HomeMy WebLinkAboutOrder of Decision_Regency at Verbena No. 2 - signedCASE NO(s): SFP26-000021
Project Name: Regency at Verbena Ranch No. 2
Staff finds the final plat compliant with all applicable codes, regulations, and policies, and is in conformance with
the approved preliminary plat. Staff recommends if approved, the approvals be subject to the conditions listed in the
Findings of Fact, Conclusion of Law, and Decision herein.
CITY COUNCIL DECISION
City Council APPROVED the final plat at the 7/20/2026 City Council meeting.
PROJECT SUMMARY:
•Final Plat for Regency at Verbena Ranch
Subdivision No. 2, consisting of 29 detached
single-family residential building lots and 4
common lots on approximately 12.27 acres in
the R-1 zoning district.
Number(s):
DECISION BODY –REQUIRED FINDINGS & APPROVAL CRITERIA
Before the City Council approves any application, the Council must find and conclude the proposed application is
compliant with the Caldwell City Code approval criteria as listed under #11 within Section I,Findings of Facts,
within this report.
Caldwell Planning & Zoning Department
STAFF REPORT / FINDINGS
Consent Item | City Council | 7/20/2026
Staff Planner: Garline Davis
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BEFORE THE CALDWELL CITY COUNCIL
CITY OF CALDWELL, CANYON COUNTY, IDAHO
IN THE MATTER OF AN APPLICATION FOR A FINAL
PLAT APPROVAL FOR REGENCY AT VERBENA
RANCH SUBDIVISION NO. 2 CONSISTING OF 29
DETACHED SINGLE-FAMILY RESIDENTIAL
BUILDING LOTS AND 4 COMMON LOTS ON
APPROXIMATELY 12.27 ACRES IN THE R-1 ZONING
DISTRICT
Property Owner: TOLL WEST INC.
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FINDINGS OF FACT,
CONCLUSIONS OF LAW
AND DECISION
Case No. SFP26-000021
I. FINDINGS OF FACTS
1. APPLICANT: Toll Brothers
2. PROPERTY
OWNER:
Toll West Inc.
3. APPLICATION
REQUEST:
Application for final plat approval of Regency at Verbena Ranch Subdivision No. 2,
consisting of 29 detached single-family residential building lots and 4 common lots on
approximately 12.27 acres in the R-1 zoning district
4. SITE ADDRESS
AND LOCATION:
The subject site is located on the west side of South Tenth Avenue, with a property
address of 0 S. 10th Ave., described as a portion of S ½ of the NE ¼ of Section 9,
Township 3 North, Range 3 West, Boise Meridian. (09-3N-3W NE TX 23590 IN S 1/2
NE).
5. ASSESSOR
PARCEL
NUMBER(S):
R3267801200
6. PROPERTY SIZE: Phase 2 is approximately 12.27 acres, more or less
7. PUBLIC
NOTICING:
The planning and zoning department notifies all political subdivisions providing
services within the planning jurisdiction, including school districts who will be
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impacted by any changes that have been proposed from what was originally approved
on the preliminary plat.
Review of the final plat submitted determined there were no modifications proposed
that would necessitate additional public agency notifications.
8. PRELIMINARY
PLAT AND
DEVELOPMENT
BACKGROUND
AND HISTORY:
The preliminary plat approval for Regency at Verbena Ranch (ANN24-00006 &
SUB24-000022) was signed by the City Council on 5/5/2025. The Final Plat for Phase 1
was approved on March 18, 2026.
This phase consists of 12.27 acres and includes 29 single-family residential lots.
9. APPLICABLE
REGULATIONS
AND GUIDING
DOCUMENTS:
a. City of Caldwell Zoning Ordinance No. 1451, as amended
b. City of Caldwell Subdivision Ordinance, as amended
c. Idaho Code, Title 67, Chapter 65, Local Planning Act
10. STAFF REVIEW AND ANALYSIS:
Residential Type # of Lots
PP FP No 1 FP No 2 FP No 3 Remaining
Single-Family Detached 143 37 29 77
Townhomes n/a n/a n/a n/a
Duplex n/a n/a n/a n/a
Triplex n/a n/a n/a n/a
4-, 5-, or 6-family n/a n/a n/a n/a
Multi-family Apartments n/a n/a n/a n/a
Common Lots 22 7 3 12
Residential Type # of Buildings
PP FP No 1 FP No 2 FP No 3 Remaining
Single-Family Detached 143 37 29 77
Common Lots n/a 1 n/a n/a
Non-Residential
PP FP No 1 FP No 2 FP No 3 Remaining
Open Space
Acreage
11.85 ac. 5.04 ac. 2.68 ac. 4.13 ac.
Amenities
Approved
Clubhouse,
pool,
pickleball
courts, bocce
ball courts,
outdoor
Clubhouse,
outdoor pool,
lap pool,
pickleball
courts, bocce
ball courts,
Pathway. Dog Park.
Additional
Pathway
Sections.
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seating/firepit,
dog park, &
pathways
outdoor
fireplace, &
pathways
Staff Comment: Construction drawings (CD26-000022) and the proposed final plat have been reviewed for
conformance with city codes and with the approved preliminary plat. The Planning & Zoning Division, in
consultation with the Engineering Department, have determined the final plat is compliant with city code, as well
as with the approved preliminary plat.
11. CITY COUNCIL DECISION:
Regarding the request for a final plat approval for Regency at Verbena Ranch Subdivision No. 2, a residential
subdivision with 29 single-family lots and 3 common lots in an R-1 (Low Density Residential) zone on
approximately 12.27 acres on Parcels R3267801200, located in the S ½ of the NE ¼ of Section 9, T3N, R3W, the
subject application was placed on the 7/20/2026 City Council consent agenda for consideration.
Based upon the information received and the record of evidence presented, the City Council voted to APPROVE
the request for final plat approval, subject to the conditions herein. In approving the requests, the City Council
concluded the following:
1. The final plat is compliant with city code; and
2. The final plat is in compliance with the approved preliminary plat.
II. CONCLUSIONS OF LAW
1. The City of Caldwell has provided for the processing of Land Use permits authorized by Chapter 65, Title 67,
Idaho Code, pursuant to Chapter 10 Zoning Regulations and Chapter 11 Subdivision Regulations.
2. The record includes, but is not limited to all files, application documents, public notices, public comments and
testimony, staff reports and memos, presented evidence and exhibits, public hearing written minutes and audio, and
the signed Findings of Facts, Conclusions of Law, and Decision.
3. The City Council is authorized to approve, approve with conditions, approve with modifications, or deny final
plats in accordance with Section 11-02-03 (2) D of Caldwell City Code.
4. The City Council reviewed and considered all records, evidence, testimony, facts presented, applicable code
standards, and approval criteria as specified within Caldwell City Code in making their decision.
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III. CONDITIONS OF APPROVAL
NOTE: Any conditions removed by the governing body will be shown in a strikethrough.
Any conditions added by the governing body will be shown as underlined.
The approval of the application requests for (SFP26-000021), are subject to the adherence of the following conditions:
A. Site Specific Requirements:
1. Future development of the subject site shall be substantially consistent with the approved plans herein and all
conditions/entitlements associated with Regency at Verbena Ranch Preliminary Plat and Verbena Ranch PUD
(ANN24-00006, SUB24-000022, & PUD24-000004).
2. No more than 30 homes/lots within Regency at Verbena Ranch Subdivision may receive building permit
approval prior to a Fire approved secondary access being constructed.
B. General Requirements:
1. Development of the subject property shall be in conformance with all municipal codes, policies, standards, and
regulations of the City of Caldwell, unless specifically stated otherwise in a Development Agreement or in the
Order of Decision. NOTE: Failure to identify a code violation during the review of the plans DOES NOT
give the applicant the right or permission to violate any codes, policies, standards and/or regulations.
2. If any term or provision of this decision, to any extent, is held invalid or unenforceable, the remaining terms
and provisions hereof shall not be affected thereby, but each such remaining term and provision shall be valid
and enforced to the fullest extent permitted by law.
3. Any nuisances existing on the property (weeds, trash, debris, etc) shall be resolved and in compliance with city
codes prior to the approval of any construction drawings and/or issuance of building permits.
4. Any changes to the plans and specifications upon which this approval is based, other than those required by the
above conditions, will require submittal of an application for modification and approval of that application prior
to commencing any change.
5. All improvements and operations shall comply with applicable local, state and federal requirements and
procedures whether specifically addressed in the analysis of this application or not.
6. Fencing: Fencing must comply with Caldwell City Code Section 10-02-07.
7. Approval: This approval is for the application(s) specified herein only. Additional permits, licenses and
approvals may be necessary.
8. Solid Waste Disposal: All solid waste receptacles utilized during development and/or construction shall be
provided by the same company with which the City of Caldwell has an exclusive contract.
9. Business Licensing: All businesses operating within the corporate limits of the city shall obtain a business
permit license prior to commencing business operations.
C. Site Design and Development Standards:
1. General: All new construction shall comply with the current dimensional standards (height and setback
schedule) in effect at the time the building permit is filed, excluding any deviations approved through a planned
unit development, special use permit, and/or development agreement.
2. Stormwater: Strict adherence to the "Caldwell Stormwater Management Manual", as adopted by the city
council as well as any subsequent adopted updates, is required. NOTE: Any modifications necessary to the
original approved stormwater design where additional stormwater retention or detention facilities are required,
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or where the approved retention and detention facilities are required to be expanded, still requires adherence to
the requirements for minimum open space, landscape buffers, lot sizes and setbacks.
D. Engineering Department Conditions:
The following items shall be completed prior to the City Engineer signing the final plat. Said items cannot be
deferred by posting a financial security:
1. Water System: The final plat cannot be signed until the water system has been constructed, pressure tested
and clean water samples received.
2. Sewer System: The final plat cannot be signed until the sewer system has been constructed, pressure tested,
CCTV video has been submitted and approved and interim as-builts have been approved by the Engineering
Department.
3. Pressurized Irrigation System: The final plat cannot be signed until the pressure irrigation system within the
public right-of-way has been constructed and pressure tested.
4. Storm Drain System: The final plat cannot be signed until the storm drain system located within the public
right-of-way has been constructed, passed visual inspection, and interim as-builts have been approved by the
Engineering Department.
5. All-Weather Surfaces: The final plat cannot be signed until all-weather surfaces are in place, compaction test
results have been submitted and approved for roadways and emergency accesses and, if paved, core sample
results have been submitted and approved.
6. Street Signs: The final plat cannot be signed until all street signs have been installed to City standards and
approved.
7. Construction Security: Construction security (compliant with current City Code requirements) must be
provided for all items which are not among the items listed above, and which are not yet completed before the
City Engineer can sign the final plat. The City must be in agreement on a construction security amount for
those improvements.
8. Final Plat Review: The final plat drawing shall be submitted to the Engineering Department for review prior
requesting signatures on the final plat. Adequate review time (no less than 30 days) shall be provided by the
Applicant. Final plats submitted for review must meet all State statutes and City codes, policies, and
ordinances.
