HomeMy WebLinkAboutNarrative - Verbena Ranch_V2
October 24, 2024
City of Caldwell
Planning & Zoning Department
621 Cleveland Blvd.
Caldwell, ID 83605
RE: UPDATED: Narrative in Support of Annexation, Zoning, Master Planned
Unit Development, Preliminary Plat, and Development Agreement for
Verbena Ranch
Dear Planning Staff, Planning and Zoning Commission, Mayor, and City Council:
Toll Brothers is pleased to present applications for annexation, zoning, a master planned
unit development (“PUD”), and preliminary plats for the Verbena Ranch residential community
(“Verbena Ranch” or “Project”). Verbena Ranch will be a multi-phase master planned
community with multiple planning areas that include a mix of housing types for multiple age
groups and life circumstances. Housing types will include single-family detached, clustered
cottage courts, and fourplexes. Areas of the community will also be reserved for active adults
(55+). Verbena Ranch will have best in class amenities and more that 44 acres of open space and
more than 5 miles of new pathways. Verbena Ranch will be constructed over approximately eight
years, and will provide an estimated 1,039 homes to the community. Verbena Ranch will help
meet the City’s need for housing with a first-class community that offers quality architecture and
expansive and thoughtful open space amenities. The housing types and amenities provided in
Verbena Ranch are currently in high demand in Caldwell and Canyon County generally. As part
of the Verbena Ranch project, Toll Brothers will be making significant investments in
transportation and utility infrastructure that will benefit the City as a whole as detailed below.
Property Overview
Verbena Ranch will be located on 282.5 acres fronting on W. Homedale Road between
S. Montana Avenue and Bear Avenue (the “Property”). Figure 1 below is an aerial map of the
Property. The Property is made up of eight Canyon County tax parcels.1 The Property is currently
zoned Agriculture in Canyon County. The City’s Comprehensive Plan Map designates the
Property as Low Density Residential and the Property is within the City’s Area of Impact. City
limits are currently contiguous on the north, south, and east boundary of the Property. There is also
land annexed to the west of the Property.
1 Parcel Nos. R3272000000, R3272001000, R3272001200, R3272001100, R3267800000, R3267801200,
R3267801000, and R3267801100
The Property is mostly vacant and used for agricultural purposes. There are several
structures and improvements on the Property that will all be removed. The area around the Property
is developing quickly. To the north are City-approved residential subdivisions Pradera and West
Valley Estates. To the east are City-approved residential subdivisions Arrow Leaf, South Park,
and Vallivue Heights. South Park also has a commercial subdivision component. To the south is
Vallivue Middle School and a new elementary school, Falcon Ridge, presently under construction.
The Deer Flat Canal and the Forest Canal currently run through the Property. The Property
has frontage and access on several public roads including Homedale Road and 10th Avenue. Future
mid-mile collectors, Moss Street and Bear Avenue, will be constructed by Toll Brothers as part of
Verbena Ranch which will increase regional connectively and improve access to Vallivue Middle
School and Falcon Ridge Elementary.
Annexation and Zoning
Toll Brothers request annexation of the Property into the City. The requested annexation
meets all applicable annexation criteria and the Property is annexable because: (i) the owner of the
Property, Toll West Inc., expressly consents to annexation; (ii) the Property is contiguous to City
limits; and (iii) the Property is within the City’s Area of City Impact and Comprehensive Planning
Area.2 Annexation in this case constitutes orderly development for a multitude of reasons. For
instance: (i) the Property has City contiguous city limits on the north, south, and east and to the
west, where there are non-contiguous annexed lands; (ii) the Property is within the City’s
Comprehensive Planning Area; and (iii) the City’s potable water and sewer services are already
extended to the Property. Similarly, the proposed annexation constitutes orderly development
because annexation will help to fill in a gap in the City boundary created by annexations to the
west and northwest.
