[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6487845,"mediaKeyId","5529317-82ee3b0ed83e6d4eb9977a082447db73","parentId",5529317,"title","Council approves rezone and special‑use permit for 35‑unit affordable housing at Eustic & Lake; $400,000 CDBG subaward authorized","audioSeconds",3265,"startMs",5560000,"endMs",8825000,"viewUrl","/Search/View?dp=1&key=5529317-82ee3b0ed83e6d4eb9977a082447db73&start=5560&end=8825","thumbnailUrl","https://assets.pipeline.soar.com/5529317-82ee3b0ed83e6d4eb9977a082447db73/thumbnail_5560000.jpg","articleUrl","/articles/6487845/Caldwell/Canyon-County/Idaho/Council-approves-rezone-and-specialuse-permit-for-35unit-affordable-housing-at-Eustic-Lake-400000-CDBG-subaward-authorized","mediaUrl","https://secure.pipeline.soar.com/6487845-6c7e02425ec320f0a2000140b0626ba1/orig.mp4?Expires=1771043216&Signature=RTX83W-MW8eGLbe3SRo3dRxZFr1CIIlc3zfWhm6zWxED7-wX-oIOvrtHdstDZs7QPLL6TjvMEIcUbNUazIYlldmERdOGK~1G1fAtNNwuZRFgIRBiQ4OPGaLMylp1pLL6YBtrYcWW3l3D862E8RnIPPYUHLM47NFe-f3KKZB5KD~AOi6fi4g7yhaEcOiMgN1HShQFMfNhtT9EW6lZ3l-bymnnMiN~D5d7lUShF7JSoYuD9OxxpM~G0yxO7xffKW7U8c3g2UilHTAuiiIXxddjewvi0xWlD9Pzk9rC1LqrVrkUtS0AijwjonXZKF6MPWWx2FCElXXCV~lhE8TEegOxDg__&Key-Pair-Id=KUT5TJCACFTXG","author","Caldwell","date","2025-08-05T03:06:42.693Z","article","Caldwell City Council on Aug. 4 approved a rezone and special‑use permit (SUP 25‑11) to allow an affordable multifamily project at the northwest corner of Lake Avenue and Eustic Road, and approved a $400,000 Community Development Block Grant (CDBG) subrecipient agreement to assist land acquisition for the project.

The rezone (ZON 25‑02) changes roughly 2.6 acres from C‑3 commercial service to R‑3 urban residential. The application proposes a 35‑unit apartment development, with 31 of the 35 units deed‑restricted for low‑income households (qualifying for a density bonus). Joe Dodson, principal planner, said the project would use the city’s density‑bonus tool because 31 of the 35 units (about 88%) will be deed‑restricted to households at or below 80% of area median income.

Applicant and project features
Amanda McNutt, representing Brighton Corporation (the applicant), said the project is positioned to serve local workforce households — teachers, nurses, firefighters and others — and that rents would be reduced compared with market product. She said rents would range roughly from $520 to $1,700 depending on unit size and AMI tiers and that the development would include an indoor community room, tot lot, bicycle repair station and EV charging. The applicant said it intends to pursue low‑income housing tax credits and other funding; the CDBG assistance would be used for acquisition because federal CDBG rules do not allow construction costs.

Key policy and technical points
Staff reported three minor code inconsistencies at application submittal that would be resolved as conditions: minor landscape adjustments (number of trees), off‑street parking (the applicant submitted a revised plan and was one guest space short under the original package but staff said a narrow administrative reduction in measured buffer could accommodate the required spaces), and a modest height request (a two‑foot variance beyond a 30‑foot limit to the peak on one building wing). Engineering review found utilities and site access are or will be available. ITD offered no objection. A traffic analysis was supplied and reviewed; staff reported the site access design shares driveway access where possible to limit access points to Ustick.

Council concerns and added condition
Council members repeatedly asked about access and traffic at the nearby Eustic/Lake/Ustick roundabout. Several councilors—concerned about Ustick traffic loads—pressed the applicant to pursue an additional access onto Lake Avenue so residents would be able to travel east toward services without using the busy Ustick intersection. After debate the council’s approval of the SUP included a condition that the applicant pursue and secure an additional access onto Lake Avenue (the council made that a required condition of approval). Council members also emphasized that final landscape buffers, tree counts and parking must meet code or be administratively adjusted per staff recommendations.