9. Addressing: In an effort to expedite the addressing process of the final plat, applicants shall submit electronic
copies of the final plat, in both PDF and AutoCAD format, to the Engineering and Mapping departments as
soon as possible.
E. Fire Department Conditions:
1. All requirements from the Fire Department for access, turnarounds, emergency access, water supply, fire
hydrants, etc. shall be met in the development and/or platting of the subject property.
2. Final approval of the location and number of fire hydrants within the development shall be determined by the
Fire Marshal and take place by phase at the time of submittal of applicable construction drawings for each
phase.
F. Mapping Department Conditions:
1. Approved Subdivision Name. No changes to an approved subdivision name shall occur unless a request is
initiated through the filing of an application for a “Subdivision Name Change Request”, and subsequently
reviewed and approved the Mapping and Planning and Zoning Department, at an administrative staff level. In
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making application, the application shall file a completed application with the Planning and Zoning
Department on forms prescribed by the department accompanied by such data and information necessary to
assure the fullest presentation of facts, as determined by the Planning Director.
a. Subdivision Name Change Requests; Prior to Final Plat Submission: If approved, an amended
preliminary plat will need to be submitted to the Planning and Zoning Department with the reflected
subdivision name change prior to the approval of construction drawings. All construction drawings and
final subdivision plats shall reflect the new approved subdivision name.
b. Name Change Requests; Prior to Final Plat Recording: If approved, an amended final plat drawings and
mylars will need to be submitted to the Planning and Zoning Department with the reflected subdivision
name change prior to signature of the final plat.
c. Name Change Requests; After Final Plat Recording: If approved, an amended final plat drawing
indicating the new subdivision name OR an Affidavit of Correction indicating that the plat is otherwise
known as “insert the new approved subdivision name”, shall be recorded at the county recorder’s office.
Once the plat or affidavit is recorded, a copy of the recorded plat or affidavit shall be provided to the
Planning and Zoning Department.
2. Approved Street Names, Street Layout, Lot and Block Numbering, and Subdivision Phasing Plan. No
changes to the original approved street names, street layout and configuration, lot and block numbering, or
subdivision phasing plan shall occur without prior approval from the City of Caldwell Mapping Division.
Any substantial changes from what was originally approved may require additional public hearings.
G. Landscaping Specific Requirements:
1. Compliance: The applicant shall comply with all landscaping requirements based on Caldwell City Code.
2. Landscape Plan: The Landscape Plan (Exhibit 1) represents the approved landscape plan. Any changes to
the landscape plan must be submitted to the City for review and approval prior to installation.
3. If the City determines that any such changes require additional public comment due to potential impacts on
surrounding property or the community, or that such change is a substantial enough change from the
landscape plan presented to the public, a public hearing shall be held on the proposed changes and notice
shall be provided as required by the City.
4. Landscape Maintenance: All landscaping and screening devices shall be maintained in an attractive, live, safe
and healthy manner, and to meet the specific requirements in the Caldwell City Code.
5. Subdivisions: The homeowner’s association is responsible for maintaining all common area landscaping and
screening devices within a subdivision, development, and/or the subject property.
6. Street Landscape Buffers: The street landscape buffers shall contain a mixture of sod, trees (deciduous and
evergreen), shrubs, lawn, vegetative and non-vegetative ground cover so that the entire buffer area is covered.
Plantings shall meet or exceed the minimum plant sizes as follows:
Planting Type Minimum Size at Time Planting
Evergreen trees 6-foot height minimum
Ornamental trees 2-inch caliper minimum
Shade trees 2-inch caliper minimum
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Shrubs & Perennials 10” height and/or spread minimum, depending
on plant species
H. Subdivision Specific Requirements:
1. Cluster Mailboxes: The development shall utilize cluster mailboxes for delivery of mail. Individual mailboxes
shall not be allowed. A cluster mailbox placement plan shall be submitted to the Planning and Zoning
department showing coordination with the United States Postal Services prior to submitting t he construction
drawings.
2. Subdivision Construction Signage: At the time of development, a "rules and regulations" sign shall be posted
and maintained at the entryways to the project until it is fully developed and build out is complete. The signs
would be intended for subcontractors performing work and should include: a) no dogs; b) no loud music; c)
no alcohol or drugs; d) no abusive language; e) disposal of personal trash and site debris; f) daily cleanup of
any mud and/or dirt that is deposited from the construction parcel onto streets; g) installation of a temporary
construction fence that would keep debris from being blown off site by the wind; h) no burning of
construction or other debris on the property.
3. Plat Expirations:
Final plats must be recorded for a single-phase development or for the first phase of a multi-phase
development within twenty-four (24) months of the date of signature on the approving order of decision for
the final plat.
4. Phased Subdivisions: The subdivider may file and obtain acceptance of successive final plats for continuous
segments of the approved preliminary plat without reapplication for preliminary plat approval, provided that
final plats are recorded in successive intervals of not more than two (2) years each, as measured from the date
of recordation of the prior phase final plat.
I. Planned Unit Development Specific Requirements:
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.
2. PUD Amenities: 50% of the amenities shall be completed with the first 80% of building permits issued for
the entire development. All amenities shall be completed prior to the final landscape inspection for street
buffers and open space.
3. PUD Expiration: The completion of the first phase of a planned unit development shall take place within
three (3) years of the signature date on the order of decision approving the planned unit development or said
approval shall become null and void. For each phase after the first phase there shall be an allowed one year
time frame per phase for completion. Should any phase not be completed within its one year time frame,
approval on the uncompleted portion of the planned unit development shall become null and void.
Exceptions to the time frames may be granted at the time of original approval of the planned unit
development, provided said exceptions are requested in the initial application.
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IV. ORDER OF DECISION
The Council, based upon the testimony and evidence in record in this matter and upon findings of fact and
conclusions of law set forth herein DOES HEREBY DETERMINE AND DECIDE AS FOLLOWS: the request
for a final plat approval for Regency at Verbena Ranch Subdivision No. 2, a residential subdivision with 29
single-family lots and 3 common lots in an R-1 (Low Density Residential) zone on approximately 12.27 acres on
Parcels R3267801200, located in the S ½ of the NE ¼ of Section 9, T3N, R3W, is APPROVED SUBJECT TO
THE CONDITIONS OF APPROVAL LISTED HEREIN.
These Findings of Fact, Conclusions of Law and Decision are for Regency at Verbena Ranch Subdivision
No. 2 approved and adopted by the Caldwell City Council on this date, July 20, 2026.
_____________________________________ __________________
Eric Phillips, Mayor Date of Decision
ATTEST:
_____________________________________
Kristina Buchan, City Clerk
City of Caldwell
Eric Phillips (Aug 14, 2026 14:00:43 MDT)
Eric Phillips Aug 14, 2026
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EXHIBIT 1
Application Documents
• Checklist
• Application
• Narrative
• Vicinity Map
• Final Plat
• Approved Preliminary Plat
• Landscape Plan
• Open Space Exhibit
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City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
Please note that any land use action below marked with an asterisk (*) will require public hearing. Land use
actions below marked with two asterisks (**) may require public hearing depending on the scope of project.
APPLICATION REQUESTS
Note: Please check all that apply.
☐Director Determination
☐Administrative Development Review2
☐Alternative Method of Compliance
☐*Annexation w/ Zoning
☐Business License (Business Permit)
☐*Certificate of Appropriateness
☐*Comprehensive Plan Amendment
☐Text
☐Map
☐*Deannexation
☐**Design Review
☐Development Agreement
☐*New
☐**Modification
☐*Termination
☐Home Occupation Permit
☐New
☐Renewal
☐Lot Line Adjustment
☐Lot Split
☐Administrative
☐Simple
☐*Manufactured Home Community
☐Mobile Food Unit (Individual)
☐Mobile Food Unit Park / Court
☐Outdoor Dining Permit
☐Parcel Consolidation
☐Performance Bonding
☐Planned Unit Development (PUD)
☐*New
☐**Modification
☐Public Art / Murals
☐*Rezone (Zoning Map Amendment)
☐Signs1
☐Special Use Permit (SUP)
☐*New
☐**Modification
☐Time Extension
☐Subdivision Plats
☐*Preliminary Plat
☐Final Plat
☐*Short Plat (Regular)
☐*Short Plat (Condo)
☐**Plat Modification
☐Time Extension
☐Renewal
☐Temporary Use Permit
☐New ☐ Renewal
☐Construction Trailer
☐Model Home Sales Office
☐Storage Containers / Pods
☐Temporary Housing
☐Transient Merchant
☐Traffic Impact Study Review
☐Vacation of Easement and/or
Right-of-way
☐*Variance
☐*Zoning Ordinance Text
Amendment
☐Other, Pleases Describe:
_________________________
_________________________
_________________________
Freestanding, post/pole, or monument signs less than 6’ in height. All other signs must be submitted through the building department.
2 Used when not associated with other land use applications, when revisions to an approved (non-subdivision development) is being proposed, or
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City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
PROJECT and SITE/PROPERTY INFORMATION
(Check all that apply)
☐RS-1 ☐RS-2 ☐R-1 ☐R-2 ☐R-3 ☐ C-1 ☐ C-2 ☐ C-3 ☐ C-4 ☐ C-C
☐DCB ☐ M-1 ☐ M-2 ☐ I-P ☐ A-D ☐C-D ☐ H-D ☐P-D ☐ T-N ☐ H-C
☐Property currently In County
Please list the current county zoning designation: ________________
Overlay Districts:
(Check all that apply)
☐APO-1 ☐ APO-2 ☐Indian Creek Corridor Overlay
☐Downtown Local Historic Area ☐Steunenberg Historic District
☐Floodplain Overlay ☐None
City of Caldwell Comprehensive
Plan Designation of Parcel(s):
(Check all that apply)
☐Neighborhood 1 ☐Neighborhood 2 ☐Neighborhood 3
☐Urban Neighborhood ☐Community Center ☐Mixed Use Center
☐Downtown ☐Employment Center ☐ Special Purpose
Are parcels located within an
Area Hub as indicated on the
City of Caldwell Comprehensive
☐Yes ☐ No
0 S 10th Ave, Caldwell, ID 83607
R3267801200
12.27
Regency at Verbena Ranch Subdivision No. 2
SE of the Homedale Rd & 10th Ave intersection
☐
Regency at Verbena Ranch Subdivision No. 2
R3267801200
12.27
SE of the Homedale Rd & 10th Ave intersection
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City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
Description of Proposed Project / Request:
APPLICANT INFORMATION:
Name:
Company Name (if applicable):
☐Property Owner ☐ Authorized Agent ☐ Purchaser ☐Petitioner (Vacations only)
Mailing Address:
Phone:
Email:
PROPERTY OWNERS’ INFORMATION
(If an LLC, please provide documentation of being an authorized signer)
☐Not Applicable
Name:
Mailing Address:
Phone:
Email:
Kyle Prewett
Toll Brothers
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
8318019724
kprewett@tollbrothers.com
Toll West Inc.
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
2084240020
rhammons@tollbrothers.com
Kyle Prewett
Toll Brothers
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3103 W Sheryl Dr, STE 100, Meridian, ID 83642
8318019724
kprewett@tollbrothers.com
Toll West Inc.
