HomeMy WebLinkAboutPublic Agency ANN-16-05 Mason Creeka I
PUBLIC AGENCY
ITF,M DATE SUBMITTED BY
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Memorandum
To:
From:
Date:
Re
Senior Planner
Robb MacDonald, City Engineer
ANN-16-05/SUP-16-1 6, Mason Creek Landing Sub
Oct 4th, 2016
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 (sidewalk width based on street classification);
c. Sanitary sewer (per City and DEQ requirements);
d. Potable water (per City and DEQ requirements);
e. Stormwater facilities (per City requirements/storm water manual);
f. Street lighting (per City standards);
g. Street signage (per City and MUTCD requirements);
h. Vertical Datum based on NAVD 88 Datum.
General
Easements for Public Utilities shall be 10 feet wrde minimum along all front lot lines. A
minimuml0 feet wide easement may be required along select interior lot lines to facilitate
pressure irrigation or other utilities.
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The Engineering Department provides the following comments on a request by Providence
Properties, LLC. to annex three parcels totaling 109.5 acres, more or less, with an R-2 (Medium
Density Residential) zoning designation, approval of a Development Agreement, and for
Preliminary Plat approval of Mason Creek Landing Subdivision consisting of 315 residential lots
and 34 common lots. Also being requested is a Special-Use Permit to allow for the construction of
21 four-plex residential structures. The subject properties are located on the east side of Middleton
Road, between the Skyway Street alignment and Linden Road (Parcel #'s R3430701100,
R3430700000, and R3430101100) in Caldwell, ldaho.
Development Plans
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2. Appropriate easements for emergency access, transmission lines and/or other utilities shall be
clearly indicated, with recorded instrument numbers provided for said easements, on the face
of the final plat (visually and in writing).
3. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
4. 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
5. Construction of facilities to be dedicated and/or within public right-of-way shall be performed by
an appropriately licensed public works contractor and shall be inspected by and constructed to
City of Caldwell speciflcations.
6. Prior to commencement of construction in any dedicated right-of-way, or construction of any
improvement intended for dedication to the City or connected to a City facility, the City
Engineering staff is to be notified. This preferably will take place in a pre-construction
conference scheduled by the engineer of re@rd 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 representalive is to witness all tests (not
covered by City inspectors) and a log of inspection visits and testing results is to be kept by the
engineer of record or his representative.
7. 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.
9. Any note, item or drawing element on the plats, construction drawings, engineering drawings
and/or design drawings related to the property inconsistent with City Codes, Policies and/or
Ordinances shall not be construed as approved unless specifically addressed and granted by
City Council.
Riqhts-of-Wa
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'1. Skyway Drive is classified as a Collector. The applicant shall dedicate as public right-of-way a
minimum thirty-five (35) foot half width right-of-way (from centerline) along the entire Skyway
Drive alignment (per City Standard R-810 C).
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8. The engineer of record shall be held responsible to ensure that subdivision improvements are
in substantial compliance with said engineer's design. Following the construction of the
subdivision improvements, the developers engineer shall provide the City of Caldwell
Engineering Department with electronic (.dwg) format record drawings spatially referenced to
the ldaho State Plane Coordinate System-West Zone, North America Datum (NAD) 83. Vertical
control shall be referenced to the North America Datum (NAVD) 88 for future reference and to
establish that the engineer of record has caused construction to occur in substantial
compliance with the design of said engineer of record.
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2. Middleton Road is classified as a Principal Arterial. The applicant shall dedicate as public right-
of-way a minimum fourty-eight (48) foot half width right.of-way (from centerline) along the entire
Middleton Road alignment (per City Standard R-810 A and R-810 F). This section of Middleton
Road is maintained by Canyon Highway District 4 (CHD4)and all right-of-way work, plan
review, and approvals for access on Middleton Road must be reviewed and approved by
CHD4, in addition to the City of Caldwell.
3. Linden Road is classified as a Minor Arterial. The applicant shall dedicate as public right-of-way
a minimum forty (40) foot half width right-of-way (from centerline) along the entire Skyway Drive
alignment (per City Standard R-810 B).
4. Santa Ana Avenue is classified as a Collector. The applicant shall dedicate as public rightof-
way a minimum thirty-five (35) foot half width righlof-way (from centerline) along the entire
Skyway Drive alignment (per City Standard R-810 C).
5. All interior local streets classified as residential shall be dedicated to the City. The applicant
shall dedicate as public right-of-way a minimum fifty-three (53)foot full width right-of-way (per
City Standard R-810 E).
