HomeMy WebLinkAboutPublic Agency ANN21-000010o,
PUBLIC AGENCY
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SUBMITTED BY
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To:
From:
Re:
Date:
Debbie Root, Senior Planner
Robb MacDonald, City Engineer
ANN2l-000010/PUD21-000004 Ryan's Crossing Townhomes
Dec'16,2021 REV Feb 16,2022
1
The Engineering Department provides the following comments on a request by KM Engineering,
on behalf of Michael Edgar, for an annexation of parcel R35280 (approximately 3.56 acres) with
a zoning designation of R2 (Medium Density Residential). Concurrently a request for a Planned
Unit Development for Ryan's Crossing Townhomes, consisting of 13 duplex structures for a
total of 26 residential units. The property is designated as Medium Density Residential in the
2040 Comprehensive Plan. The subject property is located at the southwest corner of Marble
Front Rd & Smeed Pkwy N in Caldwell lD.
Development Plans
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.
ANN21 -00001 0/PUD21 -000004
Ryan's Grossing Townhomes
Page 1 of6 c
2- /b'22
Memorandum
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General
1. Easements for Public Utilities shall be 10 feet wide minimum along all front & rear lot lines. A
minimuml0 feet wide easement (or larger if deemed necessary by the City Engineer in order to
facilitate future maintenance operations of utilities) may be required along select interior lot
lines to facilitate pressure inigation or other utilities.
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). Existing easements shall be shown on all construction
drawings.
3. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
8. The engineer of record shall be held responsible to ensure that the development
improvements are in substantial compliance with said engineeis design. Following the
construction of the development 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.
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.
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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 specifications.
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 notifled. This preferably will take place in a pre-construction
conference scheduled by the engineer of remrd 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 (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 andior observe all requisite testing of
completed facilities, and to certify that improvements have been conslructed according to
approved plans and in compliance with applicable City, State, and Federal standards.
ANN21 -00001 0/PUD21-000004
Ryan's Crossing Townhomes
Page 2 of 6
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Rishts-of-Way
1. Marble Front Road shall be constructed to Collector standards. Applicant shall dedicate as
public right-of-way of thirtyJive (35) foot half width right-otway along the Marble Front Road
alignment (per City Standard R-810 C).
2. Smeed Parkway North shall be constructed to Collector standards. Applicant shall dedicate as
public right-of-way of thirtyjive (35) foot half width right-of-way along the Smeed Parkway
alignment (per City Standard R-810 C). Note that the Smeed Pakway road alignment shifts
west as it approaches Marble Front which will require the full collector section to be constructed
PLUS an additional NB righfhand turn lane (57 foot width back or curb to back of curb)
approaching the intersection.
3. All other interior local streets classified as residential shall be dedicated to the City. The
applicant shall dedicate as public right-of-way a minimum flfty{hree (53) foot full width right-oF
way (per City Standard R-81 0E-1).
Street
'1. Full frontage half-street improvements shall be completed to all classified roads adjacent to,
and within, the proposed preliminary plat (including Marble Front Road and Smeed Parkway
North) in accordance with all City of Caldwell standards and specifications. lmprovements shall
include (but are not limited to) curb, gutter, sidewalk, asphalt, sheetlights, joint trench, spare
communication conduit along classified roadways, storm drainage facilities, etc. This includes
improvements up and to the west property line on Marble Front Road. An extension on the
Solomon Drain, on the south side of Ustick, may be required for correct road improvements to
be constructed.
2. Applicant shall install an eastbound right-turn lane at the intersection of Marble Fronvsmeed
Parkway per City standard drawing R-810H.
3. All private driveways shall fully comply with City of Caldwell standards and be approved by the
Caldwell Fire Marshall.
AN N21 -00001 0/PU D21 -000004
Ryan's Crossing Townhomes
Page 3 of 6
4, No lot shall have direct access to/from any classified street-
Traffic Mitiqation
Traffic Mitigation is not required per city Code for this proposed development.
frs9-/O-22-
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Water
1 . All on site water mains will need 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.
2. Each phase of development shall have a redundanVsecondary supply of domestic water.
3. Each buildable lot shall be supplied with potable water. lf buildings are constructed to include
individual units that could feasibly or will be sold separately, each unit shall be serviced
separately
Sanitarv Sewer
1 . 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 cunent City standards.