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
2084240020
rhammons@tollbrothers.com
City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
DESIGNATED CONTACT PERSON
(Who will receive and disseminate all correspondence from the city)
Same as:
☐Applicant ☐ Property Owner ☐ Other
CONTRACTOR / DEVELOPER INFORMATION
☐Not Applicable
Name:
Company Name (if applicable):
Mailing Address:
Phone:
Email:
ARCHITECT INFORMATION
☐Not Applicable
Name:
Company Name (if applicable):
Mailing Address:
Phone:
Email:
Kyle Prewett
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
8318019724
Martin Taylor
TOLL SOUTHWEST LLC
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
2084240020
mtaylor1@tollbrothers.com
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Kyle Prewett
Toll Brothers
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
8318019724
Martin Taylor
TOLL SOUTHWEST LLC
3103 W Sheryl Dr, STE 100, Meridian, ID 83642
2084240020
mtaylor1@tollbrothers.com
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City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
ENGINEER / SURVEYOR INFORMATION
☐Not Applicable
Name:
Company Name (if applicable):
Mailing Address:
Phone:
Email:
LANDSCAPE ARCHITECT INFORMATION
☐Not Applicable
Name:
Company Name (if applicable):
Mailing Address:
Phone:
Email:
Anna Hirning
ESE Consultants, Inc.
3103 W Sheryl Dr, Suite 100, Meridian, ID 83642
2084240020
ahirning@eseconsultants.com
Kimberly Siegenthaler
Jensen Belts Associates
1509 Tyrell Lane, STE 130, Boise, ID 83706
2083437175
kim@jensenbelts.com
Anna Hirning
ESE Consultants, Inc.
3103 W Sheryl Dr, Suite 100, Meridian, ID 83642
2084240020
ahirning@eseconsultants.com
Kimberly Siegenthaler
Jensen Belts Associates
1509 Tyrell Lane, STE 130, Boise, ID 83706
2083437175
kim@jensenbelts.com
City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
ACKNOWLEDGEMENTS
☐By signing this application, I authorize employees/agents of the City to enter onto the property that is
the subject of this application during regular business hours. The sole purpose of entry is to make an
examination of the property that is necessary to process this application.
☐I certify that I am the owner of this property, the owner’s authorized agent, or the petitioner (if for a
vacation). If acting as an authorized agent, I further certify that I have full power and authority to file
this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to
process and review such an application. I will comply with all provisions of the law and ordinance
governing this type of application.
☐I certify that the information furnished by me as part of this application is true and correct to the best of
my knowledge.
I am the: ☐ Property Owner ☐ Authorized Agent ☐Petitioner (Vacations Only)
Applicant Signature: _________________________________________________ Date: ________________
Printed Name: _______________________________________________________
4/1/26
Kyle Prewett
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4/1/26
Kyle Prewett
City of Caldwell
Community Development Department –Planning & Zoning DivisionMASTER LAND USE APPLICATION
205 S. 6th Avenue, 2nd Floor • Caldwell, Idaho 83605 • Phone: (208) 455-3021
Email: PZ@cityofcaldwell.org • Website: www.cityofcaldwell.org
Online Application Submittal Instructions
The City of Caldwell Planning and Zoning Department utilizes an online application portal for submission of all
applications, documents, plans, and payment of fees.
Step 1:
•Log in or create an account in Citizenserve (Citizenserve Users Guide)
•Select your permit and/or application type and enter in all required information.
Step 2
•Pay fees online via Citizenserve. You will receive an email from Citizenserve directing you to make a
payment once staff have reviewed your application.
Drawing Submittal Instructions:
1.All plan sheets must be uploaded in PDF format only (no CAD, JPEG, TIFF, PNG, etc.)
2.All plan sheets must be to scale.
3.All plan sheets must be uploaded to Citizenserve.
4.All applications, checklists, calculations, reports, drawings, plans, and other supporting documents must
be uploaded as single-sided pdf’s and must be legible and in a high-definition format.
5.All documents and plans must follow the “Naming Schematic” as listed on the attached document.
3103 W Sheryl Drive, Suite 100, Meridian ID 83642
Phone: (208) 424-0020 Fax: (208) 424-0030
April 1, 2026
City of Caldwell Planning and Zoning Department
205 S. 6th Ave.
Caldwell, Idaho 83605
RE: Regency at Verbena Ranch Subdivision No. 2 – Final Plat
Dear Planning and Zoning Staff,
Attached for your review and approval is the final plat for Regency at Verbena Ranch Subdivision
No. 2. The final plat comprises 29 single-family residential lots and 5 common lots, on 12.27 acres.
The site is located southwest of the Homedale Rd and S 10th Ave intersection (Parcel R3267801200).
Zoning for the property is designated as R-1 (Low Density Residential).
Regency at Verbena Ranch Subdivision No. 2 features a minimum lot size of 7,669 SF, a maximum
of 13,435 SF, and an average of 9,408 SF. Qualified open space in this phase includes open space and
walking paths. Qualified open space in this phase totals 2.68 acres (21.8%). The density in this phase
is 2.36 dwelling units per acre.
Caldwell City Council approved the Planned Unit Development (PUD) and Preliminary Plat for
Regency at Verbena Ranch Subdivision on May 5th, 2025. The final plat is in conformance with all
conditions of approval and requirements of the order of decision for the PUD and Preliminary Plat.
The PUD allows for deviations from required dimensional standards typical of the R-1 zoning
designation. The dimensional standards established by the PUD, specifically for Regency at Verbena
Ranch, are as follows:
• Lot Area Minimum, Interior Lot: 7,000 SF
• Lot Area Minimum, Corner Lot: 7,000 SF
• Minimum Lot Width: 50’
• Front Yard Setback (Garage): 20’
• Front Yard Setback (Living Area): 15’
• Interior Side Yard Setback: 5’
• Street Side Yard Setback: 15’
• Rear Yard Setback: 15’
• Maximum Building Height: 30’
The Development Agreement does not allow for any further deviations from established zoning
district regulations and standards for Regency at Verbena Ranch. This plat is in conformance with all
other conditions and requirements of the PUD and preliminary plat.
3103 W Sheryl Drive, Suite 100, Meridian ID 83642
Phone: (208) 424-0020 Fax: (208) 424-0030
Thank you for your time and consideration of this final plat application. If you have any questions or
need further information, please don’t hesitate to reach out to me at 208-576-3625 or by email at
kprewett@tollbrothers.com.
Sincerely,
Kyle Prewett
Land Entitlement Manager
Toll Brothers
(208) 288-2040 fax (208) 288-2557
MERIDIAN, ID 83642
231 E. 5TH ST.
www.landsolutions.biz
CLINTON W. HANSEN
PLS 11118
50'200'100'0'
SCALE: 1" =100'
BOOK ____ , PAGE _______
SHEET 1 OF 3
REGENCY AT VERBENA RANCH SUBDIVISION NO. 2
A PARCEL LOCATED IN THE NE1/4 OF SECTION 9, TOWNSHIP 3 NORTH, RANGE 3
WEST, BOISE MERIDIAN, CITY OF CALDWELL, CANYON COUNTY, IDAHO
2026
NOTES
1. EACH LOT IS HEREBY DESIGNATED AS HAVING A PERMANENT EASEMENT
FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE OVER THE TEN (10)
FEET ADJACENT TO ANY PRIVATE STREET AND OVER THE TEN (10) FEET
ADJACENT TO ALL REAR LOT LINES. THIS EASEMENT SHALL NOT PRECLUDE
THE CONSTRUCTION OF HARD-SURFACED DRIVEWAYS AND WALKWAYS TO
EACH LOT.
2. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE
ZONING REGULATIONS IN EFFECT AT THE TIME OF THE RESUBDIVISON.
3. THE LANDS INCLUDED IN THIS PLAT ARE LOCATED IN THE WILDER
IRRIGATION DISTRICT SERVICE AREA (208-459-3421). IRRIGATION WATER WILL
BE PROVIDED TO ALL LOTS THROUGH A PRESSURE IRRIGATION DELIVERY
SYSTEM WHICH HAS BEEN APPROVED PURSUANT TO SECTION 31-3805(4),
IDAHO CODE. THE PURCHASER OF EACH LOT SHALL REMAIN SUBJECT TO ALL
ASSESSMENTS LEVIED BY THE WILDER IRRIGATION DISTRICT. ALL UNPAID
IRRIGATION ENTITY ASSESSMENTS ARE A LIEN ON THE LAND. MAINTENANCE
OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING A LOT IS THE
RESPONSIBILITY OF THE LOT OWNER UNLESS SUCH RESPONSIBILITY IS
ASSUMED BY AN IRRIGATION/DRAINAGE DISTRICT.
4. BUILDING SETBACKS AND DIMENSIONAL STANDARDS IN THIS SUBDIVISION
SHALL BE IN COMPLIANCE WITH THE APPLICABLE ZONING REGULATIONS OF
THE CITY OF CALDWELL OR AS APPROVED UNDER THE VERBENA RANCH
PLANNED UNIT DEVELOPMENT (PUD24-000004).
5. ALL LOT, PARCEL AND TRACT SIZES SHALL MEET DIMENSIONAL
STANDARDS ESTABLISHED IN THE APPLICABLE ZONING ORDINANCE OR AS
SPECIFICALLY APPROVED UNDER PUD24-00004.
6. THE AVAILABILITY OF BUILDING PERMITS FOR THIS DEVELOPMENT MAY BE
LIMITED PURSUANT TO CALDWELL CITY CODE SECTION 11-04-07(1)(1) WHICH
LIMITS THE NUMBER OF BUILDING PERMITS THAT MAY BE ISSUED PRIOR TO
FINAL COMPLETION OF THE DEVELOPMENT. APPLICANT SHALL DISCLOSE TO
LOT PURCHASERS WHETHER THE ISSUANCE OF BUILDING PERMITS IS IN
FACT RESTRICTED BY CALDWELL CITY CODE SECTION 11-04-07(1)(1) AND LOT
PURCHASERS ARE ENCOURAGED TO CONTACT CALDWELL CITY BUILDING
DEPARTMENT PRIOR TO CLOSING.
7. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503, IDAHO CODE,
RIGHT-TO-FARM, WHICH STATES THAT NO AGRICULTURAL OPERATION,
AGRICULTURAL FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A
NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT
THE SURROUNDING NON-AGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN
OPERATION FOR MORE THAN ONE (1) YEAR, WHEN THE OPERATION, FACILITY
OR EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS
CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN
A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF
AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION
THEREOF.
8. LOTS 46, 67 AND 68 ARE COMMON LOTS TO BE OWNED AND MAINTAINED BY
THE VERBENA RANCH SUBDIVISION HOMEOWNERS ASSOCIATION OR ITS
ASSIGNS. SAID LOTS ARE SUBJECT TO EASEMENTS AS SHOWN FOR PUBLIC
UTILITIES, STORM DRAINAGE, PUBLIC PEDESTRIAN ACCESS, IRRIGATION,
LANDSCAPE AND MAINTENANCE.