2 Idaho Code § 50-222; Caldwell City Code § 10-01-08.
Figure 1 Vicinity Map of Property – Property outlined in Yellow. Red shading indicates current Caldwell City limits
Upon annexation, we are requesting all of the Property be given an R-1 zoning designation.
Enclosed with our application is a proposed development agreement that will guide all future
development of the Property following the rezone. The requested R-1 zoning designation is
appropriate because the Comprehensive Plan Map designates the Property as Low Density
Residential, which supports R-1 zoning.3 The requested R-1 zoning is also consistent with the text
of the Comprehensive Plan as detailed below.
In addition to conforming to the Comprehensive Plan and Comprehensive Plan Map, the
R-1 zoning will also be compatible with the surrounding zoning and uses. The current land uses
and Comprehensive Plan Map designations surrounding the Property include:
1. North: The property to the north includes a mix of properties
annexed into the City as well as those still unincorporated. Unincorporated
properties are zoned Agricultural; City properties are zoned R-1. This area is
designated on the Future Land Use Map as Low Density Residential, with a strip
of Business land use designation along S. 10th Avenue. These businesses will be
benefitted by additional population density from Verbena Ranch.
2. East: The property to the east is annexed into the City of Caldwell
and is zoned R-1 and R-2, with a small amount of Neighborhood Commercial
zoning on the southeast corner of the intersection of Homedale Road and Montana
Ave. The FLUM designation of this area is Low Density Residential and Business.
The neighborhood commercial properties to the east will also benefit from the
activation of the area Verbena Ranch will bring.
3. South: Immediately to the south is Vallivue Middle School, the
future Falcon Ridge Elementary, as well as a Canyon County agricultural land that
will likely be redeveloped in the near future as Element Ridge, a single-family
residential community. The area is designated as Low Density Residential on the
FLUM.
4. West: The properties contiguous to the west are within Canyon
County and zoned agricultural and are currently used for agricultural purposes.
They too are designated on the FLUM as Low Density Residential. Further west
are properties annexed into the City and zoned Low Density Residential along the
Farmway Road corridor. This includes the 152-acre Chickasaw project, which was
approved in 2023 for 400 units.
Planned Unit Development Application
Verbena Ranch includes a proposal for a master PUD. As discussed below, the Project
satisfies the City’s PUD approval criteria. Verbena Ranch is a prime candidate for application of
the City’s PUD process given the unique design and phasing of the project, the size of the Property,
the diversity of housing types, and extensive interconnected open space. Through the PUD process
3 2040 Comprehensive Plan for the City of Caldwell dated February 3, 2020 (“Comprehensive Plan”) at p. 44.
the density in the R-1 zone can be up to 6.0 units per acre.4 We are requesting an overall density
of 3.7 units per acre, which is well below what is permitted with a PUD and only slightly above
the 3.0 units per acre allowed as matter of right in the R-1 zone.
The master PUD will apply to all of the Property and guide development of each of the six
separate preliminary plats within Verbena Ranch (each a “Planning Area”), which are depicted
and detailed on the Master PUD map, which is Figure 2 below. Each Planning Area will have a
distinctive design and separate monument signage. A monument sign plan is attached as Exhibit A.
The Master PUD concept proposed is allowed by the City Code, which gives the City significant
latitude and discretion when utilizing the PUD process.5
A. The Verbena Ranch PUD application meets the City’s PUD approval criteria.
Proposed PUDs must be consistent with two of the five approval criteria listed in City Code
§ 10-03-07(2)(A). Verbena Ranch meets three applicable PUD requirements.
First, Verbena Ranch offers a maximum choice of living environments by providing a wide
variety of living options ranging from large lot single-family detached housing to more dense
clustered detached and attached housing. The various housing types are provided in the distinct
Planning Areas. For example the Regency at Verbena Ranch Planning Area features larger lot
single-family homes. Whereas the Verbena Ranch Place Planning Area will provide more dense
4 The Comprehensive Plan allows densities up to 6 units per gross acre on land designated Low Density Residential
through the PUD process. Comprehensive Plan at p. 44.
