HomeMy WebLinkAboutNarrative_Soterra No2_v1
2471 S Titanium Pl | Meridian, ID 83642 | 208.323.2288 | www.ardurra.com
Friday, January 16, 2026
SUBJECT: Soterra Subdivision | DA Mod, Rezone, Pre-Plat
Dear Commissioners, Council, and Staff:
Ardurra and LandEx LLC respectfully submit the enclosed applications: Development Agreement
Modification, Rezone, and Preliminary Plat. Soterra Phase 2 encompasses approximately 15.77 acres
and is located on parcels R325830000 and R3258301100, 205 W Ustick Rd. The subject parcel has
frontage onto Ustick Rd. Soterra Ph 2 is part of the overall 38-acre Soterra Subdivision. The first phase of
development, the southern 18 acres, is fully constructed and is currently housing new home
construction. The preliminary plat aspect of this application includes the full 38 acres, albeit only the
northern 15 acres are requesting changes given the southern portion is complete.
Background:
Soterra Preliminary Plat was approved in 2022 by the City of Caldwell. The northern 15.77 acres of the
Soterra project was designed as C-2 zone when the property was annexed into the city. The southern
portion of the project was developed as R-1 single family lots in 2024 and the northern C-2 has remained
undeveloped. In 2024, there was an application to revise the Soterra Ph 2 preliminary plat and zoning to
include a mix of commercial pads and multi-family residential product on the northern 15 acres. The
application was denied because of the Council’s opposition to multi-family housing and recommended
the applicant return with a single family concept.
This new application seeks to update the 15 acres with a new preliminary plat, keep the northern 4.39
acres as C-2 zone, and re-zone the southern 11.38 acres to R-2 as single family lots. Based on Council’s
direction this will best integrate with the existing residential land use in the area. The comprehensive
plan demarks this area as “community center” which supports the zones of C-2 and R-2, medium density
residential.
Project Design:
Some community-oriented commercial along Ustick Rd is an appropriate land use as illustrated in the
concept plan. The approximately 5,000 square foot building pads could house office, medical office,
daycare, fitness center, etc as potential tenants of these spaces. The marketability of the full 15.77 acres
of the site is not suitable in this particular location given only one full access to Ustick, extended
distance from a major intersection, and the limited number of prospective users of the site. In addition,
full commercial use in combination with this lack of multiple full access points may increase traffic
through neighboring subdivisions.
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2471 S Titanium Pl | Meridian, ID 83642 | 208.323.2288 | www.ardurra.com
The southern 11.38 acres of the site is proposed as R-2, medium density residential. The proposed use is
single family detached residences which provide an appropriate transition from the community
commercial to the existing larger lots of Soterra Phase 1 home sites that are currently under
construction. We agree with the City Council and neighbors that retaining some C-2 zone and providing
single family detached housing between the commercial use and the existing R-1 neighborhood is the
best use of the site.
Partial Rezone:
The parcel currently sits within the city limits and is zoned as C-2 (Community Commercial). Our aim is to
preserve this zoning classification and its consistency with the Comprehensive Plan for the northern 3.23
acres of the property. However, we are seeking a rezone of 11.38 acres to R-2 (medium density
residential) to transition between the northern commercial use and the southern low density residential
usage. This rezoning is intended to establish a transitional buffer between areas designated for
commercial and low-density residential land uses. The comprehensive plan demarks this area as
“community center” which supports the zones of C-2 and R-2, medium density residential.
Development Agreement Modification:
We are requesting a Development Agreement Modification so that the current Development Agreement
better represents our visions for this property. The original development agreement was signed on
March 10, 2022, for Soterra Subdivision (Instrument No. 2022-012912). This request is to modify the
current Development Agreement to include the proposed plan and requirements as seen throughout
this narrative and application. We are seeking a modification to the development agreement to
accommodate the inclusion of single family residential (R-2). This modification is necessary to address
the pressing demand for a variety of housing options and smaller commercial spaces. Currently, the
agreement exclusively permits large-scale commercial developments, neglecting the potential for
residential components. By allowing residential units, we can diversify the offerings within the City of
Caldwell thereby enhancing the community's living options and economic opportunities.
Preliminary Plat:
City of Caldwell staff requested that that scope of the new preliminary plat include the full 38 acres of
Soterra, although we are only requesting changes to the northern 15.77 acres. The overall single family
lot count in the updated preliminary plat is 111, with an overall gross density of 3.46 single family lots.
Phase 1’s gross density is 2.7 units per acre (60 lots over 22.24 acres). Phase 2’s proposed gross density
is 5.16 units per acre and a net density of 9.9 units per acre (excluding the ROW).