9. NO LOT SHALL HAVE DIRECT ACCESS TO/FROM MOSS STREET.
10. LOT 63 IN BLOCK 1 SHALL BE OWNED AND MAINTAINED BY THE VERBENA
RANCH HOMEOWNERS ASSOCIATION, INC., AND CONTAINS PRIVATE ROADS
FOR THE SUBDIVISION AS OUTLINED IN THE RECORDED CC&R DOCUMENTS,
INST. NO. _____________________. THE PRIVATE ROADS ARE HEREBY
DESIGNATED AS HAVING A BLANKET PERMANENT EASEMENT FOR SEWER,
WATER, AND PUBLIC UTILITIES.
SURVEYOR'S NARRATIVE
THE BOUNDARY FOR THIS SUBDIVISION WAS DEVELOPED FROM
SURVEYED TIES TO CONTROLLING SECTION CORNER
MONUMENTATION, THE PLATTED SUBDIVISION BOUNDARY OF
REGENCY AT VERBENA RANCH SUBDIVISION NO. 1, INFORMATION
FROM RECORD OF SURVEY NUMBERS 91017443, 2008027652,
2023-030250, AND CURRENT DEEDS OF RECORD. THE SURVEYED
MONUMENTATION AND CONTROLLING BOUNDARIES FIT THE
RECORDS WELL AND WERE ACCEPTED TO ESTABLISH THE
BOUNDARY FOR THIS SUBDIVISION SHOWN HEREON.
LEGEND
PLASTIC CAP
SET 5/8" REBAR WITH PLS 11118
FOUND ALUMINUM CAP MONUMENT
SECTION LINE
PLASTIC CAP
SET 1/2" REBAR WITH PLS 11118
CALCULATED POINT
CENTER LINE
EASEMENT LINE AS NOTED
FOUND 1/2" REBAR AS NOTED
SUBDIVISION BOUNDARY LINE
LOT LINE
LOT NUMBER
ADJACENT PROPERTY LINE
PUBLIC UTILITY, PRESSURE IRRIGATION & LOT
DRAINAGE EASEMENT LINE - SEE NOTE 1
REFERENCE MONUMENT
FOUND 5/8" REBAR AS NOTED
PUBLIC ACCESS PATHWAY EASEMENT
DETAIL A: 1"=20'
DETAIL B: 1"=20'
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
CERTIFICATE OF SURVEYOR
CERTIFICATE OF OWNERS
CLINTON W. HANSEN
PLS 11118
ACKNOWLEDGMENT
I, CLINTON W. HANSEN, DO HEREBY CERTIFY THAT I AM A LICENSED PROFESSIONAL LAND SURVEYOR IN THE
STATE OF IDAHO, AND THAT THIS PLAT AS DESCRIBED IN THE "CERTIFICATE OF OWNERS" WAS DRAWN FROM
THE FIELD NOTES OF A SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION AND ACCURATELY
REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMITY WITH THE STATE OF IDAHO CODE
RELATING TO PLATS AND SURVEYS.
KNOW ALL MEN BY THESE PRESENTS: THAT WE, THE UNDERSIGNED, ARE THE OWNERS OF THE REAL PROPERTY DESCRIBED BELOW IN ADA
COUNTY, IDAHO, AND THAT WE INTEND TO INCLUDE THE FOLLOWING DESCRIBED PROPERTY IN THIS SUBDIVISION;
A PARCEL BEING A PORTION OF THE NE1/4 OF SECTION 9, TOWNSHIP 3 NORTH, RANGE 3 WEST, BOISE MERIDIAN, CITY OF CALDWELL, CANYON
COUNTY, IDAHO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A ALUMINUM CAP MONUMENT MARKING THE SOUTHEAST CORNER OF SAID NE1/4, FROM WHICH A 1/2" REBAR WITH CAP #6552
MARKING THE SOUTHWEST CORNER OF SAID NE1/4 BEARS
S 89°42'05” W A DISTANCE OF 2659.97 FEET;
THENCE CONTINUING ALONG THE SOUTHERLY BOUNDARY OF SAID NE1/4 S 89°42'05” W A DISTANCE OF 1494.93 FEET TO A POINT;
THENCE LEAVING SAID SOUTHERLY BOUNDARY N 0°17'54" W A DISTANCE OF 54.50 FEET TO THE POINT OF BEGINNING;
THENCE CONTINUING N 0°17'54" W A DISTANCE OF 240.14 FEET TO A POINT;
THENCE N 45°09'08" W A DISTANCE OF 60.90 FEET TO A POINT;
THENCE N 45°43'02" E A DISTANCE OF 11.80 FEET TO A POINT;
THENCE N 0°43'02" E A DISTANCE OF 4.52 FEET TO A POINT;
THENCE N 44°16'58" W A DISTANCE OF 224.72 FEET TO THE BEGINNING OF A TANGENTIAL CURVE;
THENCE A DISTANCE OF 66.05 FEET ALONG THE ARC OF A 180.62 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF
20°57'04” AND A LONG CHORD BEARING N 33°46'15” W A DISTANCE OF 65.68 FEET TO A POINT;
THENCE N 65°42'50" W A DISTANCE OF 3.99 FEET TO A POINT;
THENCE A DISTANCE OF 12.27 FEET ALONG THE ARC OF A 380.00 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF
1°51'02” AND A LONG CHORD BEARING S 73°34'25” W A DISTANCE OF 12.27 FEET TO A POINT;
THENCE N 15°30'04" W A DISTANCE OF 60.00 FEET TO THE BEGINNING OF A NON-TANGENTIAL CURVE;
THENCE A DISTANCE OF 44.51 FEET ALONG THE ARC OF A 320.00 FOOT RADIUS TANGENT CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE
OF 7°58'12” AND A LONG CHORD BEARING N 70°30'50” E A DISTANCE OF 44.48 FEET TO A POINT;
THENCE N 31°21'05" W A DISTANCE OF 122.05 FEET TO A POINT;
THENCE N 58°38'55" E A DISTANCE OF 88.63 FEET TO A POINT;
THENCE N 45°43'02" E A DISTANCE OF 147.37 FEET TO A POINT BEING THE WESTERLY BOUNDARY OF REGENCY AT VERBENA RANCH
SUBDIVISION NO. 1, AS SHOWN IN BOOK ___OF PLATS ON PAGE______, RECORDS OF CANYON COUNTY, IDAHO;
THENCE ALONG SAID WESTERLY BOUNDARY THE FOLLOWING DESCRIBED COURSES:
THENCE S 44°16'58" E A DISTANCE OF 115.84 FEET TO A POINT;
THENCE S 0°43'02" W A DISTANCE OF 5.88 FEET TO A POINT;
THENCE S 45°43'02" W A DISTANCE OF 10.84 FEET TO A POINT;
THENCE S 44°16'58" E A DISTANCE OF 60.00 FEET TO A POINT;
THENCE N 45°43'02" E A DISTANCE OF 12.46 FEET TO A POINT;
THENCE S 89°16'58" E A DISTANCE OF 3.59 FEET TO A POINT;
THENCE S 44°16'58" E A DISTANCE OF 27.46 FEET TO A POINT;
THENCE S 45°43'02" W A DISTANCE OF 120.00 FEET TO A POINT;
THENCE S 44°16'58" E A DISTANCE OF 173.91 FEET TO A POINT;
THENCE S 61°16'30" E A DISTANCE OF 43.61 FEET TO A POINT;
THENCE S 88°34'30" E A DISTANCE OF 82.22 FEET TO A POINT;
THENCE N 63°12'17" E A DISTANCE OF 42.30 FEET TO A POINT;
THENCE N 45°43'02" E A DISTANCE OF 293.83 FEET TO A POINT;
THENCE N 0°43'02" E A DISTANCE OF 14.14 FEET TO A POINT;
THENCE S 44°16'58" E A DISTANCE OF 163.34 FEET TO THE BEGINNING OF A NON-TANGENTIAL CURVE;
THENCE A DISTANCE OF 8.79 FEET ALONG THE ARC OF A 170.00 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF
2°57'48” AND A LONG CHORD BEARING S 39°11'30” W A DISTANCE OF 8.79 FEET TO A POINT;
THENCE S 49°19'36" E A DISTANCE OF 176.05 FEET TO A POINT;
THENCE S 82°46'56" E A DISTANCE OF 78.68 FEET TO THE BEGINNING OF A NON-TANGENTIAL CURVE;
THENCE LEAVING SAID WESTERLY BOUNDARY A DISTANCE OF 68.61 FEET ALONG THE ARC OF A 144.02 FOOT RADIUS CURVE LEFT, SAID CURVE
HAVING A CENTRAL ANGLE OF 27°17'45” AND A LONG CHORD BEARING S 6°00'50” E A DISTANCE OF 67.96 FEET TO A POINT;
THENCE S 20°54'35" E A DISTANCE OF 138.49 FEET TO THE BEGINNING OF A NON-TANGENTIAL CURVE;
THENCE A DISTANCE OF 134.91 FEET ALONG THE ARC OF A 668.64 FOOT RADIUS CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF
11°33'38” AND A LONG CHORD BEARING S 25°27'57” E A DISTANCE OF 134.68 FEET TO A POINT;
THENCE S 34°48'00" E A DISTANCE OF 125.68 FEET TO A POINT;
THENCE S 89°42'05" W A DISTANCE OF 25.49 FEET TO A POINT OF CURVATURE;
THENCE A DISTANCE OF 79.73 FEET ALONG THE ARC OF A 536.50 FOOT RADIUS CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 8°30'54”
AND A LONG CHORD BEARING S 85°25'26” W A DISTANCE OF 79.66 FEET TO A POINT OF REVERSE CURVATURE;
THENCE A DISTANCE OF 102.15 FEET ALONG THE ARC OF A 530.74 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF
11°01'39” AND A LONG CHORD BEARING S 83°28'36” W A DISTANCE OF 101.99 FEET TO A POINT;
THENCE S 89°42'05" W A DISTANCE OF 749.73 FEET TO THE POINT OF BEGINNING.
THIS PARCEL CONTAINS 12.27 ACRES, MORE OR LESS.
ALL THE LOTS IN THIS SUBDIVISION WILL BE ELIGIBLE TO RECEIVE WATER SERVICE FROM THE CITY OF CALDWELL. THE CITY OF CALDWELL HAS
AGREED IN WRITING TO SERVE ALL THE LOTS IN THIS SUBDIVISION.
THE PUBLIC STREETS SHOWN ON THIS PLAT ARE HEREBY DEDICATED TO THE PUBLIC. THE PRIVATE STREETS AS SHOWN ON THIS PLAT ARE
NOT DEDICATED TO THE PUBLIC. THE PUBLIC UTILITY, IRRIGATION AND DRAINAGE EASEMENTS ON THIS PLAT ARE NOT DEDICATED TO THE
PUBLIC, BUT THE RIGHT OF ACCESS TO, AND USE OF, THESE EASEMENTS IS HEREBY RESERVED FOR PUBLIC UTILITIES, DRAINAGE AND FOR
ANY OTHER USES AS MAY BE DESIGNATED HEREON AND NO PERMANENT STRUCTURES OTHER THAN FOR SAID USES ARE TO BE ERECTED
WITHIN THE LIMITS OF SAID EASEMENTS.
