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S:\_projects\2021\21112 Lincoln Shores\Admin\Agency Correspondence\City of Caldwell\Submittal Package
Breckon Land Design Inc.
6661 North Glenwood Street
Garden City, Idaho 83714
p: 208-376-5153
f: 208-376-6528
www.breckonlanddesign.com
December 22, 2022
Ms. Elizabeth Allen, Planner
Caldwell Planning & Zoning Department
621 Cleveland Boulevard
Caldwell, Idaho 83605
P: 208-455-3021
RE: CORRECTED NARRATIVE
Entitlement Application for Midland Meadows Subdivision –
Parcels: R3411900000 and R3411800000
Lincoln Road and Midland Blvd, Caldwell, Idaho
Comprehensive Plan Map Amendment, Annexation, Rezone, and Preliminary Plat
Dear Ms. Allen:
We are pleased to submit the above referenced applications for the proposed Midland Meadows Subdivision (hereinafter
called the “Project” or “Development”) on behalf of our client, Parkland Development LLC. The intent of this entitlements
process is to 1) do a Comprehensive Plan Map Amendment to add the portion of Parcel R3411800000 that lies north of
Lincoln Road to the Comp plan map area with a Low Density designation and to change the comprehensive plan map
designation for all of Parcel R3411900000 and the portion of Parcel R3411800000 that lies south of Lincoln Road from
Low Density to Medium Density Residential, 2) Annex Parcel R3411800000 into the City of Caldwell - zoning the portion
north of Lincoln Road to the R-1 zone, and zoning the portion south of Lincoln Road to the R-2 zone, 3) Rezone Parcel
R3411900000 from R-1 to R-2, and, 4) subdivide all of the above referenced property into a 266 residential lot subdivision.
Included with this submittal you will find the required applications and required documents for the Comprehensive Plan
Map Amendment, Annexation, Rezone, and the Preliminary Plat submittal. We understand that each step of this
application is predicated on the approval of the prior step and that concurrent submittal of these applications is at our
discretion.
General Information
The total project site is approximately 80 acres and is located on the west side of Midland Boulevard where Lincoln Road
intersects Midland Boulevard in Canyon County, Idaho. The northern 40-acre parcel lies partially within the City of Caldwell
Area of Influence and Comprehensive Plan Map. The southern parcel is within Caldwell City limits.
Most of the property is currently being used for agricultural purposes. Two single-family homes and a barn have been
removed from the property. The remainder of the property is unused. There are several gravel pits located between the
property and the Boise River to the north. Most other properties in the area are being used for agricultural purposes.
The proposed project is a residential development with lot size ranging from 6,500 to 16,000 square feet. The smaller lots
(6,000 sf minimum) are proposed south of Lincoln Road, with larger lots located north of Lincoln Road. A total of 266
residential lots are proposed.
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Comprehensive Plan Map Amendment (CPMA)
The Project consists of two parcels owned by a single entity with the northern parcel bisected by the boundary of the
Caldwell Comprehensive Plan Map (CPM). The proposed amendments to the Comprehensive Plan Map include the
following:
1. Amend the Comprehensive Plan Map so that it includes the 18.25-acre portion of Parcel R3411800000 that lies
north of Lincoln Road and provide it with a CPM designation of low density.
2. Amend the Low-Density CPM designation for Parcel R3411900000 and the portion of Parcel R3411800000 that
lies south of Lincoln Road to Medium Density. The total acreage of this requested change is 62.66 acres.
Annexation
Parcel R3411900000 is within the city limits of Caldwell. Parcel R3411800000 is currently under the jurisdiction of
Canyon County. We are requesting an annexation of the 40-acre Parcel R3411800000 into the City of Caldwell. We are
requesting that the portion north of Lincoln Road be zoned R-1 and the portion south of Lincoln Road be zoned R-2.
The surrounding property is a mix of both city and county property. The property to the south and the east are within the
City limits while property to the north and west lie within Canyon County.
Rezone
Parcel R3411900000 is currently zoned R-1 Low Density Residential in the City of Caldwell. We are requesting a rezone
from its current zoning designation to R-2 Medium Density Residential. The total acreage of this zone change is 40.91
acres.
The property to the north of the subject property is currently zoned Agricultural and is within the City of Middleton Area of
Impact with a Future Land Use Designation of Industrial. The property to the west is currently zoned Agricultural and is
within the City of Caldwell Area of Impact with a Land Use Designation of Low Density Residential. The property to the
west is within the Caldwell City limits and is zoned R-S-1 (Semi-Rural Residential 1) and the property to the south is within
Caldwell City limits with a zoning designation of R-1 Low Density Residential. While there are not a significant number of
developments planned in the immediate vicinity of the proposed Project, the proposed zoning will fit well into the future
land use plans.
