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474 Elgin AVE. – P.O. Box 226 – Notus, ID 83656 – 208-459-4141 – Fax 208-459-3428
April 8, 2025
City of Caldwell Planning & Zoning Department
205 S 6th Avenue
Caldwell, ID 83605
(208) 455-3021
RE: Annexation with Zoning Designation & Preliminary Plat Approval Request of Parcel
R3275601000 (Springhouse Townes Subdivision)
Case No. ANN25-000002/ PUD25-000002/ SPP25-000003
Applicant: Penelope Constantikes, Riley Planning Services LLC
Property Owner: Triple Dot Development LLC
Planner: Katie Wright
The property is located on the west side of Midway Road, approximately 650 feet south of the
intersection with Homedale Rd., in Caldwell, Idaho (Parcel R3275601000). According to
existing records, the parcel is within the Pioneer Irrigation District (Pioneer) service area
boundary and does not receive water from Black Canyon Irrigation District (District). However,
the Notus Diversion Feeder No.2 located along the western property boundary is owned and
operated by the District. Furthermore, the Elijah Drain located west of the Notus Diversion
Feeder No. 2 is Pioneer Irrigation District’s Drain and should be reviewed under their purview.
The District has the following initial comments.
***Prior to District concurrence of the Annexation with Zoning Designation & Preliminary
Plat Approval Request:
1. Based on our records, the District has not received a New Project Application Form for
the development of annexation with zoning designation of Parcel R3275601000. The
District requests the Applicant to complete the form found on the District’s website
(https://blackcanyonirrigation.com/development).
2. The Preliminary Plat included in the application depicts utilizing sewer improvements
that were assumed to be completed under the Wager Acres Development, in which the
developer was supposed to extend trunk sewer under the Elijah Drain and Notus
Diversion Feeder No.2. The District has not been made aware of these improvements
being completed. The applicant will need to verify that the sewer utility has been
installed and extended across the District’s facilities.
474 Elgin AVE. – P.O. Box 226 – Notus, ID 83656 – 208-459-4141 – Fax 208-459-3428
3. The preliminary plat included in the application depicts construction of a residential
pathway to the northeast of the Notus Diversion Feeder No. 2. As part of the review
process the Applicant will need to verify that any site grading to accommodate these
facilities does not encroach on the District’s easement. Cutting into the Notus Diversion
Feeder No. 2 bank is not permitted.
4. The Preliminary Plat included in the application depicts the construction of a retention
basin for storm drainage facilities. All retention basins are required to be a minimum of
50’ from any existing open channel lateral. As part of the review process the Applicant
will need to verify that this retention basin meets the setback requirement and is a
minimum of 50’ from the Notus Diversion Feeder No. 2.
5. District mapping indicates that the Notus Diversion Feeder No. 2 is located along the
western property boundary and has a historical 80-foot easement. The Applicant will
need to prepare and provide the District with a legal description and exhibit for the
easement along the Notus Diversion Feeder No. 2 per District Resolution 2023-04. All
documents must be stamped and signed by a licensed land surveyor in the State of Idaho.
6. The Preliminary Plat included in the application depicts a pump station adjacent to the
Notus Diversion Feeder No. 2 with the intentions of diverting water out of this facility.
The District will not allow delivery out of the Notus Diversion Feeder No.2. Based on
District records the irrigation service point provided by Pioneer Irrigation District comes
from the lateral across Midway Road. Please coordinate with Pioneer Irrigation District
for this information and relocate all private irrigation outside the District easement.
7. The Landscape Plan- Area 1 Exhibit (L100) included in the application depicts a 24’
access easement crossing the Notus Diversion Feeder No. 2. As part of the review
process the Applicant will need to verify that this access and all other access/utility
easements do not encroach on the District’s easement.
8. The Landscape Plan- Area 1 Exhibit (L100) included in the application calls out no
fencing between the proposed residential pathway and the Notus Diversion Feeder No. 2.
The District recommends that fencing is installed along the District’s Notus Diversion
Feeder No. 2 easement per District Resolution 2023-01.
9. All outstanding account balances and development fees need to be paid prior to the
District providing concurrence for final plat.
10. Any and all maintenance road right-of ways, lateral right-of ways and drainage
right-of ways will need to be protected (including the restriction of all encroachments
and including any proposed overlapping rights of ways). Also, any crossing agreement(s)
and/or piping agreement(s) will need to be acquired from the Bureau of Reclamation
474 Elgin AVE. – P.O. Box 226 – Notus, ID 83656 – 208-459-4141 – Fax 208-459-3428
(Reclamation), once approved by the District, to cross over or under any existing lateral,
pipe any lateral or encroach in any way the right-of ways of the District or Reclamation.
The District is requesting that all the above requirements be satisfactorily addressed, including
any others that arise during future reviews, prior to providing District concurrence.
Thank You,
Donald Popoff P.E.
District Engineer
Black Canyon Irrigation District