2. 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 install the trunk lines specified within the most cunent version of
the Franklin Sewer Study that reside within the limits of this preliminary plat.
3. 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.
4. 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.
5. 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 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.
6. A 20' wide all-weather surfaces may be requrred to be constructed over mainlines that fall outside
the public righlof-way. All weather surfaces shall be constructed sufficiently to support heavy
equipment necessary to construct and maintain sewer under all seasonal weather conditions.
lrriqation
ANN2l -000010/PUD21-000004
Ryan's Crossing Townhomes
Page 4 of 6
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3
4. 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.
2-/b'22
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1. Existing easements and/or righlof-ways for any irrigation facility shall be determined and
clearly indicated on the construction plans. 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 irrigation
rights across the property. During the design phase of this prolect, 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 waler
across the property to take care of these offsite needs.
3. There is to be no discharge of gravity/pressure irrigation return water into the subdivision storm
water system.
4. The development is to include a non-potable water pressure irrigation system in full compliance
with Caldwell Municipal lnigation District standards. The design of this pressure irrigation
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 lrrigation District.
5. The applicant shall ensure that an adequate continuous irrigation supply flow is available to
meet the pressure irrigation system requirements of CMID.
6. All pressure irrigation 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 curent
City standards.
7. 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 subiect development. lf this should occur, The City shall assist in registering the
transfer.
8. All plans and construction drawings submitted to the City of Caldwell for review and approval
for any out-of-season irrigation work to be performed within Pioneer lrrigation (or others)
facilities shall be submitted to the Caldwell Engineering Department no later than August 15h.
Submittal of plans after this date may result in Applicant not receiving plan approval in time to
complete oulof-season work.
1 . As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance 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.
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ANN2l -00001 0/PUD21 -000004
Ryan's Crossing Townhomes
Page 5 of 6 ?aEa-/b-22
Storm Drain
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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. There is to be no discharge of storm water overflow into any irrigation water retum/discharge
faci I ity/d itch/pipe/etc.
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ANN2l-00001 0/PUD21 -000004
Ryan's Crossing Townhomes
Page 6 of 6 %z
2^t(c^2?
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School District #139
Lisa Boyd, Superintendent
5207 S. Montana Avenue
Catdwett, lD 83607
Phone (208)454-0.145
Fax (208) 454-0293
Re: ANN2'l -000010/PUD21 -000004 RYAN'5 CROSSING TOWNHOMES
To Whom lt May Concern:
The Vatlivue School District has reviewed Case No. ANN21 -000010/ PUD21 -000004.
The chitdren within this property witt attend the fouowing schoots:
. East Canyon Elementary Schoolo Summitvue Middte School
o Ridgevue High School
We DO have concerns about capacity at East Canyon and Ridgevue High schoots at this time.
These schoots are currentty over buitding capacity with the current enrottment. Due to high
enro[tment districtwide, Vattivue School District does not attow open enroItment for students
residing outside district boundaries.
lf this request is approved, we encourage the devetopment of sidewalks and street (ighting to
auow for safe watking to school or the bus stop. Specificatly, we woutd tike to see sidewalks
devetoped along Marbte Front and Smead Parkway atong with lights and a crosswatk tocated at
the intersection of Smead Parkway and Marbte Front
We have ongoing concerns regarding devetopment proposats and approvals due to the
compounding impact they witt have on our schoots. For exampte, in addition to the Ryan's
Crossing Townhomes 26 units, Ridgevue High Schoot witt be greatty impacted if the Canyon Vitlage
Apartments of 316 units and the Towne Creek Apartments of 102 units are atso approved. Ptease
take this into consideration when making your decision.
Sincerely,
Lisa Boyd
Superintendent
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a Ilivue
"Preparing lndividuals lor Success Through Educotion"
o O
To:
From:
Date
Re
Debbie Root, Senior Planner
Robb MacDonald, City Engineer
ANN2'l-000010/PUD21-000004 Ryan's Crossing Townhomes
Dec 16, 2021
The Engineering Department provides the following comments on a request by KM Engineering,
on behalf of Michael Edgar, for an annexation of parcel R35280 (approximately 3.56 acres) with
a zoning designation of R2 (Medium Density Residential). Concurrently a request for a Planned
Unit Development for Ryan's Crossing Townhomes, consisting of 13 duplex structures for a
total of 26 residential units. The property is designated as Medium Density Residential in the
2040 Comprehensive Plan. The subject property is located at the southwest corner of Marble
Front Rd & Smeed Pkwy N in Caldwell lD.
