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Council approves modification to Solstice development agreement 4–3, allowing limited residential on a small commercial parcel
Summary
After a split debate about preserving commercial frontage, the council voted 4–3 to allow limited residential uses on a 0.4‑acre C‑1 parcel in the Solstice subdivision, conditioned to keep commercial frontage on Ustick, limit residential square footage to 50% and require between three and six residential units if used.
The Caldwell City Council voted 4–3 on Monday to approve a modification to the Solstice development agreement that allows specified residential uses on a 0.4‑acre parcel currently zoned C‑1 (neighborhood commercial), with conditions to preserve commercial frontage and cap residential square footage.
Stephanie Hopkins, representing KM Engineering and the property owner, said the modification is intended to broaden development options for an awkwardly placed commercial lot that has proved difficult to market. "So I think the the important things to remember with this request are that we are preserving commercial along Ustick," Hopkins told the council, noting the applicant agreed to staff conditions including a 50% maximum residential square‑footage limit and a minimum of three and maximum of six residential units if residential uses are constructed.
Senior planner Katie Wright said staff recommended conditioning approval so any residential density would meet the comp plan and that design review would be required for commercial buildings fronting Ustick. "As conditioned, the project is compliant with all required codes," Wright said.
Council debate focused on whether allowable residential uses would set a precedent for removing commercial land and on the parcel's poor orientation for commercial tenants. Councilor Williams called the lot "a crazy commercial lot" and said he was torn between preserving commercial zoning and avoiding long‑term vacancy; Council President Register warned against establishing a practice of converting commercial land to residential. After a motion to approve was made and seconded, the motion failed on first voice, and the mayor cast a deciding vote to reach a 4–3 approval, according to the city attorney's clarification of the record.
The approval is conditioned on the applicant maintaining commercial frontage adjacent to Ustick, limiting residential building area to no more than 50% of the building square footage on the parcel, and ensuring density (if residential is used) conforms to the community center place type in the comp plan; staff recommended a requirement of at least three and no more than six residential units if residential is constructed. Council instructed staff to record the development agreement addendum and to enforce the design‑review conditions at the building permit stage.
The council did not adopt a written fiscal analysis of the tax implications during the hearing; council members asked staff to provide additional information on taxation and assessment treatment for mixed‑use or multifamily buildings after the meeting.
