Council approves Element Ridge annexation over resident objections; developers to provide water tank site and pay $900,000 in impact fees

The Caldwell City Council voted to approve annexation of the Element Ridge Subdivision (ANN 24-13; SPP 24-02) on Feb. 18, 2025, following a lengthy public hearing that drew neighbors, school officials and developers.

The council approved the annexation and preliminary plat after a divided vote and follow-up ordinance action. During the final approval vote recorded in the meeting record, Councilors Dody (Doty), Williams and Dittenburg voted yes; Councilors Stoddick, Register and Allgood voted no; the mayor cast the deciding vote in favor, producing an initial approval outcome. The subsequent ordinance to adopt the annexation (Bill No. 68, Ordinance 36-29) was later moved for passage by title and approved by the council.

What was proposed: Element Ridge is a 74.41-acre development located on the northwest corner of 10th Avenue and David Street. Applicant materials and the city's staff report described a preliminary plat that would create 215 single-family lots (R-1 low-density residential), with minimum lot sizes of 8,000 square feet, an average lot size of 8,638 sq ft and 5.86 acres of qualifying open space (12 acres total open space). The developer indicated build-out would occur in six phases over roughly 8— years, with about 48 lots in the first two years.

Infrastructure commitments and conditions: The developer told the council the project would construct 13 local roads, two collectors and frontage improvements on 10th Avenue and David Street; it will pay an estimated $900,000 in transportation and system impact fees over the life of build-out. The applicant also offered to donate a two-acre site on the subdivision's south side for a municipal water storage tank; the city's public-works director said a tank of roughly 3,000,000 gallons (estimated at 60-foot diameter, 20-foot height, with an inset so exposed height should be ~16— feet) was identified in the water master plan to serve pressure Zone 2.

Sewer and lift station: Planning commissioners had urged caution because of engineering connections in the area; the applicant proposed to construct a sewer lift station as a permanent facility until a gravity sewer option is available. Planning staff and the applicant said the lift station would be designed and built to the city's DEQ standards. The city engineering staff noted the development would be required to meet all city standards and would be allowed to construct the lift station to make the subdivision function prior to northern gravity connections.

Public testimony and concerns: Residents and neighborhood advocates opposed the annexation at the hearing, raising issues including traffic impacts on local streets (David, Airport, Kimball and Ashland), pedestrian safety and school capacity. Valley View School District submitted a written comment stating it had current capacity but anticipated being over capacity by 2029.

"This proposed annexation will not allow that with all this additional traffic introduced to our neighborhood," said Lanae Van Valen, a Somerset West resident, expressing a common theme in opposition testimony about cut-through traffic and safety for pedestrians and children.

Developers and project representatives said the project had been designed within the comprehensive-plan low-density standard (gross density 2.89 dwelling units per acre), would phase build-out so impacts are spread over many years, and would construct required improvements. The applicant's representative said the site is designed to stand alone and that a lift station would be built to serve the subdivision initially; the applicant also said it would donate a separate site at Karcher Commons for a test well and pursue that option to expedite water availability.

Council debate and outcome: Council members debated infrastructure timing, school impacts and precedent for lift stations. Supporters of approval said the project met R-1 standards, fronts an arterial roadway, and includes a large impact-fee contribution that will flow into the city's capital improvements. Opponents cited concerns about traffic bottlenecks on 10th Avenue, potential impacts on private wells, and school capacity. The council ultimately approved the annexation and preliminary plat and then passed the authorizing ordinance by title later in the meeting.

Conditions: Staff recommended and the council included a condition that prior to mid-phase 1 construction drawings, the applicant will work with city staff to update a landscape plan showing additional screening around the donated water-tank site. Other standard conditions require engineering plan approval, utilities and compliance with city code; staff recommended specific conditions in the findings of fact, conclusions of law and order of decision.

Next steps: The project will proceed to engineering plan review and permitting; building permits will not be issued until required water and sewer infrastructure are in place and city staff confirm system capacity per code. The city will collect impact fees as lots are permitted; staff said those fees are intended to fund the utility capital improvements described in the master plan.