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Caldwell council approves 1,019‑home Verbena Ranch subdivision after rehearing; developer to provide regional well and traffic improvements
Summary
After a rehearing, the Caldwell City Council approved Toll Brothers’ 282‑acre Verbena Ranch annexation, rezoning and PUD with conditions including a donated regional well, a traffic signal at Tenth and Holmdale in phase one, and several infrastructure commitments. Council approved 4–2 after lengthy public testimony and staff presentations.
Caldwell — The City of Caldwell on May 5 approved an annexation, rezoning and planned unit development (PUD) for Verbena Ranch, a 282‑acre master‑planned community that will include multiple housing types and about 1,019 dwelling units.
The project by Toll Brothers was approved 4–2. Councilor Kelsey Williams made the motion to approve “based on the findings of fact and conclusions of law,” and Councilor Denber (second) supported the motion. Councilors Stoddick and Register voted in opposition.
City staff and the developer told council the revised plan responds to concerns raised when the project was denied in January. Principal planner Joe Dodson said the applicant increased minimum lot sizes in four planning areas (losing about 20 single‑family lots overall), added open space and changed several plats to be age‑restricted on the west side of Tenth Avenue. Dodson said the proposal now totals about 1,019 dwelling units and a density of roughly 3.6 units per acre.
Developer representatives said the project includes infrastructure intended to mitigate impacts. Jeff Bauer, representing Toll Brothers, said the development team will design and construct a regional municipal well and turn over the well to the city once complete. City engineering staff said the developer will design and construct a test well and — if the test is successful — the full well; the city will operate and maintain the well after dedication.
Hailey (city engineer) and other staff also described off‑site work the developer will undertake, including completing the traffic signal at Tenth Avenue and Holmdale and widening portions of Tenth Avenue. The developer also committed to construct a major sewer trunk (“Kimbell trunk line”) to improve gravity sewer service for areas west of Tenth Avenue.
The developer described a mix of product types: multifamily four‑plexes, cottage‑court style homes and single‑family lots, plus three gated, private streets on the west side that will be maintained by a homeowners association. The west side of the project will be age‑restricted (55+), the applicant said. The developer projected approximately $2.5 million in total impact fees; staff also noted a per‑home traffic impact fee estimate during discussion.
More than a dozen members of the public spoke; commenters in opposition raised concerns about traffic congestion on local streets (Holmdale, Montana and Tenth), the effect on Valley View School District capacity and on fire and emergency response, and the cumulative effect of multiple nearby subdivisions. Supporters and staff pointed to required improvements, proposed open space (about 16.11% of the project, the applicant said) and amenities the developer plans to build and operate.
Nut graf: The council’s approval advances the city’s largest single proposed residential subdivision in recent years and ties new housing to specified infrastructure commitments; opponents cautioned that one‑time impact fees and developer‑funded improvements will not fully address long‑term service and operating costs the city and school district may face as the new homes are occupied.
Council discussion focused on whether the developer had met the remedial conditions set when council originally denied the project in January. Several council members said the applicant had addressed the issues the council requested, while others said growth and the pace of approvals pose long‑term fiscal and service challenges that should give the city pause.
The council’s approval is conditioned on the findings and conditions set forth in the staff report and the council’s order, including specific site‑plan adjustments, parking provisions for four‑plexes and infrastructure completion requirements. Staff emphasized that key off‑site improvements — the regional well and the Tenth/Holmdale signal — are required before occupancy of dwelling units.
Ending: With the vote the project moves into design and permitting phases. City staff and the developer said work on off‑site improvements, including the well and signal, will proceed at risk by the developer pending permits and final agreements; staff said the well will be dedicated to the city and operated by the municipal system once it is complete.