THE OWNERS HEREBY CERTIFY THAT SURFACE WATER FOR IRRIGATION IS REASONABLY AVAILABLE, PER SECTION 67-6537, IDAHO CODE, AND
THAT THEY ARE IN COMPLIANCE WITH SECTION 31-3805, IDAHO CODE.
IN WITNESS WHEREOF WE HAVE HEREUNTO SET OUR HAND THIS ____ DAY OF _________________________ , 20___.
TOLL WEST INC
____________________________________________________________
BY RYAN HAMMONS, DIVISION PRESIDENT
(208) 288-2040 fax (208) 288-2557
MERIDIAN, ID 83642
231 E. 5TH ST.
www.landsolutions.biz
BOOK ____ , PAGE _______
SHEET 2 OF 3
REGENCY AT VERBENA RANCH SUBDIVISION NO. 2
STATE OF IDAHO
COUNTY OF ADA S.S.
NOTARY PUBLIC FOR THE STATE OF IDAHO
MY COMMISSION EXPIRES
RESIDING AT
ON THIS ____ DAY OF ____________ , 20___, BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID
STATE PERSONALLY APPEARED RYAN HAMMONS, KNOWN TO ME TO BE THE DIVISION PRESIDENT OF TOLL
WEST INC, AN IDAHO CORPORATION, THE PERSON WHO EXECUTED THE FOREGOING "CERTIFICATE OF
OWNERS" AND ACKNOWLEDGED TO ME THAT SAID CORPORATION EXECUTED THE SAME.
IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR IN
THIS CERTIFICATE FIRST ABOVE WRITTEN.
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
(208) 288-2040 fax (208) 288-2557
MERIDIAN, ID 83642
231 E. 5TH ST.
www.landsolutions.biz
CLINTON W. HANSEN
PLS 11118
SHEET 3 OF 3
BOOK ____ , PAGE _______REGENCY AT VERBENA RANCH SUBDIVISION NO. 2
CERTIFICATE OF THE COUNTY TREASURER
CERTIFICATE OF THE COUNTY SURVEYOR
CANYON COUNTY SURVEYOR
DATE: ______________________ ______________________________________________
COUNTY TREASURER
APPROVAL OF CITY COUNCIL
CITY CLERK
I, THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF CALDWELL, CANYON COUNTY, IDAHO,
HEREBY APPROVE THIS PLAT.
CITY ENGINEER ~ CALDWELL, IDAHO
APPROVAL OF THE CITY ENGINEER
HEALTH CERTIFICATE
DISTRICT HEALTH DEPARTMENT,REHS DATE
I, THE UNDERSIGNED, CITY CLERK IN AND FOR THE CITY OF CALDWELL, CANYON COUNTY, IDAHO, DO
HEREBY CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE ____ DAY OF
____________ , 20___, THIS PLAT WAS DULY ACCEPTED AND APPROVED.
I, THE UNDERSIGNED, PROFESSIONAL LAND SURVEYOR FOR CANYON COUNTY, IDAHO, HEREBY CERTIFY
THAT I HAVE CHECKED THIS PLAT AND FIND THAT IT COMPLIES WITH THE STATE OF IDAHO CODE RELATING
TO PLATS AND SURVEYS.
I, THE UNDERSIGNED, COUNTY TREASURER IN AND FOR THE COUNTY OF CANYON, STATE OF IDAHO, PER
THE REQUIREMENTS OF I.C. 50-1308, DO HEREBY CERTIFY THAT ANY AND ALL CURRENT AND OR
DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN THIS SUBDIVISION HAVE BEEN
PAID IN FULL. THIS CERTIFICATION IS VALID FOR THE NEXT THIRTY (30) DAYS ONLY.
SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE, TITLE 50, CHAPTER 13, HAVE BEEN SATISFIED BY A QUALIFIED
LICENSED PROFESSIONAL ENGINEER (QLPE) REPRESENTING THE CITY OF CALDWELL AND THE QLPE APPROVAL OF THE
DESIGN PLANS AND SPECIFICATIONS AND THE CONDITIONS IMPOSED ON THE DEVELOPER FOR CONTINUED SATISFACTION
OF THE SANITARY RESTRICTIONS. BUYER IS CAUTIONED THAT AT THE TIME OF THIS APPROVAL, NO DRINKING WATER
EXTENSIONS OR SEWER EXTENSIONS WERE CONSTRUCTED. BUILDING CONSTRUCTION CAN BE ALLOWED WITH
APPROPRIATE BUILDING PERMITS IF DRINKING WATER EXTENSIONS OR SEWER EXTENSIONS HAVE SINCE BEEN
CONSTRUCTED OR IF THE DEVELOPER IS SIMULTANEOUSLY CONSTRUCTING THOSE FACILITIES. IF THE DEVELOPER FAILS
TO CONSTRUCT FACILITIES, THEN SANITARY RESTRICTIONS MAY BE REIMPOSED, IN ACCORDANCE WITH SECTION 50-1326,
IDAHO CODE, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL, AND NO CONSTRUCTION OF ANY BUILDING OR
SHELTER REQUIRING DRINKING WATER OR SEWER/SEPTIC FACILITIES SHALL BE ALLOWED.
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
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SDSD
0'200'400'600'
SCALE 1" = 200'
NORTH
L2
L1
L3
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
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SDSD
0'30'60'90'
SCALE 1" = 30'
NORTH
KEY MAP
VERBENA
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PLACE
HEIGHTS
AT
VERBENA
RANCH
TRAILS AT
VERBENA
RANCH
RESERVE AT
VERBENA RANCH
REGENCY
FUTURE
PHASES
L2
VERBENA RANCH
MEADOWS
L1
REGENCY
PHASE 1
L3
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
EP EP EP EP EP EP EP EP EP EP EP EP
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0'30'60'90'
SCALE 1" = 30'
NORTH
KEY MAP
VERBENA
RANCH
PLACE
HEIGHTS
AT
VERBENA
RANCH
TRAILS AT
VERBENA
RANCH
RESERVE AT
VERBENA RANCH
REGENCY
FUTURE
PHASES
L2
VERBENA RANCH
MEADOWS
L1
REGENCY
PHASE 1
L3
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
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SDSD
0'30'60'90'
SCALE 1" = 30'
NORTH
KEY MAP
VERBENA
RANCH
PLACE
HEIGHTS
AT
VERBENA
RANCH
TRAILS AT
VERBENA
RANCH
RESERVE AT
VERBENA RANCH
REGENCY
FUTURE
PHASES
L2
VERBENA RANCH
MEADOWS
L1 L3
REGENCY
PHASE 1
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen
C. Soil Testing
1. Soil tests are required for this project (see above for requirements). Test shall be provided as
follows:
a. Provide certified analysis at time of sample submitted (three samples imported topsoil).
Amend soils per chemist's recommendations and as herein specified unless otherwise
approved by Architect.
2. Test shall include, but not limited to recommendations on chemical distributions, organic
contents, pH factors, and sieve analysis as necessary. Test #1T by Western Laboratories
(1-800-658-3858) is required.
3. Contractor is responsible for whatever soil additives are recommended by the soil testing
laboratory.
4. Contractor shall coordinate, obtain and pay for all soil tests.
5. If regenerative noxious weeds are present in the soil, remove all resultant growth including roots
throughout one-year period after acceptance of work, at no cost to Owner.
2.2 pH ADJUSTERS
A. When pH does not comply with this specification, commercial grade aluminum sulfate shall be used
to adjust soil pH.
2.3 SOIL AMENDMENTS
A. Compost: Compost: “Cascade Compost” from Cloverdale Nursery (208) 375-5262 and NuSoil
Compost (208) 629-6912 or approved equal in equal amounts by volume.
B. Commercial Fertilizer: Fertilizer shall be complete, standard commercial brand fertilizer. It shall be
free-flowing and packaged in new waterproof, non-overlaid bags clearly labeled as to weight,
manufacturer, and content. Protect materials from deterioration during delivery and while stored at
site.
1. Commercial fertilizer "A" for trees and shrubs during planting; slow release Agriform Planting
5-gram tablets 20-10-5 type or equal.
2. Commercial fertilizer "B" for lawn areas, applied to bed prior to seeding or sodding, to be
16-16-17 applied at the rate of ten pounds per acre.
3. Commercial fertilizer "C" for lawn areas three to four weeks after planting (sod) or after first
mowing (seed). Organic Fertilizer Milorganite (6-0-2) type or equal.
C. Herbicide: Pre-emergent for topical application in planting beds. Oxiadiazon 2G brand or
pre-approved equal. Use in accordance with manufacturer's recommendation on all planting beds.
2.4 PLANT MATERIALS
A. Quality: Provide trees, shrubs, and other plants of size, genus, species, and variety shown for
landscape work and complying with recommendations and requirements of ANSI Z60.1 "American
Standard for Nursery Stock".
B. Deciduous Trees: Provide trees of height and caliper scheduled or shown with branching
configuration recommended by ANSI Z60.1 for type and species required. Single stem trees
except where special forms are shown or listed.
C. Deciduous Shrubs: Provide shrubs of the height shown or listed, not less than minimum number of
canes required by ANSI Z60.1 for type and height of shrub.
D. Coniferous and Broadleafed Evergreens: Provide evergreens of sizes shown or listed. Dimensions
indicate minimum spread for spreading and semi-spreading type evergreens and height for other
types, such as globe, dwarf, cone, pyramidal, broad upright, and columnar. Provide normal quality
evergreens with well balanced form complying with requirements for other size relationships to the
primary dimension shown.
2.5 GRASS MATERIALS
A.Lawn sod: Provide strongly rooted sod, not less than 1 growing season old, and free of weeds and
undesirable native grasses. Provide only sod capable of growth and development when planted
(viable, not dormant).
1.Provide sod of uniform pad sizes with maximum 5% deviation in either length or width. Broken
pads or pads with uneven ends will not be acceptable. Sod pads incapable of supporting
their own weight when suspended vertically with a firm grasp on upper 10% of pad will be
rejected.
B. Provide sod composed of: Rhizomatous Tall Fescue (RTF) from the The Turf
Company, Meridian, ID (208) 888-3760 or approved equal.
C. Unmown Grass Seed or Sod
Festuca rubra communtata Chewing Fescue 33%
Festuce ovina 'Covar'Covar Sheep Fescue 33%
Festuca longifolia Hard Fescue 33%
Total 4.00 - 6.0lbs/1000 sq ft
2.6 MISCELLANEOUS LANDSCAPE MATERIALS
A. Anti-Desiccant: Emulsion type, film-forming agent designed to permit transpiration, but retard
excessive loss of moisture from plants. Deliver in manufacturer's fully identified containers and mix
in accordance with manufacturer's instructions.
B. Mulch: Mulch for planting beds shall be medium ground bark mulch, free of splinters, consistent in
appearance, and shall contain no toxic substance detrimental to plant life.
