HomeMy WebLinkAboutPublic Agency ANN-123-06 Rimrock subdivisionaD
PUBLIC AGENCY
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To:Gian Paolo IVlammone
From:Gordon Lau/, City Engineer
Tim King, Engineering Tech ll
Re:SUB/PUD.152P.O6 SUP 271-06
ANN-1 23-06 Rimrock Subdivision
Date:July 5, 2006
The Engineering Department provides the following comments on a request by Landmark
Engineering & Planning for annexatron of 21.12-aqes of land and preliminary plat approval of 52
residential lots, 7 common lots. The site is located at 1420 East Ustick Road.
Pg!'elopment Plans
1 . Development Plans - Prior to commencing construction, plans must be prepared by the
developer's engineer and approved by the City Engineering Department which shall include the
following items:
a. Street section and alignment (including curb and gutter);
b. Sidewalk (5 foot on Ustick Road, 4 foot on others);
c. Sanitary sewer (per City and DEQ requirements);
d. Potable water (per City and DEQ requirements),
e. Stormwater facilities (per City Policy);
f. Street lighting (at intersections and maximum spacing of 350 feet and must meet ldaho
Power design standards plus conform identically to the lamp, ballast, and sensor switching
equipment used by ldaho Power or City Engineer approved alternative);
g. Street signage (per City and MUTCD requirements);
h. lrrigation system (per government irrigation provider requirements);
i. Vertical Datum based on NAVD 88 Datum.
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Page 1 of 5
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1. Easements for Utilities should be 10 feet wide along street frontage and each side of back lot
lines and 5 feet wide on interior lot lines. A 10 foot wide pressure irrigation easement should be
reserved for select interior lot lines. Refer to the cities Subdivision Ordinance 1 1-03-06 (1).
2. Appropriate easements for drains, canals or supply ditches, transmission lines, and other
utilities shall be clearly indicated on the face of the plat (visually and/or in writing).
3. All street, sewer, water, fire protection, and street light facilities must be dedicated to the City-
Some conveyance facilities for stormwater drainage may be eligible for dedication to the City.
4. Construction of dedicated facilities is to be performed by an appropriately licensed public works
contractor and constructed to City of Caldwell specifications.
5. Prior to commencement of construction in any dedicated right-of-way, or construction of any
improvement intended for dedication to lhe City or connected to a City facility, the Caty
Engineering staff is to be notified. This preferably will take place in a pre-construction
conference scheduled by the engineer of record in which all appropriate personnel and utilities
are present. Appropriate City personnel are to be notified in advance of all testing (including
compaction, pressure and coliform, etc.) and given opportunity to be present during conduct of
the testing. The engineer of record or his designated representative is to witness all tests and a
log of inspection visits and testing results is to be kept by the engineer of record or his
representative.
6. The developer is to employ a responsible design professional, preferably the engineer of
record, to oversee and inspect construction, to perform and/or observe all requisite testing of
completed facilities, and to certify that improvements have been constructed according to
approved plans and in compliance with applicable City, State, and Federal standards_
7. The engineer of record shall be held responsible to ensure that subdivision improvements are
in substantial compliance wrth said engineer's design. Following the construction of the
subdivision improvements, the developers engineer shall provide the City of Caldwell
Engineering Department with reproducible Mylar As-built plans suitable for blue-line
reproduction for future reference and to allow establish that the engineer of record has caused
construction to occur in substantial compliance with the design of said engineer of record.
lrriqation
1. The developer shall maintain any existing upstream dratnage rights and downstream
irrigation rights across the property. During the design phase of this project, the developer
or his engineer is to contact the appropriate irrigation district to help ascertain these rights.
These rights shall be shown in full, topographically, and submitted for review along with the
developments proposed construction drawings. Appropriate facilities to convey irrigation and
drainage water across the property to take care of any offsite needs shall be included. A
letter is to be obtained from the appropriate irrigatron district indicating their concurrence
with the design and facilities that preserve these existing rights, if any. There is to be no
discharge of gravity irrigation return water into the subdivision storm water system.
