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Home My WebLink About04.08.26_P&Z Comm_Minutes_FINAL P&Z Commission Minutes April 8, 2026 PLANNING AND ZONING COMMISSION MEETING MINUTES Wednesday, April 8, 2026 @ 6:00 pm City Hall, Council Chambers, 205 S. 6th Ave, Caldwell, Idaho Chair Harman called the meeting to order at: 6:00pm. ROLL CALL Present: ☒ Harman ☒ Larson ☒ Geyer ☒ Vance ☒ Whitbeck Absent: ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☐ Whitbeck Quorum Present: ☒Yes ☐ No CONFLICT OF INTEREST DECLARATION (if any). Chair Harman asked if there were any conflict-of-interest declarations. There were none. SPECIAL PRESENTATIONS. There were none. CONSENT CALENDAR: (ALL CONSENT CALENDAR ITEMS ARE ACTION ITEMS) 1. Approve minutes for the Caldwell Planning and Zoning Commission for the March 11, 2026, hearing. MOTION BY: ☐ Harman ☒ Larson ☐ Geyer ☐ Vance ☐ Whitbeck SECONDED BY: ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☒ Whitbeck MOTION CARRIED REVIEW OF PROCEEDINGS (OPENING STATEMENT) Chair Harman announced two items on the agenda will not be heard tonight. Deputy Director Morgan Bessaw clarified there will be future workshops to be scheduled at a later date. Chair Harman opened the public hearing and outlined the public hearing procedures. Chair Harman proceeded to public hearing items on the agenda. OLD BUSINESS: ACTION ITEM: Public Hearing (Quasi-Judicial) Case Number ANN25-000016, SPP25-000018: The applicant, Mason and Associates Inc, on behalf of August Park LLC. is requesting annexation of parcel R2746000000 with a zoning designation of R-1. Concurrently the applicant is requesting approval of a preliminary plat application for August Park Subdivision, a single-family residential subdivision with twenty-four (24) buildable lots and eight (8) common lots. The site is located within the Neighborhood 2 place type within the Future Land Use Map. The approximately 9.40-acre site is located on the west side of S. Florida Ave., approximately 1,080 feet south of the intersection with E. Ustick Rd., in Caldwell, Idaho. Applicant Presentation: P&Z Commission Minutes April 8, 2026 Applicant, Will Mason, 924 3rd St. So. Nampa, ID, presented the applicant’s request by use of a Power Point presentation: • Comp Plan: Neighborhood 2 • Density is low Staff Presentation: City Associate Planner, Morgan Bessaw, 205 S. 6th Ave., Caldwell, Idaho, presented the staff report by use of a Power Point presentation. She noted: • Subject Location • Zoning Analysis: 2.56 du/acre • Surrounding land uses: Residential and Agricultural • Comp Plan Analysis: R-1 • Subdivision Layout: access off S. Florida • Condition of approval: applicant provide landscape plan and prelim plat to include eight foot (8’) wide pathway • Project is compliant with code • Public Comments: Vallivue School District and Idaho Transportation Dept., no comments from public Commission Questions for Staff: • Roadways/Traffic • School growth projection is done by the schools • Vallivue is the only school district affected by this project • Safe routes to schools • Infill project • One outparcel adjacent but not included in this project • Density is in lower end of allowable density range • Public services • No deviations from subdivision standards • P&Z decision is not based off of school capacity • Utility upgrade is not necessary for this project along Florida Commission Questions for Staff: • Landscaping: buffering and fencing not required by code • Schools applicant will talk to the developer Public Testimony: Angie Cuellar, 924 3rd St. S, Nampa, ID, signed up in favor of the application but did not wish to speak. Applicant Rebuttal: Applicant did not wish to speak Motion