C. Stakes and Guys: Provide stakes and deadmen of sound new hardwood, treated softwood, or
redwood, free of knot holes and other defects. Provide wire ties and guys of 2-strand, twisted,
pliable galvanized iron wire, not lighter than 12 ga. with zinc-coated turnbuckles. Provide not less
than 2 inch diameter rubber or plastic hose, cut to required lengths and of uniform color, material,
and size to protect tree trunks from damage by wires.
PART 3 - EXECUTION
3.1 PREPARATION - GENERAL
A.General Contractor shall be responsible for excavating planting areas to appropriate depths for
placement of topsoil as specified herein.
B.Lay out individual tree and shrub locations and areas for multiple plantings. Stake locations and
outline areas and secure Architect's acceptance before start of planting work. Make minor
adjustments as may be required.
3.2 PREPARATION OF PLANTING SOIL
A.Before mixing, clean topsoil of roots, plants, sod, stones, clay lumps, and other extraneous
materials harmful or toxic to plant growth.
B.Mix specified compost and fertilizers with topsoil at rates specified. Delay mixing fertilizer if planting
will not follow placing of planting soil in a few days.
Compost: Lawn Areas: 1/4 compost, : 3/4 topsoil.
Shrub Areas: 1/3 compost, 2/3 topsoil.
Fertilizer: Per soil test and manufacture's recommendations.
C.For shrub and lawn area, mix planting soil either prior to planting or apply on surface of topsoil and
mix thoroughly before planting.
3.3 PREPARATION FOR PLANTING LAWNS
A.After excavating and removing surface material to proper depth, loosen subgrade of lawn areas to a
minimum depth of 4 inches. Remove stones measuring over 1-1/2 inches in any dimension.
Remove sticks, roots, rubbish, and other extraneous matter. Limit preparation to areas which will
be planted promptly after preparation.
1.Spread topsoil mix to minimum depth of 4 inches for sodded lawns as required to meet lines,
grades, and elevations shown, after light rolling, addition of amendments, and natural
settlement. Place approximately 1/2 of total amount of topsoil required. Work into top of
loosened subgrade to create a transition layer and then place remainder of planting soil. Add
specified soil amendments as required and mix thoroughly into upper 4 inches of topsoil.
3.4 PREPARATION FOR SEEDING
A. Loosen subgrade of areas stripped of topsoil to a minimum depth of 4 inches. Remove stones
measuring over 1-1/2 inches in any dimension. Remove sticks, roots, rubbish, and other
extraneous matter. Limit preparation to areas which will be planted promptly after preparation.
1.Spread topsoil mix to required depth to meet lines, grades, and elevations shown, after light
rolling and natural settlement (where required). Topsoil shall be 6" deep minimum in all
seeded areas.
2.Place approximately ½ of total amount of topsoil required. Work into top of loosened
subgrade to create a transition layer and then place remainder of planting soil. Add
recommended nutrients, fertilizers and 1-1/2" thickness of specified compost over entire area
and mix thoroughly into upper 4 inches of topsoil.
B.Fine grade areas to smooth, even surface with loose, uniformly fine texture. Roll, rake, and drag
areas, remove ridges and fill depressions, as required to meet finish grades. Limit fine grading to
areas which can be planted immediately after grading.
C.Moisten prepared areas before planting if soil is dry. Water thoroughly and allow surface moisture
to dry before planting. Do not create a muddy soil condition.
D.Restore areas to specified condition, if eroded or otherwise disturbed, after fine grading and prior to
planting.
E.Maintain and protect all surfaces from wind and water erosion until final acceptance.
3.5 PREPARATION OF PLANTING BEDS
A.Loosen subgrade of planting areas to a minimum depth of 6 inches using a culti-mulcher or similar
equipment. Remove stones measuring over 1 1/2 inches in any dimension. Remove stocks,
stones, rubbish, and other extraneous matter.
B.Spread planting soil mixture to minimum 12 inch depth required to meet lines, grades, and
elevations shown, after light rolling and natural settlement. Add 1 1/2 inches of specified compost
over entire planting area and mix thoroughly into upper 6 inches of topsoil. Place approximately 1/2
of total amount of planting soil required. Work into top of loosened subgrade to create a transition
layer, then place remainder of the planting soil.
C. Apply Pre-Emergent per manufacturer's recommendation.
SECTION 32 90 00 - LANDSCAPE WORK
PART 1 - GENERAL
1.1 RELATED DOCUMENTS
A. Drawings and general provisions of Contract, including General and Supplementary Conditions
and Division 1 Specification Sections.
1.2 SUMMARY
A. This Section includes provisions for the following items:
1. Trees.
2. Shrubs; Ground cover.
3. Lawns.
4. Topsoil and Soil Amendments.
5. Miscellaneous Landscape Elements.
6. Initial maintenance of landscape materials.
B. Related Sections: The following sections contain requirements.
1. Underground sprinkler system is specified in Section 32 84 00 - Irrigation
1.3 QUALITY ASSURANCE
A. Subcontract landscape work to a single firm specializing in landscape work.
B. Source Quality Control:
1. General: Ship landscape materials with certificates of inspection required by governing
authorities. Comply with regulations applicable to landscape materials.
2. Do not make substitutions. If specified landscape material is not obtainable, submit proof of
non-availability to Architect, with proposal for use of equivalent material.
3. Analysis and Standards: Package standard products with manufacturer's certified analysis.
For other materials, provide analysis by recognized laboratory made in accordance with
methods established by the Association of Official Agriculture Chemists, wherever
applicable.
4. Trees, Shrubs and Groundcovers: Provide trees, shrubs, and groundcovers of quantity, size,
genus, species, and variety shown and scheduled for work complying with
recommendations and requirements of ANSI Z60.1 "American Standard for Nursery Stock".
Provide healthy, vigorous stock, grown in recognized nursery in accordance with good
horticultural practice and free of disease, insects, eggs, larvae, and defects such as knots,
sun-scald, injuries, abrasions, or disfigurement.
5. Label at least one tree and one shrub of each variety with attached waterproof tag with
legible designation of botanical and common name.
a. Where formal arrangements or consecutive order of trees or shrubs are shown, select
stock for uniform height and spread.
6. Inspection: The Architect may inspect trees and shrubs either at place of growth or at site
before planting, for compliance with requirements for genus, species, variety, size, and
quality. Architect retains right to further inspect trees and shrubs for size and condition of
balls and root systems, insects, injuries and latent defects, and to reject unsatisfactory or
defective material at any time during progress of work. Remove rejected trees or shrubs
immediately from project site.
1.4 SUBMITTALS
A. General: Submit the following in accordance with Conditions of Contract and Division 1
Specification Sections.
B. Plant and Material Certifications:
1. Certificates of inspection as required by governmental authorities.
2. Manufacturer's or vendor's certified analysis for soil amendments and fertilizer materials.
3. Label data substantiating that plants, trees, shrubs and planting materials comply specified
requirements.
4. Seed vendor's certified statement for each grass seed mixture required, stating botanical
and common name, percentages by weight, and percentages of purity, germination, and
weed seed for each grass seed species.
C. Mulch: Submit 1 gal bag of mulch sample for approval.
1.5 DELIVERY, STORAGE AND HANDLING
A. Seed shall be delivered to site in unopened container, with seed and inert material content
clearly marked on outside of container. Container shall be stored on site for tally.
B. Sod: Time delivery so that sod will be placed within 24 hours after stripping. Protect sod
against drying and breaking of rolled strips.
C. Trees and Shrubs: Provide freshly dug trees and shrubs. Do not prune prior to delivery unless
otherwise approved by Architect. Do not bend or bind-tie trees or shrubs in such manner as to
damage bark, break branches, or destroy natural shape. Provide protective covering during
delivery. Do not drop balled and burlapped stock during delivery.
D. Deliver trees and shrubs after preparations for planting have been completed and plant
immediately. If planting is delayed more than 6 hours after delivery, set trees and shrubs in
shade, protect from weather and mechanical damage, and keep roots moist by covering with
mulch, burlap or other acceptable means of retaining moisture.
E. Do not remove container-grown stock from containers until planting time.
F. Do not drop or dump materials from vehicles during delivery or handling. Avoid any damage to
rootballs during deliver, storage and handling.
1.6 JOB CONDITIONS
A. Utilities: Determine location of underground utilities and work in a manner which will avoid
possible damage. Hand excavate, as required. Maintain grade stakes until removal is
mutually agreed upon by parties concerned.
B. Excavation: When conditions detrimental to plant growth are encountered, such rubble fill,
adverse drainage conditions, or obstructions, notify Architect before planting.
C. Adjacent Landscape: Protect planted areas adjacent to construction area. Replace or
recondition to prior conditions at project completion.
1.7 SEQUENCING AND SCHEDULING
A.Planting Time: Proceed with, and complete landscape work as rapidly as portions of site
become available, working within seasonal limitations for each kind of landscape work
required.
1.Plant or install all plant materials during normal planting seasons from 15 March to 15
November.
2.Correlate planting with specified maintenance periods to provide maintenance from date
of substantial completion.
B.Coordination with Lawns: Plant trees and shrubs after final grades are established and prior to
planting of lawns, unless otherwise acceptable to Architect. If planting of trees and shrubs
occurs after lawn work, protect lawn areas and promptly repair damage to lawns resulting from
planting operations.
1.8 SPECIAL PROJECT WARRANTY
A.Warranty lawns through specified lawn maintenance period, until Final Project Acceptance.
B.Warranty trees and shrubs, for a period of one year after date of substantial completion,
against defects including death and unsatisfactory growth, except for defects resulting from
neglect by Owner, abuse or damage by others, or unusual phenomena or incidents beyond
Landscape Installer's control.
C.Remove and replace trees, shrubs, or other plants dead or in unhealthy condition during
warranty period. Make replacements during growth season following end of warranty period.
Replace trees and shrubs which are in doubtful condition at end of warranty period; unless, in
opinion of Architect, it is advisable to extend warranty period for a full growing season.
PART 2 - PRODUCTS
2.1 TOPSOIL
A.If deemed usable, native topsoil shall be stockpiled for re-use in landscape work. Topsoil shall
be fertile, friable, natural loam, surface soil, reasonable free of subsoil, clay lumps, brush,
weeds, roots, stumps, stones larger than 1 inch in any dimension, and other extraneous or
toxic matter harmful to plant growth.
1. Contractor shall send a minimum of three (3) representative topsoil samples for testing.
See testing requirements below. Contractor is responsible for whatever soil additives are
recommended by the tests. Submit to Architect for approval. Compost will be added to
other additives and added regardless of test results.
B.If quantity of stockpiled topsoil is insufficient, contractor to provide imported topsoil that is
fertile, friable, natural loam, surface soil, reasonably free of subsoil, clay lumps, brush, weeds
and other litter, and free of roots, stumps, stones larger than 1 inches in any dimension, and
other extraneous or toxic matter harmful to plant growth.
1.Obtain topsoil from local sources or areas with similar soil characteristics to that of project
site. Obtain topsoil only from naturally well-drained sites where topsoil occurs in a depth
of not less than 4 inches. Do not obtain from bogs or marshes.