Page 2 of 5
General
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2. The development is to include a non-potable water pressure rrrigation system. The design of
this pressure irrigation system is to be reviewed and approved by the government irrigation
provider prior to construction plan approval. lt shall be required that the system will be
operated and maintained by a government irrigation provider.
3. The applicant shall transfer a proportionate share of any existing water right(s), except those
held in trust by an irrigation district, to the City of Caldwell for both irrigation and domestic water
supply for the subject development. lf this should occur, The City shall assist in registering the
transfer.
1 . As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the City Stormwaler Management Policy and any updates adopted
subsequent to this appljcation. lt is to be noted that retention designs will be denied in most
instances. A copy of this policy is available upon request. The engineer of record is to provide
calculations, which indicate that the assumptions in his stormwater drainage plan comply with
the requirements of the stormwater poficy. For any off-site discharge, approval for design of the
outfall from the agency responsible for the receiving water body is required before final plat
approval.
2. The applicant shall identify and retain all historical drainage discharge points from the property
for the purpose of draining on site storm water detention facilities.
3. The final plat drawing should indicate that storm water detention basins are to be placed in
common lots in accordance with the referenced Stormwater policy. A note should be placed on
the flnal plat indicating that all areas designated as common areas are to be operated and
maintained by the home owners association.
Riqhts-of-W av
1. Ustick Road is classified as a Principal Arterial. The applicant shall be required to dedicate as
public right-of-way a forty-five (45) foot one-half width right-of-way along the Ustick Road
frontage (minus existing) to meet City of Caldwell requirements.
2. Construction of any non classified interior street requires the applicant to dedicate as public
right-of-way a minimum fifty-one (51) foot full width right-of-way for said street.
3. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to
the public.
The applicant shall improve Ustick Road to include a 33- foot one- half width street section from
centerline to back of curb. The street shall fealure standard vertical curb and gutter, 5 foot
sidewalks, sub-base and asphalt paving, required storm water drainage facillties and
streetlights.
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Page 3 of 5
Storm Drairr
Street
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2. Any non-classified interior streets constructed shall be at a width of 37 feet to back of curb
within a 56 foot right-oFway. The streets shall feature standard rolled curb or 6 inch vertical
curb, gutter, 4 foot sidewalks, sub-base and asphalt paving, required storm water drainage
facilities and streetlights. A note shall be placed on the Final Plat indicating that all rights-of-way
are to be dedicated to the public.
3. Any approaches on Ustick Road will be required to comply with ACHD intersection and
driveway spacing and alignment standards as adopted by the City of Caldwell at a minimum.
Proposed access points appear to meet these standards.
4. The applicant shall extend Lava Rock Street to the proposed developments westerly boundary
to facilitate connectivity to the adjacent undeveloped parcel.
5. ln accordance with City requirements, a note shall be placed on the final plat stating that no
individual lot will be allowed to take direct access to Ustick Road.
Traffic Mitiqation
Page 4 of 5
'1. The applicant shall be required to make the following improvements:a. lnstall a westbound left turn lane at the Ustick Road site approach with
appropriate tapers.2. The Rimrock Subdivision is expected to generate 1,516 newvehicle trips perday. 166
of these vehicle trips are expected to be generated in the critical (P.M.) peak hour.
Community Planning Association of Southwest ldaho has computed the average trip
length in Canyon County to be 7.3 mi. Traffic impact mitigation should presumably occur
at both trip ends so % of the trip length should be attributed to each end. lt is estimated
that trips will encounter a major intersection every half mile along any given path. The
capacity of an average fully improved intersection (assumed to be the intersection of a
collector and an arterial road) is estimated to be 5,080 vehicles/hour. Trips generated by
the Rimrock Subdivision will utilize: (166 veh trip/hr - 7.3 mi/trip - 0.5 trip ends " 2
intersections/mi)/5,080 veh/hr per avg intersection = 24% of the capacity at an average
intersection. This percentage represents the total capacity utilized from each
intersection (once fully improved) encountered by trips generated over the developments
half of the generated tr:p length.a. The applicant shall construct or contribute 24o/o o{ the total improvements needed
for an average intersection as defined at a location to be determined by staff,b. Staff recommends that these improvements or monies in lieu of improvemenls be
applied to the intersections of Ustick and Montana Avenue and/or Ustick and
lndiana Avenue where several turn lanes are presently needed.
