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Neighbors Press Water, Traffic and Emergency‑service Concerns as Caldwell Commission Weighs 1,039‑Unit Verbena Ranch PUD
Summary
Toll Brothers’ 282‑acre Verbena Ranch proposal for roughly 1,039 dwellings and a PUD drew hours of public testimony on water availability, traffic and fire response. Commissioners debated PUD deviations, private streets and amenity sharing; a motion to recommend denial was recorded by roll call, but the transcript contains an inconsistent administrative line that should be clarified in the official minutes.
The Caldwell Planning & Zoning Commission heard hours of public comment Thursday on Verbena Ranch, a proposed 282.5‑acre annexation and planned unit development by Toll Brothers that would yield roughly 1,039 dwellings and multiple preliminary plats.
Joe Dodson, senior planner, told the commission the proposal seeks annexation and R‑1 designation with a master PUD covering six preliminary plats. "The project encompasses approximately 282 Acres," Dodson said, and staff summarized the plan as proposing about 3.68 dwelling units per acre with a mix of single‑family, age‑targeted and four‑plex (multifamily) areas. He noted staff had negotiated conditions on landscape buffers, shared open‑space language and additional parking for 4‑plexes.
Developer Toll Brothers’ counsel Jeff Bauer described the project as providing nearly 45 acres (about 16%) of open space, a network of pathways and multiple planning areas with both…
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