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HomeMy WebLinkAbout190378 - Shadow Glen Narrative December 23, 2019 Debbie Root, Senior Planner City of Caldwell 621 Cleveland Blvd. Caldwell, Idaho 83605 RE: Shadow Glen Subdivision - Project Narrative Dear Debbie Root: Attached for your review and hearing process is the submittal for the Shadow Glen Subdivision located at the Northeast Corner of Linden and Ward, including: 1. Preliminary Plat showing residential and commercial 2. Applications for Comprehensive Plan Map Amendment, Zone Change and Preliminary Plat 3. Associated drawings, exhibits, legal descriptions, correspondence. After receiving good comments from planning staff and from neighbors we have thoughtfully designed our project that includes 323 total dwelling units, 5 commercial lots, and 15 ½ acres of useable open space. This project is unique as it was previously approved as residential and commercial; it also has large power transmission lines that run through the middle of it. We have partnered with Idaho Power to utilize the Power easement as a landscaped parkway with trails and amenities. Hayden Homes is a committed Developer and Builder in the Caldwell Community. Hayden Homes is currently building out Voyage Crossing, Heritage Meadows, and under final design for Arrowleaf Subdivision. I encourage you to get familiar with their product as it is highly sought after in the Community. You may recall, at the Arrowleaf Subdivision Planning and Zoning Commission, a random neighbor spoke up that they wanted to move into a Hayden Home Subdivision because “they visited the several developments around Caldwell that were affordable to them and Hayden Homes had the highest quality”. Caldwell has made a successful push to attract jobs, set up its’ transportation network and provide infrastructure. This project is next to Two (2) Schools and is less than a mile from the many new jobs created around the Skyway Ranch Business Park. Housing close to schools and work are a key component to the goals set fourth in Caldwell’s Comprehensive Plan. For design and planning purposes, our design team used the Caldwell City Comprehensive Plan, Zoning Code, Pre-application Meetings and Neighborhood Meetings as the policy basis for the design of the Shadow Glen Subdivision. As a result of this planning we ask your approval for the following: • Comprehensive Plan Map Amendment • Rezone • Preliminary Plat Thank you for your consideration and should you have any questions or require additional information please contact me at (208) 442-6300 or jcarpenter@to-engineers.com Sincerely, John G. Carpenter, P.E. | Project Manager PROJECT SUMMARY Shadow Glen Subdivision is located northeast of Linden and Ward Lane. Vision Charter is located on the West side of the Project, and Vallivue School District is directly North. Caldwell has developed many job opportunities at and around the Skyway Ranch Business Park which is less than a mile from this site. Proximity to Schools, jobs, and other conveniences will make this a successful project. The project is a mix of residential and Commercial. We are proposing 323 single family residential lots – which will be a mix of 2 and 3 car residences. The requested residential zoning is R-2 – Medium Density. The residential portion consists of 82.31 acres. We are also proposing 5 neighborhood commercial lots near Middleton Road. The requested commercial zoning is C-1 (Neighborhood Commercial). Hayden Homes is the developer and does not build Commercial, however the end uses are thought to be something in the order of: a. Dental office b. Athletic Gym c. Day Care Facility d. General office The site has a large Idaho Power Transmission Line running through it. While many developments have simply worked around it, we have worked with it. Please refer to the landscape plan as I believe you will be pleased. The area along and around the Idaho Power Facility has been designed as a significant recreational facility with pathways, exercise facilities, and other amenities. The design team has received good comments from planning staff and neighbors helping to create this mixed-use plan which is designed to fit well into the adjacent neighborhood and provide new housing a park and commercial uses. The primary features that are being used to make this subdivision attractive include: Significant community amenity package, careful attention to traffic concerns, pedestrian friendly connections to adjacent schools, highly planted landscape buffers and well-placed access locations. Location Map Surrounding and Adjacent Land-uses: Adjacent Building Types and / or Uses: Adjacent Zoning North Vallivue School R-1 South -Planned Manufacturing, currently Agriculture Ag East Planned Developments R-1 West -Vision Charter School