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Council approves North Ranch modification allowing 119‑room hotel and 98 apartments after split vote
Summary
After lengthy debate and a letter from Valley View School District raising capacity concerns, the council approved a North Ranch development agreement modification to permit a 119‑room hotel and a 98‑unit apartment building; the motion passed 4‑in‑favor, 1 opposed, 1 abstention.
The Caldwell City Council narrowly approved a development agreement modification for two North Ranch parcels on Oct. 20, allowing a 119‑room hotel and a 98‑unit apartment building in a mixed‑use center.
Planner Katie Wright told the council the proposal meets the comp plan’s mixed‑use center designation and staff recommended approval subject to findings and conditions. Applicant representative Dale King described the proposal as a mix of workforce and market‑rate housing and a dual‑branded hotel, saying the two buildings would support downtown and corridor growth and “increase the taxable base…by about $40,000,000.” King also said the apartments will include interior amenities (gym, lobbies, meeting rooms) to offset lower exterior open space.
Valley View School District submitted a letter urging caution, noting district projections that elementary schools would reach capacity by 2029 and that Ridgeview High currently has about 1,704 students with a projected maximum of 1,800. Councilor Register cited those concerns in opposing the measure; Councilor Stottick abstained, citing new information and a conflict. Supporters emphasized the site’s mixed‑use zoning and the city’s shortfall in hotel rooms.
After discussion on density, parking (staff said multifamily parking requirements are met), and amenity tradeoffs, Councilor Denver moved to approve the modification with the staff conditions; the motion passed 4 in favor, 1 opposed, with 1 abstention. The approval applies only to the two parcels in the application and not to North Ranch as a whole. Staff will record findings of fact, conclusions of law and conditions of approval as the next procedural step.
Councilors and the applicant said the development is intended to add lodging capacity for visitors and workforce housing near employment centers; opponents warned of school capacity and asked the city to continue reviewing impacts during entitlement and building permit stages.