Water
1. The location of water service, including sizing of mains, providing of easements, frontage
construction, and offsite construction are to be decided during review of improvement plans.
This development will be required to comply with the Water Master Study.
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2. All on site water mains will n€ed to be looped into existing mains for fire flow and water quality
purposes, lnternal main sizing and construction plan approval, will be dependent upon the
availability of fire flow.
3. The applicant will be required (where applicable) to extend all water mainlines to the center of
adjacent roadways for connectivity by future developments. Locations of said extensions will be
decided during the review of the improvement plans.
1. The location of sewer service, including sizing of mains, providing of easements, frontage
construction, and offsite conslruction are to be decided during review of improvemenl plans.
The site will be required to comply with the revised Dixie lnterceptor Sewer Study.
2. Any easements for sewer lines not in the right-of-way should be at least 20 feet in width.
Easements for adjacent sewer and water lines not in the right-of-way should be 30 feet in
width.
3. The applicant shall provide a temporary 30 foot easement centered over any required sewer
trunk line e)dension alignments to facilitate adjacent developments. The temporary easement
shall be retained until replaced by a permanent easement or recorded public right-of-way.
4. The applicant will be required (where applicable) to extend all sewer mainlines to the center of
adjacent roadways for connectivity by future developments. Locations of said extensions will be
decided during the review of the improvement plans.
Plat
1 . Prior to approval of the final plat, subdivision facilities must be completed or an appropriate
construction security provided. There may be temporary restrictions to the obtaining of building
permits, even with acceptable construction security, depending on fire protection, emergency
service requirements, and City approval of the sanitary sewer system. A 50% temporary
restriction to obtaining of building permits will be enforced until all facility construction has been
completed, inspected and certified by the developers engineer including all punch list items. All
facility construction must be complete before occupancy will be allowed in any residence.
2. Upon recordation of the plat, the Engineering Department is to be provided with a reproducible
Mylar copy of said document, suitable for blue line reproduction,
3. An electronic copy of the Final Plat suitable for mapping and addressing purposes will be
required with Final Plat submittal.
Page 5 of 5
Sanitary Se'arer
06/22/2006 11: 22 FAX 2084594191 PIONEER IRRIGATION r CALDTELL P Z 4001/00Joo
JEFF SCOTT
Superint9ndent
P.O. Box426 . CALDWELL, IDAHO 83606
(208) 45$,3617
MARK ZIRSCHKY
As6t. Sup€rintendent
NAIDA KELLEHER
Secretsry-Tl?asurer
June 22, 2006
City of Caldwell Community Development Department
Fax: 455-3050
Attn; Brlan Billingsley
Re: Case No. ANN-123-06 / SUP-271-06 / SUB/PUD-152P-06
(Rimrock Subdivision) Preliminary Plat
TO WHOM IT MAY CONCERN:
ptease be advised there is a delivery point in place for the propertv being proposed for development.
Pioneer lrrigation District's main concem is that all water rights within the District be honored, and that
access to inigation water be provided to every parcel of land. Delivery point for said property is
gate 4 - Messler Lateral.
All existing easements, right-of-ways, and other means used to honor the water rights to
downstream waterusers must be maintained and allowed to continue to exist' lt is imperative that no
one disrupt the delivery of water to a downstream water user.
Any lateral, canal, drain or other means used to deliver water, along which there is a right-of-way or
eaiement, must have the same kept clear of all obstructions at all tlmes. No fences, structures, or
other materials are allowed on any of the District's easements or right4f-ways AND they must be
recorded on the final plat.
Any discharge or run-off into a federal drain must meet the approval of Mr. John Caywood of the
Bureau of RLclamation. Pioneer lnigation District does not assume any responsibility for such an
approval. His telephone number is 383-2219.
please be advised that in order to satisfy the City of Caldwell and Canyon County requirements and
lF it is the lntent of the devetoper to prrt ih a pressurized irrigation system and have Pioneer take over
said system once the development is completed, the following steps are necessary:
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Pioneer Irrigation District
06/22/2004 11: 22 FAI 20E4584491 PIONEER IRRIGATIO:'I + CALDTELL P Z A oo2 / ooJoo
Said system must be put in according to the cunent Standards and Specifications of
Pioneer lnigation District.