to close public discussion: MOTION BY: ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☐ Whitbeck SECONDED BY: ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☐ Whitbeck MOTION CARRIED Evidence List: P&Z Commission Minutes April 8, 2026 Staff Report and presentation documents Applicant presentation documents Sign-up sheets Commission Discussion and Deliberation: • Lot sizes are larger than what is typically seen • Fits area nicely • Thinking of schools is necessary • Appreciates infill projects • Landscaping improvements ORDER OF DECISION: Based upon the testimony and evidence in record in this matter, and upon the findings of fact and conclusions of law set forth herein, DO HEREBY DETERMINE AND MOVE AS FOLLOWS: ☐ Harman ☐ Larson ☒ Geyer ☐ Vance ☐ Whitbeck MADE A MOTION AS FOLLOWS: The request for ANN25-16 and SPP25-18 for August Park Subdivision is • Recommended for APPROVAL SUBJECT TO THE CONDITIONS OF APPROVAL AS RESENTED or AMENDED; THE MOTION WAS SECONDED BY: ☐ Harman ☐ Larson ☐ Geyer ☒ Vance ☐ Whitbeck ROLL CALL VOTE: Harman ☒ Yes ☐ No Larson ☒ Yes ☐ No Geyer ☒ Yes ☐ No Vance ☒ Yes ☐ No Whitbeck ☒ Yes ☐ No MOTION CARRIED ACTION ITEM: Public Hearing (Quasi-Judicial) Case Number ANN25-000010, ANN25-000013, ANN25-000014, SPP25-000014: The applicant, JUB Engineers Inc, on behalf of Idaho Conference of Seventh Day Adventists Inc, is requesting annexation with a development agreement for parcels R3271701300, R3271900000, R3285900000, R3284600000, and R3284601000 with zoning designations of R-3, H-C, and R-2. Concurrently the applicant is proposing Silverleaf Subdivision, a mixed-use subdivision on parcels R3285900000, R3284600000, and R3284601000 with 655 single- family residential units, one multi-family lot with up to 336 units to be developed at a future date, and approximately 22.63 acres of commercial development. The sites are located within the Community Center and Neighborhood 2 place types within the Future Land Use Map. The approximately 265-acre development is comprised of six (6) parcels on the north and south sides of Karcher Rd, between S 10th Ave. and S. Indiana Ave, in Caldwell, Idaho. Applicant Presentation: P&Z Commission Minutes April 8, 2026 Applicant, Mark Tate, 1673 W. Shoreline Dr. Ste. 200, Boise ID, presented the applicant’s request by use of a Power Point presentation: • Introduction of developers • Introduction to Silverleaf • Comp Plan • Zoning Request: H-C, R-3, R-2 • Density: 8.06 du/acre • Pathways and Trails • Entryways • Amenities • Utilities • Support the staff report Staff Presentation: City Associate Planner, Joe Dodson, 205 S. 6th Ave., Caldwell, Idaho, presented the staff report by use of a Power Point presentation. She noted: • Subject Location • Surrounding Land Uses • Comp Plan Analysis: Neighborhood 2 and Community Center • Zoning analysis: R-2, R-3, H-C • Single Family Detached homes • Will have to apply for a SUP to do the conceptual R-3 builds • Subdivision layout • Amenities are not required but are provided • Review and Analysis • Public Utility Services • Unique Circumstances • Public Comments: Canyon County, Vallivue, COMPASS, Highway District #4, 1 property owner Commission Questions for Staff: • Sidewalks and Pathways • Parking requirements • Zoning requirements • Define Community Center • Neighborhood Meeting Comments • Commissioner Geyer’s last question • Commissioner Vance’s questions • Karcher Hwy traffic • Road requirements Commission Questions for Applicant: • Annexation needed to make the density • Neighborhood Meeting Questions • Height of homes will be single level • Home values are projected to be $700k-$1M • Property taxes P&Z Commission Minutes April 8, 2026 • 10 phases