Financial assistance and HUD programs
Robin Collins, community development director, presented a separate resolution authorizing a subrecipient agreement with Community Resources Inc. for $400,000 in CDBG funds to support acquisition of land for the project. Collins said the city’s subaward will require the developer to deed‑restrict 31 of 35 units, cap rents for those units and maintain affordability for the timeframes required by federal and program rules (the CDBG agreement includes at least an eight‑year local restriction in addition to federal tax‑credit or HUD restrictions). The council approved the subrecipient agreement 5‑1 (Councilor Williams opposed). The council also adopted the city’s CDBG 2025 annual action plan and authorized submission to HUD; the action plan passed unanimously.

Council vote results
The rezone to R‑3 passed 5‑1 (Councilor Williams opposed). The council‑level SUP passed 4‑2 with Councilors Register and Williams voting no. The CDBG subrecipient agreement resolution passed 5‑1 (Williams opposed); the annual CDBG action plan was approved unanimously.

Next steps
Approvals were conditioned on staff findings and the development agreement. The applicant will finalize site design and landscaping to meet code at building permit stage and must demonstrate the required deed restrictions and funding commitments (for example tax credits and contest of CDBG funding) before final approvals and construction can begin.","mediaType","Video","parentTitle","2025/8/4 City Council Meeting","oneSentenceSummary","The council rezoned 2.6 acres at Lake and Eustic from C‑3 to R‑3 and approved a 35‑unit affordable apartment project (31 units deed‑restricted), and authorized a $400,000 CDBG subaward to help acquire the site.","taxTitle","Caldwell, Canyon County, Idaho","taxId",4130,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487850,"Council approves CopperPoint annexation and mixed‑use subdivision after developer revisions",3014,2319000,5333000,"/Search/View?dp=1&key=5529317-82ee3b0ed83e6d4eb9977a082447db73&start=2319&end=5333","https://assets.pipeline.soar.com/5529317-82ee3b0ed83e6d4eb9977a082447db73/thumbnail_2319000.jpg","/articles/6487850/Caldwell/Canyon-County/Idaho/Council-approves-CopperPoint-annexation-and-mixeduse-subdivision-after-developer-revisions","https://secure.pipeline.soar.com/6487850-46b53d19b889c03e81101278c7507ddd/orig.mp4?Expires=1771043216&Signature=MN9fVRsD6gqGNGg2V3yQwoZ8dsmoY1N2Ck~xxIlhA-acyKyVdtpB5Z5XKGOEiXo2xyk46jUhdNoCe79gz-iMmSvhLS6s-Gy1TYYhgJeOwY96fKn0TP0qI1l19ZNFmRX-hZSdTSAncOCJMigoPT2sJ7iipY6Qi11PJOQUscnyPLF5XMFEdZYeJ4w2RUOT62g-3016oBvZYl3QVx95yMcrtCbNma5t6HzQyIik3ktqP3k9lTa7kEATRUy1nlGOI2SvzD1JYgJXdOPU7SOjU9CMgRdgj92p5z8y6UflsucSAu1s9eMiU2ZM1nEIpVp7uXdqjqftYEiU3DJHK2qcPFZF~w__&Key-Pair-Id=KUT5TJCACFTXG","The Caldwell City Council on Aug. 4 approved the annexation of 10.37 acres as Annexation 24‑08 and a preliminary plat for CopperPoint Subdivision (SUB 24‑33), clearing the way for a mixed‑use project that includes about 128 residential units and neighborhood‑scale commercial space at the southeast corner of Ustick and Florida/Ustick and Eustic Road.

The approvals follow a revised plan presented by developers Michael and Jennifer Nye, who said CopperPoint reduced its earlier proposed density by about 41 percent, increased parking beyond minimum code requirements, added EV and bicycle parking, and doubled required amenities. “By bringing this property into the city, it will contribute to the local tax base and support the services and maintenance that sustain our community,” said Michael Nye.

City planning staff had recommended approval after finding the proposal consistent with the newly adopted comprehensive plan and the R‑2 community residential zoning requested with the annexation. Katie Wright, associate planner, told the council the project meets parking, landscaping, multifamily design standards, and will provide commercial lots directly on Ustick. Planning and Zoning recommended approval on July 9.

Developer presentation and neighborhood details
James Glancy of Glancy Rockwell Architects described project layout and unit types: townhome‑style buildings with private fenced patios, 3‑story six‑plex walk‑ups with interior stair access under rooflines, and commercial lots facing Ustick. The applicant said the development would provide 12 three‑unit, five four‑unit and 12 six‑unit buildings, plus four commercial lots. The plan includes a central clubhouse, fitness facilities, walking paths, a tot lot and sports court and exceeds open‑space minimums.