6, A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to
the public.
Street
1. Full frontage half street improvements shall be completed to all classifled roads adjacent to the
proposed preliminary plat (including Middleton, Santa Ana, Linden, and Skyway in accordance
with all City of Caldwell standards and specifications. lmprovements shall include (but are not
limited to) curb, gutter, sidewalk, asphalt, streetlights, joint trench, communication conduit,
storm drainage facilities, etc. Paved asphalt sections (not including curb and gutter plat) for
Santa Ana and Linden shall be a minimum of 24' wide to accommodate 2 lanes of traffic.
2. The Developer is responsible for the design and construction of the improvements along the
entire Middleton Rd frontage: however, the City is obligated to finance the construction of the
improvements adjacent to the fire station parcel consistent with cost estimate provided by the
City Engineering Department.
The following are the required traffic related mitigation measures for the Mason Creek
Landing Subdivision resulting from the traffic impact study pursuant to City Code Chapter
10, Article 10. A traffic impact study will be required for this development because of the
volume of traffic produced.
. Provide a cross-access easement allowing use of approaches and cross-access of the site
by both onsite and adjacent development, This requirement shall be noted on the final plat.
,-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
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Traffic Mitiqation
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trip ends so % of the trip length should be attributed to each end. lt is estimated that trips will
encounter a ma.ior 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.
The estimated traffic resulting from the proposed density in this subdivision based on the
Trip Generation 7th Edition Manual sets the pm peak hour traffic flow at 318 vehicles (at 1.01
trips/dwelling) for single family detached and a pm peak hour traffic flow at 52 vehicles (at
0.62 trips/dwelling) for apartments. This totals 370 pm peak trips at full buildout.
Following the City of Caldwell's mitigation equation ((370 veh/hf7.3 mile/trip"0.5 kip
ends*2inter/mi) / (5080veh/hr)) the total contribution of this development to traffic mitigation
shall be 53.2% of a fully improved intersection. This percentage represents the total capacity
utilized from each intersection (once fully improved and possibly signalized) encountered by
trips generated over the development's half of the generated trip length.
a) The owner/developer/applicant shall design and construct roughly 53.2% of the
signalization improvements needed for an average intersection, as defined, at one or
more nearby (within 3.5 miles of the site) deficient locations to be determined by
Engineering staff. The Engineering staff shall have reasonable discretion to determine
the sites of construction and what design and construction equals roughly 53.2% of the
signalization improvements needed for an average intersection. Engineering staff can
provide information about applications with whose mitigation efforts the
owner/developer/applicant can combine to achieve even units of 100%.
i) The owner/developer/applicant may be allowed, at his option, to contribute monies in
lieu of construction to the City of Caldwell Roadway Trust Fund, but the basis for the
obligation is for construction. Monetary contributions must be made at a level
commensurate with costs to construct the same by the City and as eslimated by the
City. This alternate provision for payment of money is not a requirement, is for the
benefit and convenience of the owner/developer/applicant only and does not
constitute an lmpact Fee.ii) lmprovements needed at and near the inlersection of Middleton Rd. and Linden St.
may be considered in lieu of some part or all traffic mitigation requirements.
Measures that may qualify for this purpose include:
(1) Added right-of-way and widening to accommodate the turn lanes
(a) Rightof-way provided for this purpose should be credited toward signal
mitigation at raw land value.
(b) Added Asphalt above the minimum required shall be credited based on actual
cost or contract bid.
iii) The average cost of intersection is estimated at $425,000 for procurement of
design services, construction, and associated costs by the City, of which 53.20/o of
that cost is what needs to be covered by this subdivision.
3. The owner/developer/applicant shall keep the City informed of and comply with any
additional requirements CHD4 has the final authority to impose on Middleton Rd.
Requirements of CHD4 shall be met independent of requirements of the City. CHD4
standards shall be followed for roadway section depth on Middleton Rd. The stricter of City
or CHD4 requirements shall be followed for roadway width and traffic mitigation measures' on Middleton Rd
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Water
1 . All on site water mains will need to be looped into existing mains for flre flow and water quality
purposes. lnternal main sizing and construction plan approval, will be dependent upon the
availability of fire flow.
2. Each buildable lot shall be supplied with potable water. lf buildings are constructed to include
individual units that could feasibly orwill be sold separately, each unit shall be serviced
separately.
3. 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. lt is expected that all
classified streets will have main lines constructed in them by the developer. The waterline size
will be determined in each street by road classification.