5 Caldwell City Code § 10-03-07(3)(D)-(E).
Figure 2 – Verbena Ranch Master PUD Map
fourplex style housing. Another product type, cottage courts, will be provided in the Heights at
Verbena Ranch Planning Area. The cottage court homes will be detached homes served by and
clustered around a common driveway. In addition to the product type diversity, Verbena also
provides ownership diversity by restricting the Regency at Verbena Ranch Planning Area to active
adults (55+) and encouraging age targeting in the Verbena Ranch Meadows and Heights at
Verbena Ranch Planning Areas. In sum, Verbena Ranch provides a wide variety of lot sizes
ranging from 4,135 square feet to 20,314 square feet and a wide variety of home types and sizes
ranging from 1,064 square foot four-plex units to 3,500 square foot single family homes.
Second, Verbena Ranch’s layout preserves natural features as well as preexisting manmade
features while integrating them into a cohesive design. The multiple large irrigation facilities that
meander through the Property are planned to be preserved and enhanced with landscape
improvements, recreational improvements, and buffers from development to be used as open space
and for bike and pedestrian connectivity.6 The orientation of the community also utilizes the
natural topography of the Property. The Property slopes down from the southwest to the northeast
and lots have been oriented and clustered to provide many view lots that will look north east toward
the Boise Range.
Third, because the Property is constrained and limited by multiple meandering irrigation
obstacles, deviation from the standard development processes and dimensional standards is
warranted. The significant right-of-way dedications (more than 39 acres) and provision of City-
planned regional pathways and linear parks through the Property also warrant alternative
dimensional standards.
B. Development Code changes and deviations.
Through the PUD process Verbena Ranch seeks deviations from the R-1 dimensional
standards to achieve the vision for the community. This includes maximizing usable open space
and providing a variety of housing types and sizes on varying lot sizes. By altering dimensional
standards, the Project is able to provide 45.18 acres of open space, which is 15.99% of the Property.
Because each Planning Area within Verbena Ranch has its own unique style and design, the
deviations requested with the PUD are specific to the individual Planning Areas and are detailed
in Table 1 below and depicted in the Type 1-3 setback exhibits enclosed with this application and
referenced in Table 1.
Through the PUD process, we are also requesting a waivers or relief from the following
code standards:
• Off-Street Parking. The City’s PUD code provides that each single-family or two-family
home shall have two parking spaces on the subject lot or nearby. In addition, for lots 45’
wide or less 1 off-site parking space per four units is required. The off-site parking is not
needed in Verbena Ranch because each lot will have double the required on-site parking,
two garage and two driveway spaces. On street parking will also be available further
6 Portions of the Deer Flat canal will be piped along the Homedale Road frontage where a detached paved pathway is
planned per the City’s master plan.
reducing the need for any clustered off-site parking. For these reasons we are seeking a
waiver from City Code Section 10-03-07(3)(L).
• Monument Signage. The City’s sign schedule for the R-1 zone only permits one
subdivision entry/monument sign at each entrance of a subdivision not exceed 32 square
feet.7 With the PUD we are requesting approval of the Monument Sign Plan (Exhibit A)
and requesting that the actual signage area (exclusive of the monument portion of the
structure) shall not exceed one hundred (100) square feet, which is the standard in the R-2
and R-3 zones.
C. The Verbena Ranch PUD meets the City’s PUD design and development standards.
In addition to meeting the PUD approval criteria, Verbena Ranch also meets the PUD
development standards8 in the City Code as detailed below:
• Changes to the underlying zoning dimensional standards are identified in Table 1
above. These changes will allow for a fully integrated mix of housing types and an overall
creative community concept that creates enhanced open spaces and amenities for residents.
• The primary use of Verbena Ranch is single-family residential (attached and
detached), an allowed use in the R-1 district.