Several residents who said they grew up in Caldwell, or have worked with the developer, spoke in favor during public testimony, citing infill development, quality of design and the project’s contribution to local housing options. A few speakers emphasized that the developer has completed comparable projects and argued CopperPoint would be an asset to the neighborhood.

Traffic, schools and review conditions
Councilors asked about traffic and school impacts. City staff said a traffic‑impact study was completed for the project and did not find unmanageable impacts for the recommended design; the Valley View School District provided a donor agreement and indicated no position on approval, while estimating the development could generate about 39 students. The developer said they had entered into a per‑door contribution of $500 with the district and affirmed willingness to follow through.

Council action and votes
Councilor Williams moved to approve Annexation 24‑08; Councilor Dodi seconded. The annexation passed 5–1 (Councilor Register opposed). Councilor Dodi later moved to approve SUB 24‑33 (the preliminary plat) with the conditions in the staff report; the motion passed 5–1 (Register opposed). A follow‑up ordinance (Bill 59 / Ordinance 36‑20) implementing the annexation was passed by the council by the same 5‑1 margin.

What remains and next steps
Approvals were conditioned on the standard findings, the development agreement and site‑plan/elevation requirements during building permit review (for example final roof‑pitch and façade detail to meet the city’s design code). The council noted elevations and final materials will be finalized during the development agreement and building permit process; if the project changes substantially, it must return to the council.

Speakers at the meeting included the applicant and project team, planning staff and more than a half dozen residents who spoke during public testimony. The city clerk will publish the ordinance summary and the developer anticipates returning with final building permits and construction plans within months.","The Caldwell City Council approved the annexation of about 10.4 acres and a preliminary plat for the CopperPoint mixed‑use subdivision after the developer reduced density, added parking and included commercial frontage along Ustick; the votes were 5–1 on both items.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":80,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487833,"Votes at a glance: Caldwell City Council, Aug. 4, 2025",4655,678000,"/Search/View?dp=1&key=5529317-82ee3b0ed83e6d4eb9977a082447db73&start=678&end=5333","https://assets.pipeline.soar.com/5529317-82ee3b0ed83e6d4eb9977a082447db73/thumbnail_678000.jpg","/articles/6487833/Caldwell/Canyon-County/Idaho/Votes-at-a-glance-Caldwell-City-Council-Aug-4-2025","https://secure.pipeline.soar.com/6487833-7648a5d6f5b139e5c61ca04bfbdee7fd/orig.mp4?Expires=1771043216&Signature=lNCuDsQnT9Lax5zY7ET-ZO5IUN8SbFuOmLH~X0mS7ifo~UkkjSLNbWEGszi4XjaBGuZpCPSgwzdhYO3Zvyx3nIyxisiBuQNXPeESFcmKHj9GZr952OmJsLM~1nnuMeVFBOrwl4MIhYx6P3yrlvN9--31zvm3NVttBRrBOe09M8Qg8D8qAA7AynOVr1zgBtwwJFGYV-9FyUt4sMm94hAcdIbrIJDZDRMwCbjWt80N8eg33AjpT9a32kQJgbYYyXYhID0MTkFOqbfZs-o8psmwCBsA-UjagEL2VFNwWfK8zEeeV77HnBiZAXk3IHWG0CcdWDnPqdRcT380M6aU~3OIlA__&Key-Pair-Id=KUT5TJCACFTXG","At its Aug. 4, 2025 meeting the Caldwell City Council took the following recorded actions (motion maker, second, and recorded vote):

• Consent calendar amendment — Move item no. 18 from Consent to New Business: Motion by Councilor Dodi; second (record shows Councilor tie/second); motion passed (unanimous at time of vote). No formal roll call recorded in minutes beyond passage.

• Approve Consent Calendar as amended: Motion by Councilor Stoddick; second Councilor Dodi; passed unanimously.

• Resolution 282‑25 (Urban Renewal central area declaration): Motion to approve by Councilor Dodi; passed 4‑2 (Councilors Stoddick and Register opposed).

• Set public hearing date for FY 2026 tentative budget: Motion by Councilor Dodi to set public hearing for Aug. 18, 2025 at 6 p.m.; passed unanimously.

• Bill 49 / Ordinance 37‑01 (amend code to remove defined term lengths for appointed officers): Sponsored by Councilor Denburn; motion to amend code passed 5‑1 (Councilor Register opposed).

• Annexation 24‑08 (CopperPoint): Motion to approve annexation by Councilor Williams; second Councilor Dodi; approved 5‑1 (Councilor Register opposed).