4. The Developer is responsible to extend a 12-inch water main from the west along the Skyway
Drive alignment (approximately 1320 LF) to serve this plafted area. The City will finance half of
the estimated cost of this water main extension (as estimated by the City Engineering
Department).
'l . lt shall be the responsibility of the applicant's engineer to verify that connection to existing
sewer mainlines will not exceed the functional capacity of said mainlines. Provision for
connectivity by future developments shall be met in accordance with current City standards.
2. Sewer service is not cunently available to the proposed site. The Developer has the option to
extend gravity sewer to the site OR construct a sewer lift station to serve the proposed
development. The Fire Station financial contribution to a lift station will equal the sewer
interceptor fee assessed for the fire station OR the per unit rate of a 'late-comers' agreement
that may be set up for the Developer by the City.
3. The location of sewer 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 installation the trunk lines specifled within the most current
version of the Franklin Sewer Study that reside within the limits of this preliminary plat.
4. The Developer will be required (where applicable) to extend all sewer and 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,
5. Each buildable lot shall be provided with individual sewer service. lf buildings are constructed to
include individual units that could feasibly or will be sold separately, each unit shall be serviced
separately.
6. Any easements for sewer lines not in the right-of-way should be at a width sufficient to
- - construct same and not less than 20 feet in width. Easements for adjacent sewer and water -----
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Sanitarv Sewer
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lines not in the right-of-way shall be at a width sufficient to construct the same and shall be no
less than 30 feet in width.
7. All weather surfaces may be required adjacent to mainlines that fall outside the public right-of-
way. All weather surfaces shall be constructed sufficiently to support heavy equipment
necessary to construct and maintain sewer under all seasonal weather conditions.
1. Existing easements and/or right-of-ways for any irrigation facility shall be determined and
clearly indicated on the construction plans and on the final plat (excluding prescriptive
easements). Construction across or re-routing of these facilities is subject to approval by the
Pioneer lrrigation District and at their discretion, their assigns.
2. The Developer shall maintain any existing upstream drainage rights and downstream inigation
rights across the property. During the design phase of this poect, the developer or his
engineer is to contact the appropriate irrigation district to help ascertain these rights.
Appropriate facilities shall be provided by the developer to convey irrigation and drainage water
across the property to take care of these offsite needs. There is to be no discharge of gravity
irrigation return water into the subdivision storm water system.
2. The development is to include a non-potable water pressure irrigation system. The design of
this pressure inigation system is to be reviewed and approved by the Caldwell Municipal
lrrigation District prior to construction plan approval. lt shall be required that the system will be
operated and maintained by the Caldwell Municipal lnigation District.
3. Pump stations shall be located in a platted common lot with a recorded perpetual easement
sufficient for convenient access and maintenance of said pump station. The lot shall be owned
and maintained by the home owners association. lf pressure irrigation is already available, that
may be a viable option to connect into.
4. Each lot shall be provided with a pressure inigation service.
5. All pressure inigation mainlines shall be located in the public right-of-way, and within a public
utility easement of a minimum of 10 feet in width centered over said mainlines as per current
City standards.
6. The applicant shall ensure that an adequate continuous irrigation supply flow is available to
meet the pressure irrigation system requirements.
7. Supplying irrigation district shall approve the location of the delivery point
8. The applicant shall transfer a proportionate share of any existing water right(s), except those
held in trust by an inigation 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
tra nsfer-
9. The Developer agrees to have designed the relocation of the Noble Drain through the entire fire'station site. The applica-nTEgiees to tile and re-Eligning the easUwest legwithin the fire station---
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lrriqation
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site along the south property line. The City will construct the section through the fire station
property that runs north and south, parallel to Middleton road in accordance with the plans
prepared by the Applicant.
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 final plat indicating that all areas designated as common areas are to be operated and
maintained by the business owners association.
The Developer is responsible to relocate all frontage utilities in accordance with City standards
and specifications in conjunction with this development. The City is responsible for relocation
existing utilities that reside only within the frontage of the fire station parcel along Middleton Rd
or Skyway Dr.
Plat
1 , Prior to approval of the flnal 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 500/o temporary
restriction to obtaining of building permits will be enforced until all facility construction has been
completed, inspected and certifled by the Appllcants engineer including all punch list items.
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 (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will
be required with Final Plat submittal.