• The fourplex residential use in the Verbena Ranch Place Planning Area is the only
residential use not allowed as a matter of right in the R-1 zone and it makes up less than
10% of the total gross area of the Project. Specifically of the 282.5 acres, 20.94 acres are
devoted to housing types not typically allowed in the R-1 zone. Importantly, City Code §
10-03-07(3)(G) expressly allows all of the housing types proposed through the PUD
process.
• Where higher density clustered development is proposed in the Verbena Ranch
Heights and Verbena Place planning areas, residences abut common open space or
recreational amenities.
7 Caldwell City Code § 10-02-06(5)(F).
8 Caldwell City Code § 10-03-07(3).
Table 1 – Requested Dimensional Standards for Verbena Ranch
• The proposed Project also meets the remaining PUD design standards relating to
access from public streets, common ownership during development, size, phasing,
classification, and expiration.9 Verbena Ranch’s compliance with the PUD amenity design
standards is detailed in the Open Space section below.
D. The Verbena Ranch PUD furthers the goals and objectives of the City’s
Comprehensive Plan.
Verbena Ranch and the specific design and development standards proposed by the PUD
are consistent with and further the goals, policies, and intent of the Comprehensive Plan and the
Property’s Low Density Residential designation on the Future Land Use Map.
Approval of the Project promotes private property rights aligned with Goal 1 of Chapter 1
of the Comprehensive Plan.10 The Project supports residential growth with walkable amenities and
impact fees to support services, aligned with Goal 1 of Chapter 2 of the Plan.11 The Project
promotes Goal 2 of Chapter 3’s vision of connected public school facilities, by providing protected
pedestrian and bike connectivity to Vallivue Middle School and Falcon Ridge Elementary.
Verbena Ranch is aligned with the City’s Low-Density Residential land use designation, providing
a residential density of 3.7 units per acre, well under the 6 units per acre permitted with a PUD.
The mix of housing sizes and types surrounded by residential amenities also furthers the City’s
planning goals.12 It also promotes the City’s land use goals, including Goal 1, Policy 1-3 of using
the PUD process in situations that qualify under Code, and Goal 1 Policy 1-8 of creating
neighborhood identity through the development of community centers incorporating a public
facility such as the regional community pathway and through the connectivity to and integration
of the adjacent school.13
Further, Verbena Ranch promotes Goal 4 of creating communities that generate cost
effective public services and infrastructure by developing an area that can be immediately annexed,
adjacent to other City residential areas served by public services such as water, sewer, fire, and
police without costly extensions of service. Adequate public services exist to support the Project,
promoting Chapter 8’s public service goals.14 Finally, the design of the Project promotes street
continuity and interconnectivity for bicycles and pedestrians in support of Chapter 9’s
transportation goals.15
Most critically, Verbena Ranch supports many of the City’s housing goals. The Project
includes multiple types of high-quality and aesthetically pleasing housing, including single-family
detached, clustered single-family, and four-plex style housing. This will increase housing diversity
in the City in support of Chapter 14, Goals 1 and 2.16
9 Caldwell City Code § 10-03-07(3)(M)-(R).
10 Comprehensive Plan, p. 18.
11 Comprehensive Plan, p. 22.
12 Comprehensive Plan, p. 44.
13 Comprehensive Plan, p. 52.
14 Comprehensive Plan, p. 68.
15 Comprehensive Plan, pp. 78-79.
16 Comprehensive Plan, p. 119.
Preliminary Plat Application
Verbena Ranch’s Master PUD concept identifies multiple subdivisions to allow the
development of a fully integrated and well-amenitized residential community. Figure 3 below
shows the entire community.
With this initial application, we are submitting six preliminary plats for approval. These
preliminary plats align with the Planning Areas depicted in Figure 2. In total, Verbena Ranch will
be a residential community with an expected 815 single-family residential lots and 56 four-plex
lots with 224 dwelling units. The overall gross density is 3.7. The Planning Area concept and
dimensional standards for each Planning Area are summarized below.
