Council approves Mirandessa planned unit development; removes proposed Angus Ranch road stub

The Caldwell City Council approved the Mirandessa Subdivision planned unit development (PUD2406), a mixed‑use proposal on about 42.33 acres at the southeast corner of Ustick Road and Farmway Road, during its April 21 meeting, adding a condition to remove a planned stub street to the east.

Katie Wright, associate planner, summarized the proposal: a mixed‑use development with 3.35 acres of commercial frontage, 1.78 acres of for‑sale townhouse lots (24 townhomes), and roughly 18.11 acres of single‑family homes for a total of 45 single‑family units (21 detached, 24 townhome units in the plan before phasing). The project proposes deviations from dimensional standards (for example, increased allowed height to 35 feet in some zones and reduced setbacks for townhomes) and included a request to terminate an earlier development agreement on part of the site (Aspen Falls). The hearing examiner recommended approval on Feb. 11; staff supported approval subject to conditions in the staff report.

Applicant Becky Isagerie presented the planned lot mix, phasing (six phases; estimated 12‑year buildout), planned open space (7.88 acres or 18.6% of the site), on‑site amenities and utility connections. The applicant said the largest contiguous open space would be constructed in a middle phase (phase 4) and highlighted a 41‑foot irrigation easement along the east edge that would provide a buffer to adjacent large‑lot residential.

Opposition testimony raised access and buffering concerns. Conrad Wood, representing the Orchard Heights subdivision immediately east of the site, asked the council to remove the stub that would abut a private road, to avoid channeling nonlocal access across existing private roads and to avoid introducing two‑story buildings and townhomes that would shade adjacent large lots. John Tilford, a nearby resident, also said he worried about a shown road alignment and potential encroachment on his property.

In rebuttal the applicant agreed to remove the Angus Ranch (stub) connection if the city preferred, said mature trees and the irrigation easement provided a buffer on the eastern edge, and confirmed that townhomes would be individually for‑sale units with garages. The developer, Dean Wade, said the 35‑foot height allowance requested is consistent with the current R‑1 code and that the application was filed under earlier code provisions.

Council deliberation focused on access, buffering and consistency with findings of fact. Councilor Doty moved to approve PUD2406 / SPP2403 / DEV2404 subject to the staff conditions and an additional condition eliminating the Angus Ranch Road stub to the east; Councilor Dittmer seconded. The motion passed unanimously.

• Actions: Approval of PUD (PUD2406) and related requests with the condition to remove the Angus Ranch stub connection. • Who spoke: Katie Wright (associate planner); Becky Isagerie (applicant); Dean Wade (builder); Conrad Wood and John Tilford (opponents).