HomeMy WebLinkAboutApplicant's Response to Planning Staff Report (Verbena Ranch) - 12_18_24
December 18, 2022
City of Caldwell
c/o Joe Dodson, Planner III
Community Development, Planning & Zoning Division
205 S 6th St.
Caldwell, ID 83605
RE: Applicant’s Response to Staff Report for Verbena Ranch (Case No. ANN24-
000006 / SUB24-000022 / SUB24-000023 / SUB24-000024 / SUB24-000025 / SUB24-
000026 / SUB24-000027 / PUD24-000004)
Dear Mayor Wagoner, City Council, and Planning and Zoning Commission:
Givens Pursley represents the applicant, Toll Brothers, in the above applications for the
Verbena Ranch Planned Unit Development project. We have reviewed the Staff Report prepared
for Commission’s December 19th public hearing. We appreciate Planning Staff’s time and
attention to this project and the detailed analysis in the Staff Report. We agree with all of the
analysis in the Staff Report and all of the recommended conditions of approval with the limited
exceptions detailed below.
We are requesting approval of the project per Planning Staff’s recommended conditions of
approval, subject to the following revisions shown in redline.
• Condition of Approval (A)(1):
1. Future development shall be substantially consistent with the approved preliminary
plats, landscape plans, conceptual building elevations, landscape renderings, open space
exhibits, pathway and amenity exhibits, the monument signage plan, and the requested
Planned Unit Development application, including any required conditions of approval
contained herein.
• Condition of Approval (A)(3):
3. Prior to City Council, the Applicant shall prepare engineering plans for construction
of all roadway work, pathways, and landscaping for the area including ten (10) feet behind
back of pathway for the entire frontage revise the overall and individual phasing plans to
depict all landscape street buffers along S. 10th Avenue and all such work shall be
completed with Phase 1 of the adjacent preliminary plat area within phase 1 of each plat so
that the entire frontage and buffers of S. 10th Avenue are is constructed in phase 1 of each
plat.
December 18, 2024
Page 2 of 2
• Condition of Approval (A)(6):
6. All open spaces, but not and improved amenities, shall be shared and accessible
between the Reserve at Verbena Ranch, Trails at Verbena Ranch, and Verbena Ranch Place
preliminary plats (future CC&R’s shall not restrict access to the individual plat areas).
• Condition of Approval (H)(1):
1. PUD Ownership: A planned unit development shall be under single
ownership/control during the planning and developmental stage to ensure that the
development can be accomplished in a unified manner. A portion of the planned unit
development may be sold if the purchaser submits a notarized letter to the director stating
that he/she reviewed the order of decision, development agreement, phasing plan, and all
other applicable materials and agrees to comply with all conditions of approval.
• Condition of Approval (H)(2):
2. PUD Amenities: 50% of the amenities shall be completed with the first 80% of
building permits issued for each specific preliminary plat area within the PUD the entire
development. All amenities shall be completed prior to the final landscape inspection for
street buffers and open space.
We look forward to discussing the above with the Commission at our public hearing on
December 19th. The applicant is reserving the right to continue discussions with the City’s
Engineering Staff as it relates to the transportation mitigation for the project.
Sincerely,
Jeff Bower