Peregrine West annexation approved 4-2; residents raise irrigation, sidewalks and traffic concerns

The Caldwell City Council on July 21 approved the annexation and preliminary plat for Peregrine West (AN25-05 / SPP25-04), a 16.57-acre R-1 subdivision proposing 45 single-family detached lots and approximately 2.36 acres of open space. Planning staff and the Planning and Zoning Commission recommended approval.

Project details and staff findings: City staff said the site is generally north of Orchard Avenue and east of Lake Avenue, with Ropers Street along the north edge and an irrigation canal on the western boundary that will be incorporated into a regional pathway. The applicant proposed a density of about 2.71 units per acre and said all utilities will be available or will be extended to serve the project. Staff found the proposal met parking, landscaping and dimensional standards, with a few conditions noted in the staff report.

Public testimony: Neighbors and nearby property owners spoke in opposition or concern. Key issues raised at the hearing included:

- Sidewalks and right-of-way: Several neighbors asked who is responsible for completing sidewalks and curb-and-gutter improvements in front of adjacent outparcels; a neighbor said he had previously signed an agreement with a developer and wanted confirmation that the recorded right-of-way would lead to contiguous sidewalks.

- Irrigation and drainage: Speakers reported recent low irrigation pressure and localized flooding and asked how pipeline reconfiguration and retention/ drainage basins would protect existing users.

- Industrial truck traffic: A councilor asked whether nearby commercial/industrial operations (a trucking/processing site on the east side of Lake Avenue) had been notified; staff said agencies and property owners were included on the 500-foot mailing list and no comments were received from that specific operation.

Applicant response and conditions: Bonnie Layton, representing the applicant, said the development would provide frontage improvements on Orchard Avenue and implement the regional pathway next to the canal. She said lots along the western boundary were laid out wider as a buffer next to county parcels and that the project would provide fencing and other mitigation. Staff and the applicant acknowledged there are several right-of-way and easement items to finalize; the staff report includes conditions requiring full frontage improvements along classified roadways, or lesser improvements if right-of-way cannot be secured.

Council action and vote: Councilor Dittenburg moved approval with conditions from the staff report; the motion passed 4-2. Councilors Stoddick and Register voted in opposition; the other four council members voted in favor.

Why it matters: The decision advances construction of 45 new single-family lots in an area that is being actively developed. Neighbors asked for contiguous sidewalks, better assurances on irrigation continuity and traffic mitigation. City staff said the project will be required to construct frontage improvements and to coordinate final engineering and irrigation work before final plat and building permits are issued.