2.Composition: Topsoil shall contain from 1 to 20% organic matter as determined by the
Organic Carbon, 6A, Chemical Analysis Method described in USDA Soil Survey
Investigation Report No. 1. Maximum particle size, 3/4-inch, with maximum 3% retained
on 1/4-inch screen.
Other components shall conform to the following limits:
pH 6.5 to 7.5
Soluble Salts 600 ppm maximum
Silt 25-50%
Clay 10-30%
Sand 20-50%
3. Contractor shall submit representative soil report on imported topsoil proposed for use
for approval. Report shall meet standards below. Contractor is responsible for whatever
soil additives are recommended by the test. Compost will be in addition to other additives
and added regardless of test results.
3.6 PLANTING TREES AND SHRUBS
A. Set balled and burlapped (B&B) stock on layer of compacted planting soil mixture, plumb and in center
of pit or trench with top of ball at same elevation as adjacent finished landscape grades. Remove
burlap from sides of balls; retain on bottoms. When set, place additional backfill around base and sides
of ball, and work each layer to settle backfill and eliminate voids and air pockets. Place fertilizer tablets
in excavated area per manufacture's written instructions. When excavation is approximately 2/3 full,
water roughly before placing remainder of backfill. Repeat watering until no more is absorbed. Water
again after placing final layer of backfill. Remove all ties from around base of trunk.
B. Set container grown stock, as specified, for balled burlapped stock, except cut cans on 2 sides with an
approved can cutter and remove can; remove bottoms of wooden boxes after partial backfilling so as
not to damage root balls.
C. Trees planted in turf area: Remove turf 3' dia around tree trunk. Dish top of backfill to allow for
mulching.
D. Mulch pits, and planted areas. Provide not less than following thickness of mulch, and work into top of
backfill and finish level with adjacent finish grades.
1. Provide 3 inches thickness of mulch.
E. If season and weather conditions dictate, apply anti-desiccant, using power spray, to provide an
adequate film over trunks, branches, stems, twigs and foliage.
F. Prune, thin out, and shape trees and shrubs in accordance with standard horticultural practice. Prune
trees to retain required height and spread. Unless otherwise directed by Architect, do not cut tree
leaders, and remove only injured or dead branches from flowering trees, if any. Prune shrubs to retain
natural character.
G. Remove and replace excessively pruned or misformed stock resulting from improper pruning.
H. Guy and stake trees immediately after planting, as indicated.
I. Apply approved herbicide to all shrub bed areas at manufacture specified rate. Re-apply as necessary
for elimination of weeds.
3.7 SODDING NEW LAWNS
A.General: Install lawn sod in all areas designated on the drawings.
B.Soil Preparation
1.Any sod lawn areas that may have become compacted prior to sodding must be scarified to a depth
of eight (8) inches by approved means, then finish graded as hereinbefore described.
C.Lay sod within 24 hours from time of stripping. Do not plant dormant sod or if ground is frozen.
D.Sod Placement
1.Sod will be brought onto lawn areas by wheeled means with proper protection of sod beds. Sod
layers shall be experienced, or if inexperienced, shall be constantly supervised by an experienced
foreman. The Contractor shall insure that the base immediately ahead of sod layer is moist. Sod
shall be laid tight with not gaps. Allowance shall be made for shrinkage. Lay sod with long edges
perpendicular to primary slope.
2.Lay to form a solid mass with tightly fitted joints. Butt ends and sides of strips; do not overlap.
Stagger strips to offset joints in adjacent courses. Work on boards to avoid damage to subgrade or
sod. Tamp or roll lightly to ensure contact with subgrade. Work sifted soil into minor cracks
between pieces; remove excess to avoid smothering of adjacent grass.
3.Sod shall be rolled with a two hundred (200) pound roller after installation to insure proper contact
between soil and sod. Final rolling must provide a uniform surface. After final rolling, the sod lawn
shall be mowed and watered. Approval of sod lawns shall be based on uniform, healthy and
vigorous growth with no dry or dead spots.
4.Add fertilizer "B" at the manufacturer's recommended application rate.
E.Water sod thoroughly with a fine spray immediately after planting.
F.Sodded Lawn Establishment
1.The Contractor shall be responsible for first mowing, subsequent mowings and fertilizing of sod
lawn areas until Final Acceptance of the project.
2.Mowing shall be done by an approved "reel" type mower. Mower blades shall be set at two (2)
inches high for all mowings.
3.Subsequent fertilizing shall occur three to four weeks after installation. Apply fertilizer as per the
Manufacturer's recommended application rate. Verify all methods of application. Contractor shall
notify the Architect in writing that the fertilizer applications have occurred and on what dates.
3.8 SEEDING
A. General
1.Seeding for irrigated areas shall be accomplished in the spring (after March 15) or fall (before
October 1) of the year and/or when weather conditions are favorable for proper working of the soil
and seed germination.
2.Seed shall be spread by approved mechanical (hopper or culti-packer) or hydroseed methods only.
3.Seeding shall be done only after topsoil mix placement, finish grading, adjacent construction and
plantings have been completed and approved by Architect.
B.Soil Preparation: Any seeded lawn area that has become compacted prior to seeding must be
scarified to a depth of eight (8) inches by approved means, then finish graded as hereinbefore described.
C.Seeding - Mechanical Method
1.Apply fertilizer at the manufacturer's recommended application rate. Thoroughly mix six (6) inches
deep, taking care not to incorporate subsoil into topsoil mix. After mixing is complete, remove any
debris or rocks over one (1) inch in size. Rake to true grade and roll for firmness. If soil is dry,
lightly sprinkle prior to rolling. Grades after rolling to be approved by Architect prior to seeding.
2.Seed Application Rate: See "Products".
3.Seed Application Method
a.Using a hopper type seeder, seeding shall be done on a still day, with one-half (2) of the
seed to reach area being sown in a direction at right angles to the other half. After seeding,
the surface shall be lightly raked parallel to the contours such that half or more of the seed is
lightly covered by soil, then rolled once with a roller weighing not less than one hundred
(100) pounds per lineal foot, and finally watered with a fine spray.
b.A culti-packer or approved similar equipment may be used to drill, cover, and firm the seed
bed in one operation.
4.After seeding, raking and rolling, lawn areas shall be covered with a one (1) inch loose layer of
clean wheat or oat straw. Straw shall be kept moist until the lawn is established. Remove loose
straw from site.
D.Seeding - Hydroseed Method
1.No hydroseeding after a rain or when the wind exceeds five (5) miles per hour.
2.Use only where slopes exceed 5:1.
3.Spray the mixture of water, seed, mulch and commercial fertilizer evenly over the planting area.
E.Seeding Areas Establishment
1.The Contractor shall be responsible for the first mowing and subsequent mowings, watering and
fertilizing of seeded areas until Final Acceptance of the project. Subsequent mowings shall be the
Owner's responsibility.
2.First mowing shall be done when lawn areas are well established; when germination approaches
ninety percent and height exceeds two and one-half (2 1/2) inches as approved by the Architect.
Set mower height at two (2) inches high for first and subsequent mowings.
3.Fertilizing shall occur after the first mowing. Apply fertilizer as per the manufacturer's
recommended application rate.
4.Seed beds must achieve ninety (90) percent germination and be uniform in appearance, free of
weeds and/or other undesirable plant species as approved by the Architect.
5.Check for barren areas in seed bed approximately twenty-one (21) days after seeding and
overseed as originally specified at the time or at such time as weather and season permit for seed
germination or as approved by the Architect. The Architect shall determine and approve the
necessity and extent of overseeding in order to achieve the ninety (90) percent germination
uniformity throughout the seed bed areas necessary for Final Acceptance.
6.Seeded areas shall be established as specified above at time of substantial completion.
3.9 MAINTENANCE
A.Begin landscape maintenance immediately after planting. Maintenance shall continue until Project
Final Acceptance.
B.Maintain trees, shrubs, and other plants by pruning, cultivating, and weeding as required for healthy
growth. Restore planting saucers. Tighten and repair stake and guy supports and reset trees and
shrubs to proper grades or vertical position as required. Restore or replace damaged wrappings. Spray
as required to keep trees and shrubs free of insects and disease.
C.Maintain lawns by watering, fertilizing, weeding, mowing, trimming, and other operations such as
tolling, regrading and replanting as required to establish a smooth, acceptable lawn, free of eroded or
bare areas.
D.Maintain lawns for no less than period stated above, or longer as required to establish acceptable
lawn. If seeded in fall and not given full 60 days of maintenance before Final Acceptance, or if not
considered acceptable at that time, continue maintenance the following spring until acceptable lawn is
established.
3.10 CLEANUP AND PROTECTION
A.During landscape work, keep pavements clean and work area in an orderly condition.
B.Protect landscape work and materials from damage due to landscape operations, operations by other
contractors and trades, and trespassers. Maintain protection during installation and maintenance
periods. Treat, repair, or replace damaged landscape work as directed.
3.11 INSPECTION AND ACCEPTANCE
A.When landscape work is completed, including maintenance, Architect will, upon request, make an
inspection to determine acceptability.
B.When inspected landscape work does not comply with requirements, replace rejected work and
continue specified maintenance until reinspected by Architect and found to be acceptable. Remove
rejected plants and materials promptly from project site.
END OF SECTION
E. Pressure Regulator: Netafim Model PRV075HF35, 3/4", one per zones.
F. Flushing Valve: Netafim Model TLFV-1, two per zone (each end).
G. Filter: Netafim Model DF075-120, 3/4" filter; one per drip zone.
H. Air Relief Valve: Netafim Model TLAVRV,
2.5 MISCELLANEOUS
A. Chemicals: primer and solvent glue as required by pipe manufacturer.
B. Valve box - high impact plastic, green in color.
C. Valve cover and frame - compatible with valve box with provision for locking.
D. Drainage backfill - clean gravel or crushed stone, graded from 3" maximum to
3/4" minimum.
PART 3 - EXECUTION
3.1 GENERAL
A. Install system to provide for adequate protection against freeze damage.
B. Install system in accordance with approved Contractor design drawings. All
deviations from the plans must be approved, and clearly recorded on record drawing.
C. Install system and components in strict accordance with manufacturer's
recommendations.
D. Install quick coupler(s) on main supply line, approximately equal spacing, at
valve box locations or intervals of approximately 200 feet, whichever is greater.
Locate adjacent to paved surfaces, at valve boxes where practical.
3.2 SURFACE CONDITIONS
A. Examine the areas and conditions under which work will be performed. Notify
Contractor of conditions detrimental to timely and proper completion of Section
work. Do not proceed until unsatisfactory conditions are corrected.
B. Locate all underground utilities and structures and notify Architect of any
conflict with Section work. Protect structures and utilities. Repair or
replace said structures or utilities damaged by this work at no cost to the Owner.
3.3 SLEEVING
A. Sleeving installed by others. Coordinate with other trades.
3.4 TRENCHING AND BACKFILLING
A. Trenching and backfilling shall be per applicable ISPWC Section.
B. Cut trenches straight and without abrupt grade changes to allow the following
minimum cover:
1. Main Lines and Sleeving: 18 inches.
2. PVC Laterals: 12 inches.
C. Surround lines with 2 inches of clean rock-free material on all sides.
3.5 MISCELLANEOUS VALVES
A. Install manual drain valves up stream. Install devise at mainline tap in accordance
with manufacturer requirements for complete operation. Install backflow provision
and connect to controller.
