HomeMy WebLinkAboutStaffPres_HE_Freedom50Freedom 50
SUP25-000017 & ZON25-000006
Hearing Examiner: December 23, 2025
Planner: Joe Dodson, AICP
Thank you Madam Hearing Examiner.
Joe Dodson, Principal Planner 205 S. 6th Ave.
Before you is the Freedom 50 development, SUP25-17 & ZON25-06
1
Subject Site Location
E. Ustick
Cleveland Blvd.
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.
Nearby uses include a Wal-Mart, 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. Cleveland Blvd to the east is one of the major commercial corridors of the City of Caldwell that connects the City to Nampa
to the south.
2
Comprehensive Plan Analysis
E. Ustick
Cleveland Blvd.
Subject site is designated as Mixed Use Center on the future land use map.
Mixed Use Centers are intended to be hubs of intense commercial activities that attract people from all over the City and beyond. They are located on major roads, corridors, and transit
lines. Development patterns are denser than surrounding areas and increase in should intensity around infrastructure such as transit lines. 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.
Comp Plan Health Intersection: The buffering that Mixed-Use Centers provide for outlying primarily residential place-types may have significant protective benefits. Because the major
roadways may have higher localized pollutants throughout the day and they are usually considerably louder than outlining local and arterials. Environmental noise has been linked to
cognitive impairment in children, sleep disturbance, and even cardiovascular disease. While residential uses are still supporting uses in this place type, there are separations between
residential spaces and the road.
Discuss nearby place 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.
3
Zoning Map Analysis
C-3
R-1
COUNTY
R-3
C-1
C-3
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 with no development plan. The subject site has
sat vacant since this time of annexation with no development occurring. The existing C-3 zoning and the requested R-3 zoning are listed as compatible zoning districts for the Mixed
Use Center comp plan designation previously discussed.
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.
Staff finds the requested R-3 zone could be compatible for this location due to the proposed transition of land use and density, and nearby R-3 developments, based on the purpose statement
of the zone.
As noted, this Rezone from C-3 to the R-3 zone is for the purpose of constructing a 50 unit multi-family project. This land use falls into the Dwelling – Multifamily Apartments (Large
Scale) land use and requires a Council Level SUP which is part of the submitted applications to be heard concurrently with the rezone.
4
Approved Developments
E. Ustick
Cleveland Blvd.
There are multiple approved residential Developments within a 1-mile radius of the subject site that are either actively under construction or have approved and active entitlements.
5
Applicant Request
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 major corridors in the Mixed Use Cetner future land use designation.
The Applicant noted multiple reasons for this exclusion within their narrative and will surely discuss that today.
Hearing Examiner and City Council should determine if the proposed development complies with the intent of the comp plan and code requirements despite not meeting each code standard.
6
Applicant Request
As discussed within the staff report, the proposed development has compliant and non-compliant features. The project complies with the R-3 dimensional standards and the required number
of parking spaces.
The project does not comply with multiple landscape elements nor the multi-family development standards of 10-14.
The main landscape elements that are non-compliant include the required land use buffer width and vegetation standards around the perimeter boundary, the number of trees, and number
of shrubs.
The main MF development standards that are not met include a minimum 10k square foot open space area, required amenities, perimeter buffering widths, multiple architectural design elements,
and drive aisle widths.
Some of these are not major concerns of Staff but the ones that will require modification to physical elements of the site do concern Staff, for example, the perimeter buffers, drive
aisle widths, and exterior finish materials of the buildings.
7
The subject site has adequate site access for Engineering and Fire requirements, and all utilities are available for the subject site.
Access and Public Services
8
Public Notifications
Vallivue School District
Agency Notifications
No comments received prior to hearing
Public Hearing Notifications
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
Site Specific Conditions or Concerns
Multiple elements that are not compliant with minimum zoning code standards.
10
Staff recommends that if the Hearing Examiner recommends approval of the Rezone & Special Use Permit request, that such request is subject to the Conditions as specified in the Findings
of Facts, Conclusions of Law, and Order of Decision.
Staff Summary
Staff recommends that if the H.E. recommends approval of the requests, that such requests are subject to the Conditions as specified in the Findings of Facts, Conclusions of Law, and
Order of Decision. Further, as a reminder, the HE can recommend denial and request a continuance; all 3 options are the purview of yours while reviewing the subject requests.
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Ustick & Lake
Rezone
ZON25-02
Thank you!
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