Neighbors Press Water, Traffic and Emergency‑service Concerns as Caldwell Commission Weighs 1,039‑Unit Verbena Ranch PUD

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 age‑targeted and market product types. "We are asking for this commission's recommendation of approval tonight for the Verbena Ranch community," Bauer said, adding the applicant agreed with most staff conditions and proposed private internal streets in age‑targeted areas.

Residents who live near the site came in large numbers to oppose the project or ask for modifications. Common concerns included water supply and pressure (questions about wells and a proposed water tank), traffic and safety on South 10th Avenue and Holmdale Road, emergency‑response times and the scale/density of the housing. One resident cited fire‑department statistics and rising response times, saying higher demand and traffic had already stretched services. Another speaker asked the commission to reconsider the placement of a proposed water tank near established homes.

The developer and staff acknowledged the concerns and offered mitigation steps. Jeff Bauer said the project would dedicate ~40 acres of right‑of‑way for road widenings and pathways, widen 10th Avenue in places and build collector streets; he also said the developer had offered a potential well site donation and that engineering testing for water resources was underway. Staff reiterated that engineering, fire and other agencies submitted conditions and that the Valley View School District had negotiated a donation agreement separate from the land‑use decision.

Commissioners raised technical and policy questions about PUD deviations, private gated streets and whether each preliminary plat should stand alone. Commissioner Boutrous moved to recommend denial of the annexation, PUD and preliminary plats, citing extensive PUD incompatibility with surrounding areas; the motion was seconded. A roll call was recorded with Boutrous, Whitbeck, Zamora and Harmon recorded as voting "yes" to deny. Immediately after the roll call the transcript contains a line stating "Motion was denied," which conflicts with the roll‑call tally. The transcript ambiguity has been flagged in the meeting record for clerical clarification; the roll call is included here as it appears in the public record.

The motion’s rationale, as voiced in deliberations, centered on the scope of PUD deviations requested (height, reduced lot sizes, private streets), traffic mitigation reliance, and compatibility with existing neighborhoods. Staff noted that many conditions could be imposed if council were to approve and that engineering and fire comments require specific mitigation measures.

Because Planning & Zoning recommendations are advisory, the matter will go to City Council next; the record shows significant neighbor opposition and technical conditions that city leadership must weigh as the council considers annexation, PUD approvals, and related infrastructure commitments.