3.6 CIRCUIT VALVES
A. Install in valve box, arranged for easy adjustment and removal.
1. Provide union on downstream side.
2. Adjust automatic control valves to provide flow rate of rated operating
pressure required for each sprinkler circuit.
3.7 PIPE INSTALLATION
A. Lay PVC pipe in accordance with standard and acceptable practice. Thrust
blocks to be used at points of intersection and change of direction in main line
pipe as per manufacturer's recommended specifications. Install manual drains.
B. PVC pipe joints, solvent welded except as indicated. Cut pipe square, deburr,
wipe from surface all saw chips, dust, dirt, moisture and any foreign matter
which may contaminate the cemented joint. Apply cleaner/primer and solvent
cement, make joints in accordance with manufacturer's recommendations. Use
Teflon thread sealant (tape) at all threaded joints.
C.Contractor shall size pipe according to schedule provided. Flow velocities shall
not exceed 5 feet/second in all cases. Lateral lines shall be laid out and installed
per zone to balance the pressure loss and provide minimum fluctuation in system
operating pressures.
Pipe Size Pipe Section Pipe Size Pipe Section
3/4" 0-9 GPM 1 1/2" 26-34 GPM
1" 10-17 GPM 2" 35-50 GPM
1 1/4" 18-25 GPM 2 1/2" 51-80 GPM
D. Techline Drip Line: Place in shallow furrow at 1"-2" below finish topsoil grade, below layer
of specified mulch. Lay in uniform grid pattern in groundcover/shrub areas (rows 18"-24"
apart max). Coil 20 linear feet at each balled and burlapped tree around base and to allow
for tree removal if required. Staple drip line every 36" max. Flush all lines with full head
of water prior to installation of flush valves at end of circuit runs.
E. Flush Valves: Install flush valve at end of each drip line run.
3.8 SPRINKLER HEADS
A. Flush circuit lines with full head of water prior to head installation.
1. Install heads at level with mulch
2. Locate part-circle shrubbery heads to maintain a minimum distance of six
inches (6") from walls and four inches (4") from other boundaries unless
otherwise indicated. Keep overspray to a minimum.
3.9 CONTROL WIRE INSTALLATION
A. Bury wires beside or below main line pipe in same trench.
B. Bundle multiple wires together with tape at ten feet (10') maximum intervals.
C. Provide 36 inch loop in wires at each valve where controls are connected and
at 100' maximum intervals between.
D. Make all electrical joints (splices) in boxes only. Make electrical joints
waterproof. Scotch-Lock connectors, or approved.
3.10 AUTOMATIC CONTROLLER
A. Install on site as approved. Verify location with Owner Representative.
B. Install typewritten legend inside controller door.
3.11 TESTING
A. Do not allow or cause any work of this Section to be covered up or enclosed
until it has been inspected and tested.
B. Pressure testing:
1. Make necessary provision for thoroughly bleeding the line of air and debris.
2. Before testing, cap all risers, and install all valves.
3. Fill all main supply lines with water. Pressurize to 100 psi. Close air supply
and test for leakage. Test shall be approved if no greater than 5 psi loss
occurs in 15 minutes.
4. Fill all zone lines with water to static pressure. Hold for 15 minutes.
Inspect for leakage.
5. Contractor shall provide all required testing equipment and personnel. Test
shall be performed in presence of Architect. Contractor shall make notice
of test (48) hours in advance.
6. Provide required testing equipment and personnel.
7. Repair leaks, and retest until acceptance by the Architect.
C. Coverage inspection: upon completion of all systems, perform a coverage test
to determine if coverage of water afforded all areas is complete, adequate and
uniform. Change heads, nozzles, orifices and/or adjustment as directed to
provide uniform coverage.
D. Final inspection:
1. Clean, adjust, and balance all systems. Verify that:
a. Remote control valves are properly balanced;
b. Heads are properly adjusted for radius and arc of coverage;
c. The installed system is workable, clean and efficient.
E. Winterization: Winterize system at the end of first season of system operation.
Review procedures with Owner Representative.
END OF SECTION
SECTION 32 84 00 - IRRIGATION (PERFORMANCE)
PART 1 - GENERAL
1.1 CONDITIONS AND REQUIREMENTS:
A. General and Supplementary Conditions, and Division 1 General Requirements.
1.2 SUMMARY
A. Work included:
1. Provide and install a complete and operating automatic irrigation system for
all lawn and planting areas.
2. Connect to main water supply at existing site stubout as provided.
3. Sleeving under paved areas (by others)
4. Obtain and pay for all permits and fees for the work of this section.
5. Perform work on a design/construct basis, subject to the requirements of
the Contract Documents, applicable codes, and good design practice.
6. Winterization of system.
1.3 SUBMITTALS
A. Within 30 days after Contractor's receipt of Owner's Notice to Proceed, submit:
1. Manufacturer's printed product information and catalog cut sheets for all
system components; five copies.
B. Shop Drawings: Submit shop drawings for underground irrigation system including
plan layout and details illustrating location and type of head, type and size
of valve, piping circuits, circuit GPM, pipe size, controls, and accessories.
C. Record Drawings: At completion of this work, submit to the Contractor:
1. Record Drawings; reproducible and five prints.
2. Operations and Maintenance information (2 copies), including:
a. Information including descriptive details, parts list, specifications,
maintenance schedules and procedures for system components.
b. Operation, adjustment of system and components instructions.
c. Winterization procedures.
d. Schedule indicating required open valve time to produce given precipitation
amounts and seasonal adjustments.
e. Warranties and guarantees.
f. Submit five copies.
1.4 GUARANTEE
A. Guarantee in writing all materials, equipment and workmanship furnished to be
free of all defects of workmanship and materials. Within one year after date of
Substantial Completion repair or replace all defective parts or workmanship that
may be found at no additional cost to Owner.
B. Fill and repair all depressions and replace all necessary lawn and planting which
result from the settlement of irrigation trenches for one year after date of
Substantial Completion.
C. Supply all manufacturer's printed guarantees.
1.5 QUALITY ASSURANCE
A. Contractor shall be licensed in the State in which this work is being performed.
B. Contractor shall have at least two years prior experience in projects of equal
or larger scope. Provide minimum of three references and list of similar
projects with owners' names, addresses, and phone numbers, when requested by
Owner.
C. Contractor shall employ on site at all times a foreman who is thoroughly
experienced and competent in all phases of the work of this Section.
1.6 SYSTEM DESCRIPTION
A. Design requirements:
1. Minimum water coverage: Planting areas - 85%, Lawn areas - 100%
2. Layout system to obtain optimum coverage using manufacturer's standard
heads. Spray on walks, walls or paved areas is not acceptable.
3. Zoning shall be designed for optimum use of available pressure and efficient
distribution for types of plantings and shapes of planting areas.
4. Design pressures: Install pressure regulating equipment as necessary.
5. Provide/install approved fixed tee or coupling device for air blow winterization.
Location shall be on main supply line downstream from main shut off valve.
6. Install approved backflow prevention device in conformance with local or
prevailing codes, and in approved site location. Provide for drainage
without erosive damage.
1.7 EXTRA EQUIPMENT
A. In addition to installed system, furnish owner with the following:
1. Valve operating key and marker key.
2. Wrench for each sprinkler head cover type.
3. Two (2) sprinkler head bodies of each size and type.
4. Two (2) nozzles for each size and type used.
B. Store above items safely until Substantial Completion.
C. Deliver above items at Substantial Completion.
PART 2 - PRODUCTS
2.1 PIPE AND FITTINGS
A. PVC 1120, ASTM D-1784, permanently marked with manufacturer's name,
schedule rating, size, type. Solvent-weld type:
1. Pipe:
a. Pressure lines: Schedule 40 solvent weld.
b. Lateral lines: Class 200 pvc.
c. Sleeving: Class 200 pvc.
2. Fittings: Schedule 40 PVC, solvent-weld type. Install threaded joints where
required at valves, risers, etc.
3. Risers: Lawn and shrub heads - flexible and damage-resistant plastic
"polypipe" riser.
4. Solvent: NSF approved solvent for Type I & II PVC.
B. Polyethylene Pipe
1. Pipe: Class 100, 3/4" lateral line, for use on drip irrigation zone(s) where
drip tubing is not otherwise used.
2. Fittings: Schedule 80 PVC.
3. Clamps: Stainless Steel.
C. Drip Line: Netafim Techline Dripperline, with .6 GPH drippers at 18" spacing.
2.2 SPRINKLER HEADS
A. Description: Appropriate for application in throw, pressure and discharge. Each
type of head shall be of a single manufacturer.
1. Lawn heads: pop-up type.
B. Manufacturer: Rainbird, Hunter, Weathermatic Irrigation Company.
2.3 AUTOMATIC CONTROL SYSTEM
A. General; Furnish low voltage system manufactured expressly for control of
automatic circuit valves of underground irrigation systems. Provide unit of
capacity to suit number of circuits as indicated.
B. Control Enclosure: Manufacturer's standard wall mount with locking cover,
complying with NFPA 70.
C. Circuit Control: each circuit variable from approximately 5 to 60 minutes.
Including switch for manual or automatic operation of each circuit.
D. Timing Device: Adjustable 24-hour and 7 or 14 day clocks to operate any time
of day and skip any day in a 7 or 14 day period.
E. Wiring: Solid or stranded direct-burial type as recommended by manufacturer
of control unit; type AWG-UF, UL approved.
2.4 VALVING
A. Manual valves: brass or bronze for direct burial, gate valves, 150 pound class,
threaded connection with cross type handle designed to receive operating key.
B. Automatic circuit valves: high impact plastic with corrosion-resistant internal
parts. Low power solenoid control, normally closed, with manual flow
adjustment; same manufacturer as control unit.
1. Standard sprinkler valve shall be Rainbird PEB-PRS-B. Use scrubber
valve if not connected to potable water.
2. Drip Control Zone Kit: Hunter PCZ-101.
C. Quick coupler valve: brass or bronze construction with hinged top. One per zone
or valve grouping.
D. Manual drain valves:
1. Bronze construction, straight type, 150 pound class, threaded connections,
with cross type operating handle designed to receive operating key. Calco,
Champion 100, or approved equal.
2. Size: 3/4 inch.
City of Caldwell
APPROVED FOR CONSTRUCTION
These plans and/or specifications have been reviewed for
compliance with the City of Caldwell specifications. This
review does not relieve the owner, engineer, or contractor of
the responsibility to design and/or construct these facilities in
compliance with all current applicable federal, state, and local
laws, rules, regulations, ordinances, orders of decisions,
development agreements, or specifications. Inconsistencies
not isolated by City staff shall not be construed as approved
unless specifically addressed as a variance and granted by
City Council as a variance. The City retains the right to enforce
provisions of said document and policies even if
inconsistencies are not noted by the City. Any revisions of
these approved plans will require a resubmittal for a full review
and approval.
Name:Martin Gergen