A. Regency at Verbena Ranch. Regency at Verbena Ranch is the Project’s age restricted
active adult (55+) Planning Area. It is located in the southwest corner of the Property as
shown on the PUD Master Plan. It includes all single-family detached housing on larger
lots. To cater to the needs of homeowners in Regency, heighted maintenance will be
provided including landscape maintenance and snow removal. This Planning Area is
proposed to be developed in four phases. The lot count, average lot size, and density are:
Figure 3 – Verbena Ranch Community Map
Total site area (acres) 69.13
Single-family residential lots 143
Average lot size (SF) 9,572
Common lots 22
Open space area (acres/percentage) 11.68 (16.9%)
Overall gross density (homes/acre) 2.07
B. Verbena Ranch Meadows. Verbena Ranch Meadows is the Project’s larger single-family
residential Planning Area. It is located in the northwest corner of the Property as shown on
the PUD Master Plan. This Planning Area will be age targeted for active adults (55+).
Landscape maintenance and snow removal will be provided in Verbena Ranch Meadows.
This Planning Area is proposed to be developed in eight phases. The lot count, average lot
size, and density are:
Total site area (acres) 77.26
Single-family residential lots 266
Average lot size (SF) 6,282
Common lots 52
Open space area (acres/percentage) 10.34 (13.38%)
Overall gross density (homes/acre) 3.44
C. Heights at Verbena Ranch. Heights at Verbena Ranch is the Project’s clustered style
single-family residential area. This Planning Area is located on the northwest corner of
10th Avenue and Moss Street. Homes in this Planning Area are developed in a cottage
court style, with multiple homes being served by a shared driveway. This Planning Area
will be age targeted for active adults (55+). This Planning Area is proposed to be developed
in two phases. The lot count, average lot size, and density are:
Total site area (acres) 15.56
Single-family residential lots 53
Average lot size (SF) 6,184
Common lots 8
Open space area (acres/percentage) 1.82 (10.8%)
Overall gross density (homes/acre) 3.41
D. The Reserve at Verbena Ranch. The Reserve at Verbena Ranch is a traditional single-
family residential Planning Area located in the northeast corner of the Property. This
Planning Area is proposed to be developed in four phases. The lot count, average lot size,
and density are:
Total site area (acres) 38.11
Single-family residential lots 137
Average lot size (SF) 5,661
Common lots 21
Open space area (acres/percentage) 6.99 (18.34%)
Overall gross density (homes/acre) 3.59
E. Trails at Verbena Ranch. The Trails at Verbena Ranch is a traditional single-family
residential Planning Area located on the east side of the Property. This Planning Area is
proposed to be developed in five phases. The lot count, average lot size, and density are:
Total site area (acres) 61.61
Single-family residential lots 216
Average lot size (SF) 5,767
Common lots 25
Open space area (acres/percentage) 12.24 (19.87%)
Overall gross density (homes/acre) 3.51
F. Verbena Ranch Place. Verbena Ranch Place is a multi-family four-plex style residential
Planning Area. This Planning Area is located on the northeast corner of 10th Avenue and
Moss Street. This Planning Area will be built out in three phases. There are 56 residential
lots that will include 224 total units. The lot count, average lot size, and density are:
Total site area (acres) 20.94
Single-family residential lots 56
Average lot size (SF) 13,095
Common lots 10
Open space area (acres/percentage) 2.11 (10.08%)
Overall gross density (homes/acre) 10.7
Verbena Ranch will be constructed in multiple phases. If market conditions remain steady,
the build out is expected to be approximately eight years. Phase 1 final plats of each of the
Planning Areas are anticipated to record in the Fall of 2026.