R-2 Residential:
The southern portion of Soterra Ph 2 is envisioned to be a boutique single family community with 51
planned home sites over 9.88 acres (this excluded the constructed Soterra Way). This gross density of
5.16 units per acre. This smaller scale community will offer housing options for a broad swath of
homebuyers in Caldwell from entry level buyers, small families, empty-nesters and retirees. The
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2471 S Titanium Pl | Meridian, ID 83642 | 208.323.2288 | www.ardurra.com
residential lots are integrated between the commercial property to the north and the low density
residential to the south. This provides a coherent transition between the uses while providing
walkability to the Phyllis Canal pathway along the west side and the community commercial attractions
along Ustick.
Commercial:
The 3 acres of commercial envisioned for the north portion of the project are designed to be
neighborhood centric uses in the integration into the pedestrian network, frontage along Ustick Rd and
cohesiveness with the neighboring uses. Given the comprehensive plan designating this area as
“community center” we focused our land use design to set the stage for a neighborhood scale
commercial development. In the plan, there is an activated streetscape along Ustick Rd, with outdoor
courtyards, detached sidewalk pulled closer to the buildings to create an inviting space for pedestrians
to best utilize the commercial uses.
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2471 S Titanium Pl | Meridian, ID 83642 | 208.323.2288 | www.ardurra.com
An important factor is this change from 15 acres of large scale commercial to a community oriented
design it to attract commercial users sooner to the project and provide the most suitable kind of
commercial uses to the area quicker. There are a multitude of large 10-15+ acre commercial properties
that sit undeveloped because of the lack of market for a commercial user of this size in this area. Yet,
smaller commercial pads that are designed to be integrated into the fabric of the residential community
(as we are proposing) provides the best chance to bring desired services sooner to our community. This
is the purpose of this application.
Neighborhood Inclusion
In an effort to build a community where the existing residents of Soterra, Cumberland Estates and the
surrounding neighbors would support as patrons, we surveyed our neighbors to assess their desires for
the Soterra Ph 2 project. Utilizing Cumberland Estate’s neighborhood Facebook page and HOA
communication network, we gathered survey data from 25 residents in the immediate area. The results
were very helpful in understanding the desires of our neighbors as well as understanding that
community businesses and services they would most desire near their homes.
There was overwhelming support for specific commercial services that we are proposing for Soterra Ph
2. The preferred commercial businesses of residents surveyed were: 92% would like to see a restaurant
or café, 60% would want to see a small retail store, and 40% would like to see a medical office use.
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2471 S Titanium Pl | Meridian, ID 83642 | 208.323.2288 | www.ardurra.com
There was very low support for a large 15 acre commercial development, which is currently zoned for
the parcel with only 3 responders said they would support a large retail complex. A majority of residents
were concerned about the potential impacts of large parking lot lighting and increased cut-through
traffic that would come along with a 15 commercial complex. The most exciting outcome of the survey
were the 72% of respondents that said they would frequently use the neighborhood centered
commercial services. Another 12% said they would frequently the businesses on occasion while the
remaining 16% were unsure.
Landscaping /Open Space/Amenities:
Soterra Ph 2 has proposed 2.49 acres of open space and 1.9 acres of that is qualifying open space
(13.9%). All the required open space in the Soterra community was built in phase 1 of the project. So,
the additional open space is above and beyond what was initially approved with the project. The
planned open space is the pathway along the Phyllis Canal along the west side of the project that ties
into Phase 1 of the project. In addition, there are common landscape areas scattered around the site
and includes a tot lot playground on the canal pathway on the west side of the project.
Sewer and Water:
The development will connect to the City of Caldwell services as they are available at the site. We will be
sure to work with the City’s Public Works, and engineering department met all standards and code
regarding design and construction.
Roadway Improvements:
We are planning and want to maintain the terms in the original development agreement regarding the
necessary roadway improvements. These improvements are to include the full frontage half street
improvements to Ustick and Kimball Roads. We will work and comply with all requirements set forth by
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2471 S Titanium Pl | Meridian, ID 83642 | 208.323.2288 | www.ardurra.com
the City of Caldwell. These improvements as set forth in the original development agreement where
requirement to be completed with the first phase of development, this is something that is planned to
be executed prior to anything is completed on this request.
Conclusion
In conclusion, Ardurra and LandEx, LLC respectfully submit the enclosed applications for the
comprehensive development of Soterra Phase 2, located at 205 W Ustick Rd. This meticulously planned
mixed-use project encompasses a blend of commercial and residential spaces across 38 acres, with
zoning classifications of Community Commercial C-2, Low Density Residential R-1, and Medium Density
Residential R-2. Given Phase 1 of the project is already complete, this application proposes 3 commercial
units and 51 residential lots to be executed in two phases, aligning with the city's comprehensive plan
and development regulations. We hope that the City of Caldwell elected officials appreciate the
additional effort in reaching out to neighbors and understanding their desired commercial services. We
believe that this project will delivers a complement of the City’s vision and the neighbor’s desires for this
property.
Feel free to contact me via email at pconnor@ardurra.com or via phone at (208)323-2288 if you have
any further questions or need clarification.
Sincerely,
Patrick Connor
Land Development Project Manager