICP
Joe Dodson, Principal Planner 205 S. 6th Ave.
Before you is the Freedom 50 development, SUP25-17 & ZON25-06
The Applicant is requesting a Rezone from C-3 to R-3 and a Special Use Permit for a 50 unit multi-family development.
1
Subject
LOCATION
Aerial Map
Subject site is an approximate 3.92 acre parcel near the intersection Ustick Rd and Cleveland Blvd, with a specific address of 4111 Kristin Ln.
2
Surrounding
LAND USES
The subject parcel is currently vacant and has been for some time.
Nearby uses include a Wal-Mart to southeast, multiple fuel stations, commercial retail and drive-thru restaurants to the east and south; some light industrial uses and a healthcare facility
to the north; single-family residential along the west boundary with other single-family and multi-family uses to the west as well. Of note, Cleveland Blvd to the east is one of the
major commercial corridors in the City of Caldwell.
3
The subject parcel is located in the Mixed Use Center place type within the comprehensive plan.
Discuss nearby place types…
Mixed Use Centers are intended to be hubs of intense commercial activities that attract people from all over the City and beyond. These areas should include denser housing options especially
in areas with current or future transit service and where commercial areas and major thoroughfares transition to less dense residential place types. Housing is not a primary focus of
the Mixed Use Center but can be accommodated in mixed use and medium-high intensity residential projects that create a transition from surrounding neighborhoods. Single use residential
projects should occur infrequently.
Design Characteristics: Limited residential uses may be located between commercial areas and lower density neighborhoods and should be situated along streets to avoid a gated campus
and ensure connectivity between neighborhoods and commercial areas. Developments can vary in scale and height but can be up to six stories in areas near major gathering points and transit
stops. Attention should be given to how buildings transition. Building scales should include gradual increases in height and considerations for sight lines and compatible architectural
features to help blend building types.
For projects within the Mixed Use Center that include residential uses, the gross density range outlined in the Comprehensive Plan is ten (10) to twenty-five (25) units per gross acre.
The applicant is proposing 50 dwelling units on 3.92 acres which equates to a gross density of 12.76 du/ac, at the lower end of the allowed residential density.
Also, the existing C-3 and the requested R-3 zoning are consisted compatible zoning districts within this place type.
4
Zoning Analysis
Subject Property
Aerial Map
Zoning Map
The subject site was annexed into the City of Caldwell in 2019 as the “Rush Annexation” and was annexed with the current zoning of C-3 but had no development plan at that time. The subject
site has sat vacant since this time of annexation with no development occurring. In 2021, a previous landowner and developer received Special Use Permit (SUP) approval for a 96 unit
multi-family unit development named “Latitude 96.” That SUP expired in 2025 and a new developer is seeking the subject approvals tonight.
As noted, the Applicant is requesting a rezone to R-3 for the purpose of constructing a multi-family residential development. The purpose of the R-3 (Urban Residential) zone is to provide
areas that which allows for multifamily, townhomes, row-housing, mixed-use buildings, and live/work units. Single family may be present in forms such as small lot development, infill,
or cottage courts. This zone is situated along or near major streets such as collectors and arterials. It is also generally located near pedestrian connections and commercial services.
The requested R-3 zone could be compatible for this location due to the proposed transition of land use and density between Ustick Road and the existing commercial uses to the single-family
residential to the west.
5
Development
Layout
50 Total Dwelling Units
25 two-unit, duplex style buildings
13.3% qualified open space
(10% min required)
Access off Ustick Road
All buildings to be sprinklered
The applicant is proposing a medium-high density multi-family development consisting of 50 total units within 25 modular buildings (two units per building).
The proposed Freedom 50 project does not include any nonresidential uses or mixed-use buildings along Ustick, an arterial roadway. Therefore, the proposed development is not compliant
with code requirements for developments along arterials in the Mixed Use Center place type.
The Applicant has noted multiple reasons for the exclusion of commercial uses within the development as part of their narrative and further outlined those tonight. City Council, through
the proposed DA, must determine if the proposed development complies with the intent of the comp plan and code requirements despite not meeting that specific code standard.
The proposed development provides parking and open space in excess of code requirements and is compliant with all architectural requirements for the types of buildings proposed.
The development will take access off of Ustick Road, which is a major arterial, with the access location being in the only feasible place.
A traffic impact study was not required due to the number of units proposed and that it is significantly less density that what was previously approved. Future building permits would
be assessed development impact fees for transportation and public safety.
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Other Site & Development Standards
Review and Analysis
7
All utilities are available or may be available to serve the proposed land use:
Sewer
Domestic Water
Irrigation
Fire Flow
Availability of
Public Utility Services
Engineering Staff Report notes…
8
Political subdivisions, including school districts were notified and provided opportunity to comment.
Vallivue School District
Public
Comments
Public notices were sent to all property owners within 500' radius of property.
No public comments received
VSD – General information provided on overall district enrollment concerns, which schools anticipated children of the subject development would attend, and other approved developments
that are also planned to impact the noted schools (Central Canyon Elementary, Summitvue Middle, and Vallivue High).
9
The Hearing Examiner, at their January 13th hearing, recommended approval of the requested applications.
Hearing Examiner
Recommendation
HE recommended approval after hearing the application twice, once on December 23rd, and again on January 13th. The Hearing Examiner reviewed the subject development twice as the original
plans submitted did not comply with important buffering and landscape requirements. The Applicant corrected these items prior to the January 13th hearing and then further refined them
prior to the City Council hearing.
10
Staff’s initial review found that the proposed project is in conformance with:
All applicable city codes, as amended
All application approval criteria per city code and Idaho Code
The adopted Comprehensive Plan and future land use map (FLUM)
All other applicable city adopted master plans
Idaho Code
All other adopted city policies
EXCEPT FOR:
The noted code requirement for commercial along the arterial frontage.
Conclusion
City Council has the authority to approve or deny applications based on the approval criteria within Caldwell City Code once they have reviewed the record and evidence and heard all
public testimony.
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Questions
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