at 1-2 phases/year • Location and phase of amenities • Home designs are in the works Public Testimony: John Rogers, 12777 Cultivator St. Caldwell, signed up to speak in favor of the application. • Gem State Academy • Supports M3 Company • Supports application based on Gem State Academy’s and 7th Day Adventist’s wishes John Soule’, 16115 South Montana Ave., signed up to speak in favor of the application. • Principal of Gem State Academy • Involvement in the City of Caldwell • Supports M3 Company Rosalie Schank, 14674 Port Royal St., Caldwell, ID, signed up in neutral of the application. • Traffic • Stated she wasn’t “for” the project. John Stone, 3105 Jefferson Hwy. Caldwell, ID, signed up in neutral of the application but did not wish to speak. Joan Crampton, 15386 Blue Pinion Ave. Caldwell, ID , signed up in opposition of the application but did not wish to speak. Mary P. Blue Pinion Ave, signed up in opposition of the application but did not wish to speak. Ed Crampton, 15386 Blue Binion Ave signed up in opposition of the application but did not wish to speak. Mary P. Blue Pinion Ave, signed up in opposition of the application but did not wish to speak. Layne Hadlock, 16159 S. 10th Ave., Caldwell signed up to speak in opposition of the application • Supply and demand of homes available • Lives South of Element Ridge, in the county Kelly Edginton, 14167 Towers Dr., Caldwell, signed up in opposition of the application but did not wish to speak. W. Eric Edginton, 1467 Towers Dr. Caldwell, signed up in opposition of the application but did not wish to speak. Mike Lehman, 14138 Towers Dr. Caldwell signed up in opposition of the application but did not wish to speak. Susan Lehman, 141338 Towers Dr., Caldwell, signed up to speak in opposition of the application: • Wildlife • Water supply to the well • View P&Z Commission Minutes April 8, 2026 Applicant Rebuttal: Mark Tate presented the applicant’s rebuttal and stated: • Irrigation / water supply will be continued • Gem State Academy / 7th Day Adventist church Motion to close public discussion: MOTION BY: ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☒ Whitbeck SECONDED BY: ☐ Harman ☒ Larson ☐ Geyer ☐ Vance ☐ Whitbeck MOTION CARRIED Evidence List: Staff Report and presentation documents Applicant presentation documents Sign-up sheets Commission Discussion and Deliberation: • Quality of subdivision and homes is appealing • Timing of project in relation to Karcher Rd. • Parcel number: Would like to see smaller plot but it would require them to restart the process just for that plat. • Commercial properties is appealing • Reservations about congestion / traffic / no conceptual • Feels it is an incomplete package with the subdivision application • A condition could be to add building elevations for single family but not multi-family • Multi-family lot doesn’t have a plan yet and will have to go through P&Z and CC • Supply and demand does stand out • Vista Dr. will help funnel traffic • Cirrus Dr. would be the backup road if this project doesn’t get approved. • Everyone accesses each other’s subdivisions • Access from Commercial to Karcher will be controlled by ITD. Right in right out will be required. ORDER OF DECISION: Based upon the testimony and evidence in record in this matter, and upon the findings of fact and conclusions of law set forth herein, DO HEREBY DETERMINE AND MOVE AS FOLLOWS: ☐ Harman ☒ Larson ☐ Geyer ☐ Vance ☐ Whitbeck MADE A MOTION AS FOLLOWS: The request for ANN25-000010, ANN25-000013, ANN25-000014, SPP25-000014, Silverleaf Subdivision • Recommended for APPROVAL SUBJECT TO THE CONDITIONS OF APPROVAL AS PRESENTED or AMENDED; condition 8 to be stricken. THE MOTION WAS SECONDED