• SUB 24‑33 CopperPoint Subdivision (preliminary plat): Motion by Councilor Dodi; second Councilor Lisonbee; approved 5‑1 (Councilor Register opposed).

• Bill 59 / Ordinance 36‑20 implementing the annexation (passage by title and summary approval): Motion to pass by Councilor Denburn; second Councilor Dodi; approved 5‑1 (Councilor Register opposed).

• ZON 25‑02 (rezone at Eustic & Lake from C‑3 to R‑3): Motion to approve rezone (mover noted in record); passed 5‑1 (Councilor Williams opposed).

• SUP 25‑11 (council‑level special use permit for 35‑unit affordable multifamily): Motion to approve with condition requiring Lake Avenue access and staff conditions; passed 4‑2 (Councilors Register and Williams opposed).

• Bill 38 / Ordinance 36‑90 (ordinance to effectuate rezone): Motion by Councilor Dodi to pass by title only and approve summary; passed 4‑2 (Register and Williams opposed).

• Resolution authorizing execution of a subrecipient agreement with Community Resources Inc. for CDBG funds ($400,000) to support the Eustic & Lake project: Motion by Councilor Ginburg; second Councilor Dodi; passed 5‑1 (Councilor Williams opposed).

• CDBG 2025 Annual Action Plan (submission to HUD and authorization to execute grant agreement upon HUD approval): Motion by Councilor Dodi; amended language to include execution of grant agreement; passed unanimously.

• Finance report (accounts payable and payroll accepted): Motion by Councilor Allgood; second Councilor Stoddick; passed (vote recorded as aye by council).

Notes: Where the transcript recorded roll call, the minutes above reflect named 'no' votes; for several items the council used roll‑call votes. If a motion reference or seconder is not listed above it was not explicitly named in the recorded transcript at the time of the motion.","Summary of formal motions and final votes taken by the Caldwell City Council on Aug. 4, 2025 including urban renewal declaration, annexation and subdivision approvals, zoning and SUP approvals, CDBG subaward and budget hearing scheduling.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487836,"Resident urges city help after multiple summers of low irrigation water on Canyon Hill",199,353000,552000,"/Search/View?dp=1&key=5529317-82ee3b0ed83e6d4eb9977a082447db73&start=353&end=552","https://assets.pipeline.soar.com/5529317-82ee3b0ed83e6d4eb9977a082447db73/thumbnail_353000.jpg","/articles/6487836/Caldwell/Canyon-County/Idaho/Resident-urges-city-help-after-multiple-summers-of-low-irrigation-water-on-Canyon-Hill","https://secure.pipeline.soar.com/6487836-bf2928326ed5f16464ce46655cefb24c/orig.mp4?Expires=1771043216&Signature=QvHt~MdMrmUwin8GN5MbGB5eE2Q8iiyOW-K1rTRFbKBF1bm0adHZ-O7XBSpn8jgtUqymw370l5Dn4DcqKOkD8PYs25s~vt1MT6HZhIccMDAHIwVdEd3EUiJIxcksV2Srq8alLjyGXzFKjm4VtNLUnvJV~gSP4yHnUtQmLIFH1i2mdSBOyY-VKve9GcIEvgNzUCPHZkt5Cw5~zMdwvG8NVJwp11OZwUEK-Ew0UyE~Y3t9k567j3TXoeL243xt7oEPEWgAgx7o8Qjbq5C0NIG~WqgHrrEASkfMMELVTBe8s0T4ffyr2UDnn8Ka2f1lyYRLPOvkpbAxFFythu4GPrqyuQ__&Key-Pair-Id=KUT5TJCACFTXG","At the start of the Aug. 4 meeting Carmen Hernandez, who said she has lived in Caldwell for 19 years, told the council she and other Canyon Hill residents have experienced low irrigation flows that hampered household and garden watering for extended periods this past summer. “Over the past several years, we've experienced a lack of volume of water... this past summer, we went through a full month with basically no water or very limited amounts,” Hernandez said.

Hernandez told the council the irrigation “water master” often does not respond to calls. Mayor and council members said irrigation districts are separate elected entities and the city’s regulatory power is limited, but that the city can work to strengthen communication and relationships. The mayor asked Hernandez to provide the water master’s name and phone number and agreed public‑works director Rob McDonald would follow up with the irrigation district board and contact Hernandez.

City staff context
Justin (city staff) explained that irrigation districts are separate, elected entities that the city cannot compel to act but that the city can attempt to coordinate and facilitate communication. Rob McDonald, Public Works Director, said he would contact the district board and follow up with the resident.