Access and Transportation
Kittelson & Associates prepared a traffic impact study (“TIS”) to analyze access to
Verbena Ranch and the impact of the project on area roads and intersections. The Project will be
accessed from Homedale Road, Bear Avenue, 10th Ave, and from Montana Avenue via Bayou
Way. As part of the Project significant roadway improvements and extensions will be made. These
include a mile section of Moss Street on the south side of the Property connecting Montana Avenue
and Bear Avenue. This also includes the extension of Bear Lane from Homedale Road south to
Moss Avenue. Major widening and improvements will also be made to 10th Avenue and Homedale
Road. In total, more than 39 acres of our property will be dedicated to the City as public right-of-
way. The TIS concludes that with the recommended mitigation measures the impact of the Project
will be fully offset and all of the impacted roadways and intersections will function at the City’s
acceptable levels of service. Finally, Toll Brothers will provide impact fees to the applicable
highway districts for traffic alleviation to the extent implemented and required. Through the PUD,
we are requesting that portions of the Project be gated with Private roadways. Exhibit B shows the
gate locations and roadways intended to be Private. Private roads will include easements and
access rights for all utility providers and service providers. Gates will have sensors for first
responders to have immediate access. The private roads enhance the community feel of Verbena
Ranch and increase safety and walkability, which is paramount in the age targeted areas of the
Project where private roads are proposed.
Services
Toll Brothers has worked with the City’s engineering and public works departments to
ensure the Project is served with all public services and utilities.
1. Sewer: Sewer service is currently available to the Property and will be
extended as part of the Project. Homes west of 10th Avenue will be served via the Kimball
trunk line to the north. Toll will be making a significant upgrade and extension to the
Kimball trunk line that will increase the City’s service area beyond Verbena Ranch. Homes
on the east side of 10th Avenue will sewer into existing facilities on Homedale Road and
Montana Ave.
2. Domestic Water: Water service is available to the Property and will be
extended from existing mains in Montana Avenue, Homedale Road, and on the south side
of the Property in the future Moss Street. Toll Brothers has been working with the City’s
public works department to designate a well site on the Property. We are committed to
providing the City with a well site in a mutually agreed upon location if so desired.
3. Schools: The project is in the Vallivue School District. Toll Brothers has
been discussing the Verbena Ranch project with Vallivue School District leadership for
more than two years and is working collaboratively with the District to identify the
project’s potential impacts and mitigation. We have entered into a donation agreement with
Vallivue School District to donate $500 per market rate unit, or $289,000 dollars, to
mitigate the Project’s impact on the district. School children from Verbena Ranch will
attend West Canyon Elementary, Vallivue Middle, and Vallivue High. The Vallivue
School District successfully passed a $78M bond in the spring of 2023, which will provide
two new elementary schools in the district and maintenance on existing facilities. One of
these new elementary schools, Falcon Ridge, is currently under construction just south of
the Property. The Verbena Ranch pathway system will provide safe routes to this new
elementary school. Our diversity of housing types will provide homes for students and their
families as well as faculty in close proximity to the school. Locating Verbena Ranch
adjacent to Vallivue Middle and Falcon Ridge Elementary will fulfill Goal 2 and Policies
2-2 and 2-3 of the Comprehensive Plan17 and reduce vehicle miles traveled.
17 Comprehensive Plan p. 25.
Open Space and Amenities
Verbena Ranch includes 45 acres of qualified open space–15.99% of the Property. This
significantly exceeds the required 10%.18 Amenities for the Master PUD concept meet the City’s
requirements for PUD projects.
A. Pathways.
Verbena Ranch will construct approximately 5.25 miles of new pathways. A pathway plan
is attached as Exhibit C. This is separate from the many miles of detached sidewalks that will also
be constructed. With respect to pathways, paved five-foot minimum micro paths and detached
sidewalks connect residential units to nearby amenities and feed into the community’s regional
pathways. Regional paths include: (i) 10’ wide linear park/path from Homedale Road tying into a
crosswalk to Falcon Ridge Elementary; (ii) major detached 7’ wide pathways along the Property’s
Homedale Road and 10th Street frontages;19 and (iii) shared use 8’ wide pathways all along the
irrigation facilities throughout the project. All of the pathways in the Project will be open to the
public, even those in the areas served by private roads. These pathways fulfill Policy 2-2 of the
Comprehensive Plan20 by providing facilities consistent with the Pathways and Bike Route Master
Plan. The regional paths provide regional connectivity by linking the adjacent property and
community amenities together. Additionally, all sidewalks in the community will be detached and
integrated into the pathway system to create additional interconnectivity and provide tree lined
corridors. Street landscapes will include varied landscaped berms.