BY: P&Z Commission Minutes April 8, 2026 ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☐ Whitbeck ROLL CALL VOTE: Harman ☒ Yes ☐ No Larson ☒ Yes ☐ No Geyer ☐ Yes ☒ No Vance ☒ Yes ☐ No Whitbeck ☒ Yes ☐ No MOTION CARRIED NEW BUSINESS ACTION ITEM: Public Hearing (Quasi-Judicial) Case Number SPP25-000008, ZON25-000004: The applicant, The Land Architect LLC, on behalf of Patriots Landing LLC, is requesting a rezone of parcels R0266001100, R0266001000, and R02660010A0 from R-1 to R-2. Additionally, the applicant is requesting approval of a preliminary plat for Patriot’s Landing Subdivision, a residential subdivision with 12 buildable lots, which will include eleven (11) duplex structures and one (1) detached single family residential unit. The 3.28 acre site is identified as Neighborhood 2 in the Future Land use Map and is located on the Northeast side of Interstate-84, approximately 1,800 feet from the Franklin St. exit. Staff requested this application be moved to the May 12, 2026, meeting with the Hearing Examiner. ACTION ITEM: Public Hearing (Quasi-Judicial) or Case Number ANN25-000012, SPP25- 000016: The applicant, NV5, on behalf of Endurance Holdings LLC, is requesting annexation of parcel R3523601000 with a zoning designation of R-2. Concurrently the applicant is requesting approval of a preliminary plat application for Traverse Landing Subdivision, a single-family residential subdivision with six buildable lots and one common lot. The site is located within the Neighborhood 2 place type within the Future Land Use Map. The approximately 1.07-acre site is located on the north side of Marble Front Rd., approximately 1,040 feet west of the intersection with N. KCID Rd., in Caldwell, Idaho. Applicant Presentation: Applicant, Bonnie Layton, 5561 E Hootowl Dr., presented the applicant’s request by use of a Power Point presentation: • Vicinity • To be included in Traverse Creek • Site Plan: 1.07 acres • Small enough so it won’t include open space • Was originally an outparcel • Would be included in phase 4 Staff Presentation: City Associate Planner, Katie Wright, 205 S. 6th Ave., Caldwell, Idaho, presented the staff report by use of a Power Point presentation. She noted: • Subject location • Zoning analysis • Surrounding Land uses • Comp plan analysis: Neighborhood 2 • Subdivision layout: 6 lots • TIS not required • Review and Analysis P&Z Commission Minutes April 8, 2026 • Utilities are available • Public Comments: Vallivue, no property owners • Conclusion Commission Questions for Staff and Applicant: • Lots are similar to those in Traverse Landing Public Testimony: Jack Sutz, 2521 Fallcrest St., Caldwell, signed up in neutral of the application but did not wish to speak. Applicant Rebuttal: Applicant, Bonnie Layton, presented the applicant’s stated: • Approves staff report Motion to close public discussion: MOTION BY: ☐ Harman ☒ Larson ☐ Geyer ☐ Vance ☐ Whitbeck SECONDED BY: ☐ Harman ☐ Larson ☒ Geyer ☐ Vance ☐ Whitbeck MOTION CARRIED Evidence List: Staff Report and presentation documents Applicant presentation documents Sign-up sheets Commission Discussion and Deliberation: ORDER OF DECISION: Based upon the testimony and evidence in record in this matter, and upon the findings of fact and conclusions of law set forth herein, DO HEREBY DETERMINE AND MOVE AS FOLLOWS: ☐ Harman ☐ Larson ☐ Geyer ☐ Vance ☒ Whitbeck MADE A MOTION AS FOLLOWS: The request for ANN25-000012, SPP25-000016, Traverse Landing Subdivision is • Recommended for APPROVAL SUBJECT TO THE CONDITIONS OF APPROVAL AS PRESENTED THE MOTION WAS SECONDED BY: ☐ Harman ☒ Larson ☐ Geyer ☐ Vance ☐ Whitbeck ROLL CALL VOTE: Harman ☒ Yes ☐ No Larson ☒ Yes ☐ No Geyer ☒ Yes ☐ No Vance ☒ Yes ☐ No