Preliminary Plat
Assuming approval of the Comprehensive Plan Map Amendment, Annexation and the Zoning changes the applicant
proposes to subdivide the 80-acre property into 266 single-family residential lots with 26 common lots. The proposed
parcels range in size from 6,000 to 18,000 square feet.
The common lots will provide open space, large landscape buffers, stormwater drainage facilities in addition to
interconnected pathways and a proposed rock lined waterway as part of the irrigation delivery system providing irrigation
water to the pump station and to neighboring irrigation water users. A landscape buffer will be placed along both Lincoln
Road and Midland Boulevard to provide visual separation and noise protection for the future subdivision residents. Based
upon the average lot size we are required to provide 6% of Qualified Open Space. The proposed preliminary plat provides
7.3% of qualified open space which is 22% more than required. A total of 12.7% open space is provided when including the
stormwater swales and street landscape buffers.
The project will be developed in three phases as shown in the preliminary plat and will be provided with utilities as follows:
• Sewer service will be provided by the City of Caldwell. A gravity sewer collection system will deliver sewer to an
on-site sewage lift station. The sewage lift station will deliver sewage from the subdivision through a force main
west along Lincoln Road and then south along Middleton Road to a manhole located in the Mandalay Ranch
Subdivision.
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• Water service will be provided by the City of Caldwell through an extension of the existing system located near the
intersection of Marble Front Road and Middleton Road. A 12” water main will be extended from the connection
point north on Middleton Road and then east on Lincoln Road to the project site. This water line extension will be
located as planned on the City of Caldwell Master Water Plan. A second connection will be made to the well that
the City of Caldwell plans to drill on Parcel R3413901000 in 2023. The proposed well site is located approximately
150-feet west of the project site. Water will be for domestic use and for fire protection.
• Streets throughout the development will be built to Canyon County Highway District (CCHD) and City of Caldwell
standards and the right-of-way dedicated to the public. On-site streets will be designed in accordance with the City
of Caldwell local road standards. There are two connections proposed on the north side of Lincoln Road for the
neighborhood to the north. The area to the south will have one connection on Lincoln Road and one connection
on Midland Boulevard. The frontage along Lincoln Road and Midland Boulevard will be improved as required by
the City of Caldwell.
• A pressurized irrigation system using existing surface water rights will serve all lots and open space throughout
the project. The irrigation system and pump station will be designed and constructed according to the requirements
of the Caldwell Municipal Irrigation District (CMID). The pressure irrigation system, pump station and all surface
water rights will be turned over to the CMID for operation and maintenance.
• Gravity Irrigation laterals, supply, and waste ditches shall be evaluated and a conveyance system providing
continuity of irrigation water delivery shall be provided. Design and approval of the proposed improvements will be
coordinated with the irrigation district.
A traffic impact study has been conducted for this project and is included with this submittal.
The project is not in a regulated flood plain. There are no known adverse health, safety, or environmental issues.
The proposed development will not negatively affect the continuity of the capital improvement program. The public is not
expected to financially support the services required for the development. The property taxes post-development will
provide a significantly greater tax revenue to the County than continuing the current use.
In summary, this project is proposed in an area primarily designated for future Residential Use. It is also in the Caldwell
impact area where agricultural uses are no longer the priority for this property. The Canyon County Comprehensive Plan
states that “Residential development should be encouraged in or near Areas of City Impact…”. We understand there are
still agricultural operations conducted in the area, and these operations are protected under Idaho’s right to farm laws. This
right to farm will be acknowledged on the plat and in the CC&R’s.
the proposed Comprehensive Plan Map Amendment, Annexation, Zoning Change, and the Preliminary Plat for this
property will support the orderly development of Canyon County and the City of Caldwell Area of Influence in manner
consistent with their respective Comprehensive Plans. We believe this project will be an asset to both Canyon County and
the City of Caldwell. If you have any further questions or comments, please contact me at 208-376-5153 or via email at
mwall@breckonld.com .
Sincerely,
Breckon Land Design, Inc.
Mary B Wall, PE
Senior Civil Engineer
Attachment -
Enclosures – Comprehensive Plan Map Amendment Application & supporting documentation
Annexation Application & supporting documentation
Rezone Application & supporting documentation
Preliminary Plat Application & supporting documentation
Cc: File, Parkland Development, LLC