B. Residential Amenities.
Amenity packages have been tailored for each Planning Area’s target demographic and
will be developed simultaneously with the adjacent housing to create communities within the
overall community. Each Planning Area meets the PUD requirements for residential amenities.
Figure 4 below is the Open Space Plan for Verbena Ranch and summarizes community open space
areas and amenities therein. Table 2 below summarizes the amenities included in each Planning
Area. Detailed open space plans for each Planning Area are enclosed with this application.
18 Caldwell City Code § 10-03-07(4)(A)(3).
19 This facility fulfills the goals of the Caldwell Pathways and Bicycle Route Master Plan. See p. 35.
20 Comprehensive Plan p. 86.
In all cases, the central amenity for each Planning Area is within phase 1 so that the central
amenities can be constructed as soon as possible to serve future residents. Our Development
Agreement proposes that the central amenity for each Planning Area must be constructed and
operational prior to occupancy for any homes within the third phase of any Planning Area. As
shown in the Open Space Plan amenities are centrally located in each Planning Area and where
housing is clustered at higher densities (Heights at Verbena Ranch and Verbena Ranch Place),
amenities are centrally located with housing surrounding the amenities.21
Planning Area Residential Amenities
Verbena Ranch Meadows 1. Bocce Court
2. Detached meandering sidewalks
3. Shade structure with picnic tables and fire pit
4. Community orchard
5. Pond with surrounding pathway
Regency at Verbena Ranch 1. Community center (clubhouse)
2. Swimming pool and pool deck
3. Pickleball courts
4. Fenced dog park
5. Shade structure with picnic tables and fire pit
6. Detached meandering sidewalks
Heights at Verbena Ranch 1. Shade structure with picnic tables and fire pit
2. Fenced dog park with seating areas
Verbena Ranch Place 1. Swimming pool and pool deck
21 Caldwell City Code § 10-03-07(3)(K).
Figure 4 – Open Space Plan
2. Changing rooms for pool
3. Playground (tot lot) with seating areas
The Reserve at Verbena Ranch 1. Swimming pool and pool deck
2. Changing rooms for pool
3. Pond with fishing pier and seating
4. Playground (tot lot) with seating areas
5. Fenced dog park with shade structure and picnic tables
6. Detached meandering sidewalks
Trails at Verbena Ranch 1. Swimming pool and pool deck with tot lot and shade
structure
2. Playground (tot lot)
3. Shade structure with picnic tables
Architecture and Housing Types
Verbena Place will offer a wide variety of architectural styles for the residential properties.
Each distinct home style offers a unique selection of floor plans and elevation styles for residents
to choose from. The conceptual renderings below show anticipated facades for the Project’s larger
single family homes, more compact single-family homes, and the four-plex style homes.
Table 2 – Verbena Ranch Amenities by Planning Area
Conclusion
Toll Brothers has a track record of planning and constructing high quality residential
communities. We have designed Verbena Ranch in compliance with Caldwell City Code and to
complement and transition with surrounding property. Verbena Place’s best in class amenities and
open spaces, together with the attractive mix of first-class homes, will provide excellent housing
opportunities for both current and future residents of the City of Caldwell.
Thank you for your time in considering the Verbena Ranch applications. Please do not
hesitate to contact us regarding any questions you may have.
Sincerely,
Adam Capell
Exhibit A
Monument Sign Plan
Exhibit B
Gates and Private Roads Locations
Exhibit C
Pathways Plan