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Storm Drain
1 . As noted previously, provision is to be made for the disposal of stormwater drainage in
accordanc€ with the City Stormwater Management Manual and any updates adopted
subsequent to this application. 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 manual. ln this case, if a storm water system is existing, the
burden of proof is on the developer to verify the capacity is sufficient for the proposed
development.
Other Utilities
o CANYON "0"WAY DIS'IRICT No. 4
t5435 HIGHWAY .14
CALDWELL. IDAHO 83607
TELEPHONE 2OAI 454-8 135FAX 208/454-2008
RE
September 29, 2016
City of Caldwell Planning & Zoning Commission
621 Cleveland Blvd
Caldwell, ldaho 83605
Attention: Jarom Wagoner, Senior Planner
Mason Creek Landing Suhdivision
Annexation and Preliminary Plat
Middlcton Rd and Linden Rd
Dear Commissioners:
Canyon Highway District No.4 (CHD4) has reviewed the application for preliminary plat of Mason
Creek Landing Subdivision, located near and around the northeast comer of Middleton Rd and Linden
Rd. CHD4 provides the following comments on the proposed developmcnt:
By agreement with the City, (Exchange lvlaintenance Agreemen! 2008) CHD4 operates and
maintains Middleton Rd between Ustick Rd and Lincoln Rd. Under this agreement, CHD4 is
responsible for access permitting and utility permitting along the corridor, and is provided
opportunity to review and comment on development plans as they may impact the operation and
maintenance of the highway.
2, CHD4 and the City arc participating jointly in a study for the Middleton Rd corridor between
Ustick and the Boise fuver. The study is nearly complete, and is scheduled lor consideration by
the CHD4 Board and City Council in the near futurc. CHD4 requests that, ifthis corridor plan
is jointly adopted, the right-of-way, road sections, intersection locations, and access controls
described be required conditions ofthe development.
3. CHD4 requests the opportunity to rcview and comment on the Traffic Impact Study for the
proposed development, and that the developers be required to mitigate traffic impacts from the
change in use. CHD4 recommends the TIS identify the development's proportionate share of
impacts to the Middleton Rd/Linden Rd intersection, and that the developer(s) contribute that
share to the cost olcapacity improvemcnts at the intersection.
4. Consider requesting additional right-ot--way along Linden Rd at locations where the Caldwell
High Line Canal lies parallel with andjust south ofexisting Linden Rd, such that future
relocalion ofthe canal would not be necessary lor improving Linden Rd to its ultimate minor
arterial standard.
5. Consider deferring the construction ofcurb, gutter, and sidewalks along the two separated
frontage segments ofLinden Rd. There are advantages to adjusting the profile grade ofLinden
Rd adjacent to the Caldwell tligh l,ine Canal, and at the Noble Drain and High Line Canal
crossings, in order to facilitate future access across these waterways, and to improve the sight
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distance and profile grades at the drain crossing. Th€ two separated frontage segments are
relatively short, and matching the existing grades along these frontages would restrict future
design changes. or require removal lbr future improvements. CHD4 suggests allowing payment
in lieu of construction, or deferring the construction until such time as a final design for the
future minor arterial road section on Linden Rd has been completed. A roadside drainage swale
with shoulder widcning, and any necessary auxiliary tum lanes (similar to isolated subdivision
frontages in Ada County) would minimize the need to remove urban improvements in
reconstruction of the roadway.
6. Consider requiring the collector road access to Linden Rd (Mason Creek Blvd) be located along
the west boundary of the Linden Rd frontage ( 1/4 mile east of Linden Rd). This would allow a
shared point ofaccess with the parcel(s) to the west, and allow tbr continuation ofthe collector
road along the common property boundary south of Linden Rd.
7. Along the subject property frontage, Middleton Rd was reconstructed by the highway district in
2012. and Linden Rd rcconstructed in 2016. By policy, CHD4 prohibits pavement cuts on
asphalt pavements less than 5 years old in order to preserve and maintain ride quality. Utility
work planned along these road segments may impacted. by requiring the utilities bc located
outside ofthe existing pavement sections, or by requirements to re-pave full lane or shoulder-
widths during these time periods.
Canyon Highway District appreciates the opportunity to review this annexation and subdivision
proposal. and requests that the Commission consider these comments in their deliberations. Please feel
free to contact me with any questions on these comments.
Sincclel,,-.
Chris Hopper. P.E.
Assistant District Engineer
CC: Robb MacDonald, P.E. Caldwell City Engineer
File: Middlcton Rd- Mason Creek Landing Subdivision
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