R-1 Zoning & Subdivision Map PROPERTY HISTORY: The Subject Property is part of previously approved zoning and Preliminary Plat – Case No. ANN-113-06 and SUB-104P-06 (Copper Creek). This project was approved in 2006. The project was 196 acres of land and zoned R-1, with minimal C-1 commercial. It consisted of 647 Residential lots and 1 commercial lot. Only one phase was constructed prior to the economic downturn. Two phases were developed as school sites – Vision Charter first and the an Elementary for Vallivue. Since the approval in 2006 Minimum/Maximum Lot sizing requirements have changed. R-1 in 2006 had a minimum lot size of 6,000 sf. Today that matches up with the R-2 medium density Zoning. OUR PROPOSAL This project has three (3) components that will be addressed separately. Those components are: 1. Comprehensive Plan 2. Rezone 3. Preliminary Plat Each of the components are addressed separately below. Comprehensive Plan Comprehensive Plan: The comprehensive plan for the City of Caldwell has 19 goals outlining direction for the City. This planning document was prepared as a guide in carrying out responsibilities in state law and city code. Shadow Glen Subdivision meets and exceeds the intent of the many of the goals and policies as outlined below: GOALS AND POLICIES – Population GOAL 1: Maintain a high quality of life and livability in the community. Policy 1-1: Plan for anticipated population and households that the community can support with adequate services and amenities. Shadow Glen Subdivision is proposing residential in a location contemplated for residential that is complimented by surrounding schools, transportation, and jobs. GOALS AND POLICIES – School Facilities and Transportation (Coordination) GOAL 1: Provide on-going opportunity for school representatives of Caldwell and Vallivue School Districts to participate in the community planning process. Policy 1-2: Land-use applicants will be directed to discuss their development plans with the school district. Our neighborhood meeting was held at Vision Charter and a representative of Vision Charter was present at the meeting. Policy 1-4: Support schools as the social and cultural centers of neighborhoods. The schools were a focus of the project planning and ultimate design of the project. GOAL 2: Strive for better connectivity, safer access, and pedestrian friendly transportation options to schools. Policy 2-2: Have developers build pedestrian/bicycle paths that interconnect with adjacent or planned school facilities when designing plats for subdivisions. Hayden Homes purposely connected into the existing pathways for pedestrian use and carried those through the development with the intent kids walking to and from school. Goal 3: Work with local school bus transportation company to provide safe pickup and drop off sites. Policy 3-1: Encourage the connection of existing stub streets and pathways to new subdivision development. There are around seven miles of pathway in Shadow Glen that connect to the schools’ existing walks and pathways. GOALS AND POLICIES – Economic Development GOAL 3: Create neighborhoods where citizens can live, work and play. This project places residences so that there is an easy commute to the Skyway Ranch Development and other work places that exist and/or planned for. I note that this project is located kiddy corner to the Fair-Trade Zone. Our project is a great location to provide a residential community near jobs. The FTZ stimulates economic growth and development through job retention and creation. The program provides incentives for companies to establish or expand operations, helps facilitate and expedite international trade, provides special customs procedures as a public service to help firms conduct international trade related operations in competition with foreign plants, encourage and facilitate exports, assists state/local economic development efforts, and helps create employment opportunities. GOALS AND POLICIES – Land Use GOAL 1: Establish land-use management policies that protect property rights and the environment, maintain a high quality of life, provide adequate land for all types of development, and adequately buffer non-compatible uses. Policy 1-1: Guide the growth and development of land uses in such a way that the health, safety, and general welfare of residents will be protected. Policy 1-7: Encourage the location of neighborhood commercial uses in residential areas that are a considerable distance from commercial districts and/or corridors, as a means of reducing vehicle trip generation. This project incorporates 5 neighborhood commercial lots attempting to attract businesses such as Dentist office, Daycare, Gym, and others allowing the residences to have those businesses in their community. Policy 1-8: Create