Outcome
The council did not take formal action but asked staff to follow up: Hernandez will provide the water‑master contact details to Public Works Director McDonald, who will attempt outreach to the Canyon Hill Irrigation District and report back to the resident and council as appropriate.","A Canyon Hill resident told the council she and neighbors have experienced low irrigation deliveries and unresponsive irrigation district staff; city public‑works staff asked the resident to provide the water‑master’s contact information so staff can follow up.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6487841,"Council declares central area 'deteriorating,' authorizes urban renewal agency to proceed with feasibility work",837,722000,1559000,"/Search/View?dp=1&key=5529317-82ee3b0ed83e6d4eb9977a082447db73&start=722&end=1559","https://assets.pipeline.soar.com/5529317-82ee3b0ed83e6d4eb9977a082447db73/thumbnail_722000.jpg","/articles/6487841/Caldwell/Canyon-County/Idaho/Council-declares-central-area-deteriorating-authorizes-urban-renewal-agency-to-proceed-with-feasibility-work","https://secure.pipeline.soar.com/6487841-2845acc8a58e9e74edbd5ef4b324b609/orig.mp4?Expires=1771043216&Signature=haUJIuqjoiyG0v7kwPevznioHY9JGGlJzMP9P2mN9WuFR9FQkeXk2Zc0RPlD5vImVZlUhr0eFqO2HO44JYcQfQO0zHVGTyHj63nRzj-o2SPcB4ckKhdFypYZqbkfG1uS1feGXM-JvP5xIXzTfgtMHPrnp3kRbY7PuSTm6rdfdwYIJ4cigECSE6eErDGMrhWF1WpjQIkwhuzzu2woLEPtho47jMLNYd2hWWpDoVZYfqK5tS1AB5kQoWjMvpdgSKsPDH95DPB-6Wtk2AqT3XJzF0NXqm38k~jDD2Hk-673n8Ff7K8mZKp2YGkb8GyAB4FKbejAoJbc3R9jKltAzbgtrw__&Key-Pair-Id=KUT5TJCACFTXG","The Caldwell City Council on Aug. 4 passed Resolution 282‑25 by a 4‑2 vote to declare a proposed Central Area as deteriorating or in need of urban renewal under Idaho law, clearing the way for the Urban Renewal Agency to prepare a formal plan and feasibility study for revitalization.

Oscar Hilty, attorney for the Caldwell Urban Renewal Agency, presented the proposed boundary — roughly between the interstate and the railroad tracks, north of downtown and extending toward the river and east toward the bridge and nearby DOMES church — and said the declaration is step one under Idaho law. Hilty showed photographs depicting conditions the agency considers blight or economic underdevelopment and said the city would only be taking the preliminary legal step this evening; a plan and public hearing will follow later in the year.

Hilty and Nexus / consultant involvement
Hilty said consultant work on feasibility is already underway with Nexus and that Roger Brooks has been involved in the process. He reminded council the action tonight does not adopt a plan or a tax‑increment financing district; it authorizes staff and the Urban Renewal Agency to proceed with plan preparation and public outreach.

Council questions and votes
Councilor Register and Councilor Stoddick expressed reservations about pace and the need to hear directly from Roger Brooks before approving a declaration, with Register urging more conversation given prior investments and concerns about impacts to private property owners. Councilor Dodi moved to approve the resolution and the motion passed 4‑2 (Stoddick and Register opposed).

What this means
The declaration permits the Urban Renewal Agency to complete a feasibility study and prepare a plan for future council consideration. If a formal urban renewal plan is drafted, it will return to council for a separate public hearing and for a final decision. Hilty said the agency envisions public infrastructure and revitalization opportunities but specifics will be proposed in the forthcoming plan.","By a 4‑2 vote the council agreed to declare a corridor north of downtown Caldwell and south of the railroad as a deteriorating area under Idaho urban renewal law and directed the Urban Renewal Agency to proceed with plan development and feasibility work.","actionData","errors"]

Article not found

Council approves rezone and special‑use permit for 35‑unit affordable housing at Eustic & Lake; $400,000 CDBG subaward authorized

Council approves CopperPoint annexation and mixed‑use subdivision after developer revisions

Votes at a glance: Caldwell City Council, Aug. 4, 2025

Resident urges city help after multiple summers of low irrigation water on Canyon Hill

Council declares central area 'deteriorating,' authorizes urban renewal agency to proceed with feasibility work