HomeMy WebLinkAboutNarrative_Solstice_v2
February 3, 2026
Project No.: 25-252
Ms. Robin Collins
Planning & Zoning Director
City of Caldwell
205 South 6th Avenue
P.O. Box 1179
Caldwell, ID 83605
RE: Solstice Subdivision – Caldwell, Idaho
Planned Unit Development & Development Agreement Modification
Dear Ms. Collins:
On behalf of 3300 Ustick LLC, and/or their assigns, we are requesting a modification to the Solstice
Subdivision planned unit development and development agreement to allow for the C-1 zoned lot within
the subdivision to permit a limited amount of residential in conjunction with commercial development.
In May of 2022, the property owners and the City of Caldwell entered into a development agreement to
establish the grounds for which Solstice Subdivision will develop. Solstice was then platted in September
of 2025, and infrastructure has been constructed. Currently, various residential lots are in the process of
development. In the most northwestern corner of the development, adjacent to Ustick Rd, is a 0.393-acre
lot (Lot 2, Block 1). This lot is zoned Neighborhood Commercial (C-1) and has yet to develop. Through the
planned unit development approval process, the City was able to regulate the specific uses that are
permitted within the development based on zoning designation. For the C-1 zoned property, residential
uses were prohibited, even though the C-1 zoning district does not outright prohibit residential uses on a
normal basis.
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The property owner has marketed the C-1 lot as a commercial ready lot and has had little interest in a
buyer for the property. To allow for more development options for the lot, the property owner would like
to market the lot for both small-scale residential uses along with commercial uses. This would align with
what the City is looking for in the Community Center area. The Community Center future land use
designation from the comprehensive plan is looking to “include mixed use or live/work spaces as well as
small-scale multifamily or townhomes,” as quoted from the
land use section of the comprehensive plan. The property
owner is looking to do exactly that; provide another
opportunity for mixed use development by allowing both
commercial and residential uses to locate on Lot 2, Block 1
of Solstice Subdivision. In no regards will this parcel be used
only for residential purposes, though it may develop in such
a way that the residential uses proceed the commercial
spaces.
A conceptual site plan has been included with this request,
outlining what a mixed used development could look like for
this lot. A 3,000 sq. ft. commercial building could be located
along the northern lot line, with parking behind it, according
to the existing agreement. Three commercial units with
roughly 1,000 sq. ft. each would make up the 3,000 sq. ft.
commercial building, allowing various commercial uses to
operate on site. There are three attached townhouse units
shown in this site plan. The owner will consent to a 1:1 limit
on the total square footage of residential allowed on this
parcel, meaning that if 3000 square feet of commercial is
built, no more than 3000 square feet of residential may be
built on this parcel.
Parking within the lot has also been provided for the
commercial spaces. In the southeast corner of the lot are
three rear-loaded townhomes with additional surface
parking within the lot. Additional overflow parking is already
required (and provided) within the existing approval directly
to the south off Solstice Avenue, ensuring the area is
sufficiently parked.
Solstice Subdivision was approved with 100 residential units for a gross density of 4.15 units per acre.
While this is a general plan, showing three additional residential units, this only slightly increases the
density 4.19 units per acre, which is well below the allowable R-2 density of 6 units per acre. With these
additional residential units and 3 commercial tenant spaces, we believe the proposed modification to the
DA and PUD honors the spirit of mixed-use development.
The following is the existing land use schedule from the recorded development agreement which has a
strike-out of “Residential Uses” in the C1 Neighborhood Commercial District:
3 Residential Units
3,000 sq. ft. commercial space
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The proposed modification to the approved development agreement proposes to allow “Residential Uses”
in the C-1 Zoning District, specifically the following small-scale residential development, as found in the
current Land Use Schedule. We wish to have the following uses be permitted:
Single-family dwelling (attached, detached, townhouse)
Two-family dwelling (duplex)
Three-family dwelling (triplex)
Four -, five – or six family dwelling
The owner will further consent to a limit on the total square footage of residential usage
A neighborhood meeting was held on January 15, 2026. Five individuals were in attendance, and no
opposition to the request was raised. Should you have questions or require further information in order
to process this request, please feel free to contact me.
Sincerely,
KM Engineering, LLP.
Connor Lindstrom, CFM
Senior Land Planner
cc: 3300 Ustick LLC