neighborhood identity through the development of community centers incorporating a public facility such as a school, fire station, park, or branch library. This project focuses Vision Charter to West Vallivue to the North Skyway Ranch Business Park less than 1 mile Jobs planned closer on two schools (Vision Charter and Vallivue) as community centers. GOAL 2: Create a strong sense of community and place through the development of mixed-use neighborhoods. Policy 2-2: Encourage the restoration and redevelopment of underutilized and neglected properties through infill development. The subject property was previously approved with a similar density. Schools have developed to the west and north. Residential is planned directly north and on to the east. This is not a typical infill but certainly has development on 3 sides. Caldwell has set up utility and roadway infrastructure at this location. Policy 2-4: Allow for higher density development as a means to support public transportation. GOAL 3: Create communities that are more livable, affordable, connectable and sustainable. Policy 3-1: Create walkable neighborhoods with neighborhood commercial centers and good connectivity between neighborhoods. Shadow Glen Subdivision has a thought-out pedestrian/bicycle network that connects to adjacent roadways and Schools Policy 3-2: Maximize the use of land by encouraging high-density residential development in areas that have adequate services that can act as a buffer between less dense residential and commercial uses and support public transit. This project has sewer and water at the site. Pressure irrigation was set up with the original Copper Creek Subdivision and is located on this property. Policy 3-3: Place a stub street to adjacent properties at or near the 1/8-mile section line in new developments. We have coordinated with the Developer to the north and matched our stub streets. GOAL 4: Create communities that generate cost effective public services and infrastructure. Policy 4-1: Encourage development as a natural outward progression of the City’s corporate boundaries and within areas that can be immediately annexed and provided with public services. This project was previously annexed and zoned for residential. The economy crashed and it did not get built. This project continues the intent that Caldwell had in 2006 with a better thought out plan and now includes 2 Schools creating a community sense. Policy 4-4: Do not extend the City's public water and sewer systems to new development located outside the municipal boundaries unless annexation can occur, the City Council determines that a health or safety issue exists, or such extension would be in the City’s best interest. This project has the infrastructure to it already. GOALS AND POLICIES – Public Services, Utilities and Facilities (Public Works) GOAL 1: Ensure that there are adequate public services and infrastructure to meet the needs of the public. Our project has sewer, water, pressure irrigation, dry utilities, collector street, arterial street, and schools. GOALS AND POLICIES – Transportation GOAL 1: Provide for the efficient, safe, and cost-effective movement of people and goods. Policy 1-1: Maximize the benefits to the public from transportation expenditures. Caldwell and Canyon Highway District have provided improvements to the local streets. Several projects are in the works at and near this location. Policy 1-2: Seek developer participation in roadway improvement costs that are uniquely attributable to new development. The Developer is required to participate in off-site improvements or traffic mitigation fees that are approximately $200,000 above and beyond the typical subdivision improvements. GOALS AND POLICIES – Recreation GOAL 1: Develop and preserve parks, green belts, and recreation facilities to meet the diverse needs of a growing community. Policy 1-1: Provide increased recreational facilities and opportunities for all citizens. This project has over 15 acres of open space, tot lot, exercise stations, park areas, tree lined exterior streets, and planned out Power Corridor. Policy 1-2: Establish parks and open space areas that will support new areas of residential growth. Several large park areas are planned out with useable open space. Policy 1-3: Develop a pathway system for non-motorized use that will provide linkages between recreational sites and between residential neighborhoods and service areas. Pathways connect the project to make it feel like a community, while connecting it to the adjacent roadways and schools. GOALS AND POLICIES – Housing GOAL 1: Support adequate housing for a range of income levels and residential needs. Policy 1-1: Ensure that public services are available to all housing units. Public services are available at this location. Policy 1-2: Promote infill housing developments in appropriate neighborhoods. This property was previously approved for similar residential density. It has Schools to the north and west and planned residential to the north and east. 1. Skyway Road extended 2. Smeed Parkway realignment to Linden 3. Roundabout planned at Middleton/Linden 4. Roundabout planned at Middleton/Skyway 5. Roundabout planned at Ward/Linden 1. Over 15 acres of useable open space. 