2. A Construction, Operation and Maintenance Agreement must be written up and recorded
at the expense of the Developer and/or owner, All agreements must be reviewed by and
approved by the Dishict's Attorney, Scoft Campbell, of Moffatt Thomas in Boise. The
least expensive way to have an agreement drawn up which meets the needs of the District
is by having Mr. Campbell himself draw it up. Otherwise there will be traao attomey fees for
said developer and/or owner to pay. Mr. Campbell may be contacted at 345-2000. A
deposit of $1000.00 must be paid to Moffatt Thomas to cover the attomey fees before the
work can begin. Any unexpended portion of the deposit will be refunded. Pioneer
lmgation District will recommend disapproval of final plat approval until the necessary
agreement has been executed and recorded.
3. The engineering fees will be the responsibility of the developer and/or owner, and a
deposit must be paid in advanoe to Pioneer lrrigation District before the District will
authorize Mason & Stanfield, lnc. to review engineering plans. Plans must be received
by Pioneer lrrigation District by December l5th 2006. All construction which may
impact district facillties must be completed prlor to the March 15th 2007 deadline.
The conslruction time-frame which Ploneer allows is November 1d of the current
year to March lSth of the following year. Estimated costs for the District's engineering
fees are $500 plus $5.00 per lot. lf that amount fails to cover the costs involved due to the
necessity to revise plat maps, etc., additional costs will be billed out and paid prior to the
District's signing off on the final plat.
4. lf it is the developers plan to have Pioneer lrrigation District take over a pressurized
irrigation system for the subdivision, it will be necessary that the pump site be designed at
the District's curent point of delivery. Service to the subdivislon from the pump site must
have its own private delivery line from the delivery point to the subdivision.
5. The developer must contact the office of Mason & Stanfield, lnc. to make anangements
for on-site inspections to be made at various points of clnstruction. An engineer fiom
Mason & Stanfield, lnc. must be involved in the inspections as they are the engineers for
Pioneer lrrigation District and are familiar with the requirements of Pioneer.
6. Mason & Stanfield, lnc must walk through the site and develop a punch list to be
completed prior to recommending that Pioneer lrrigation District take over the pressurized
inigation system.
lf it is NOT the intent of the developer to request Pioneer lnigation Distract to take over a pressurized
inigation system within their completed development, then the above six steps do not apply to their
planned development.
Any proposed development which will have downstream waterusers using gravity flow inigation must
develop their irrigation system in a manner whioh will insure the downstream waterusers the ability to
acquire at least as much irrigation water for gravity flow inigation as what they reoeived prior to any
development or construction taking place. The gravity flow inigation system must be totally separate
from the proposed pressurized inigation syslem within a subdivision.
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06/22/2008 11:22 FAX 2084594491 PIONEER IRRI GATION + CALDWELL P Z Aoog/oo,I o
Please be advised, the developer shall submit detailed drawings of any proposed relocations of
Pioneer lnigation District's facilities, prior to preliminary plat approval. Any said relooalions are
subject to approval from the Superintendent and/or the Eoard of Directors of Pioneer lnigation District
Any construction that impacts Waters of the United States may require obtaining a 404 permit from
the Corp of Engineers. Greg Martinez of the Corp of Engineers can be contacted at 345-2154.
Prior to finalization of any Agreements with Pioneer lnigation District, Pioneer lnigation District must
receive a copy of a 404 permil that has been properly executed. lf it is determined by the Corp of
Engineers that a 404 permit ls not required, Pioneer lnigation District must be notified in writing by the
Corp of Engineers that said 404 permit is not required.
NOTE: This letter does not authorize any construction to commence until all the necessary
agrcements wlth Pioneer lrrigation District have been executed and recorded,
lf you have any questions, please feel free to call,
Sincerel
Mark F. Zirsch
Assistant Superintendent
cc: Gordon Law - City of Caldwell Engineering via fax 455-3012