2. Caldwell requires 8% open space – we have nearly 18% open space. 3. Nearly Seven miles of walks and pathways in this project. 4. Tot lot, exercise stations, Large Park Areas for kids to get out and exercise! Wrapping up the Comprehensive Plan section, we feel that this project meets the intent and goals of the plan. We respectively request that the Comprehensive Plan Map Amendment be approved designating medium density residential for this property. As a sidebar, you will see from the zoning below that Medium Density today is that which was contemplated for Low Density Residential when the current Comprehensive Plan was implemented. Zoning Modification. The Property was annexed and zoned in 2006 with a R-1 designation. Today we are asking for R-2 medium density. Please closely review the table below and R-1 in 2006 is essentially the same as R-2 today: Measurements R-1 2006 R-1 2014 R-2 2014 Min Lot Area 6000 8000 6000 Medium density allows for some uses other than single family residential. This request is for Single Family only with the Residential portion. The 2006 annexation also included one commercial lot along Middleton Road. We have kept this C-1 neighborhood commercial – only we increased the size to enable buildable lots. We respectively request the zoning to be changed to R-2 as it compliments the surrounding public facilities (schools) and blends in with the surrounding zoning. This zone change places intent of the zoning back to what was approved in 2006. PRELIMINARY PLAT APPLICATION General Site Development: This preliminary plat is an 86.3-acre subdivision with 323 residential lots and 5 commercial lots. Residential lots are planned for 2 and 3 car garage homes. Architectural features and colors will be similar to Voyage Crossing and Heritage Meadows Subdivision. Originally Hayden Homes requested that the Copper Creek Subdivision obtain a time extension. This time extension was not supported by planning – due in large because of the significant changes with the two schools, and the change to zoning requirements since 2006. It turned out that revising the preliminary plat was a great thing – we were able to better integrate the landscaping, optimize the traffic patterns and better configure the general layout of the project. We also modified the commercial areas so that they would be “buildable” – the original width of the commercial space was too narrow for most uses. We contemplated eliminating the commercial but with careful consideration, conversations with Caldwell Planning Staff, we decided to design an area that would lend to neighborhood commercial. This commercial is intended to meet needs of the local community – uses like dental office, day care, gym, and others would be very convenient for the folks living in Shadow Glen and others nearby! Open Space: Caldwell Code requires 8% open space – this proposal contemplates 17.9% open space – over twice the requirement. The development will be attractive with many pathways, parks, tot lot, and exercise stations. Amenities: These following amenities are provided as planned and described below: 1. Open grassy play fields 2. Playground Equipment – Tot Lot 3. Exercise stations 4. Pathways- Micro paths are provided through the common spaces as well as linkages to Vision Charter and Vallivue Schools. Transportation The site is set up very well for transportation. Middleton Road will be getting roundabouts at Linden and Skyway. Caldwell also has plans to build a roundabout at Ward and Linden. We recognize that there is a narrow stretch of Ward Lane and Caldwell is attempting to acquire right of way. We have intentionally left off connections to Ward Lane. Caldwell has recently constructed Skyway over to KCID Road, and Skyway soon extend over to Middleton Road. Access will be onto Linden and Middleton Road only and have worked closely with both the City of Caldwell Engineering Staff, and the Canyon Highway District. We will have widening improvements along Linden and Middleton Roads. The developer has funded a traffic impact study (TIS) – the consultant was hired by Caldwell and the TIS has been completed. This development will provide Traffic Mitigation improvements or monies as part of the project. Total required open space for project is 6.9 acres. Plans show approximately 15.48 acres of open space provided.