Development Plans
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. Sanitrary 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 NAVO 88 Datum.
Ryans Crossing Townhomes
ANN21 -00001 0 / PUD21 -000004
Page 1 of 6
P+-z
Memorandum
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General
Easements for Public Utilities shall be 10 feet wide minimum along all front & rear lot lines. A
minimuml0 feet wide easement (or larger if deemed necessary by the City Engineer in order to
facilitate future mainlenance operations of utilities) may be required along select interior lot
lines to facilitate pressure irrigation or other utilities.
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). Existing easements shall be shown on all construction
drawings.
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 b€ 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 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 (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 andior 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.
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 Deparlment 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.
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 mnstrued as approved unless specifically addressed and granted by
City Council.
Ryans Crossing Townhomes
ANN2 1 -00001 0 / PUD21 -000004
Page 2 of 6
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1 . Marble Front Road shall be constructed to Collector standards. Applicant shall dedicate as
public right-of-way of thirtyjive (35) foot half width right-of-way along the Marble Front Road
alignment (per City Standard R-810 C).
2. Smeed Parkway North shall be constructed to Collector standards. Applicant shall dedicate as
public right-of-way of thirty-five (35) foot half width right-of-way along the Smeed Parkway
alignment (per City Standard R-810 C). Note that the Smeed Parkway road alignment shifts
west as it approaches Marble Front which will require the full collector section to be constructed
PLUS an additional NB right-hand turn lane (57 foot width back or curb to back of curb)
approaching the intersection.
3. All other interior local streets classified as residential shall be dedicated to the City. The
applicant shall dedicate as public right-of-way a minimum fifty{hree (53) foot full width right-of-
way (per City Standard R-810E-1).
4. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to
the public.
Full frontage half-street improvements shall be completed to all classified roads adjacent to,
and within, the proposed preliminary plat (including Marble Front Road and Smeed Parkway
North) in accordance with all City of Caldwell standards and speciflcations. lmprovements shall
include (but are not limited to) curb, gutter, sidewalk, asphalt, streetlights. joint trench, spare
communication conduit along classified roadways, storm drainage facilities, etc. This includes
improvements up and to the west property line on Marble Front Road. An extension on the
Solomon Drain, on the south side of Ustick, may be required for conect road improvements to
be constructed.
2. Applicant shall install an eastbound righlturn lane at the intersection of Marble FronUSmeed
Parkway per City standard drawing R-810H.
4. No lot shall have direct access to/from any classified street
Traffic Mitiqation
Ryans Crossing Townhomes
ANN21 -00001 0 / PUD2'1 -000004
Page 3 of 6
Riohts-of-Wav
Street
3. All private driveways shall fully comply with City of Caldwell standards and be approved by the
Caldwell Fire Marshall.
Traffic Mitigation is not required per city Code for this proposed development.
o
Water
All on site water mains will need 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.
2. Each phase of development shall have a redundanusecondary supply of domestic water
3, Each buildable lot shall be supplied with potable water. lf buildings are constructed to include
individual units that could feasibly or will be sold separately, each unit shall be serviced
separately
4. 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.
Sanitary Sewer
'1 . 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 connectavity by
future developments shall be met in accordance with current City standards.
2. The localion 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 install the trunk lines specified within the most current version of
the Franklin Sewer Study that reside within the limits of this preliminary plat.
3. The Developer will be required (where applicable) to extend all sewer and water mainlines to the
center of adjacent roadways for connectrvity by future developments. Locations of said
extensions will be decided during the review of the improvement plans.
4. 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. A 20' wide all-weather surfaces may be required to be constructed over 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.
lrriqation
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
Ryans Crossing Townhomes
ANN21 -0000'1 0 / PUD21 -000004
Page 4 of 6
I
5. 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 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.
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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 project, 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.
3. There is to be no discharge of gravity/pressure irrigation return water into the subdivision storm
water system.
4. The development is to include a non-potable water pressure irrigation system in full compliance
with Caldwell Municipal lrrigation District standards. The design of this pressure irrigation
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 lrrigation District.
5. The applicant shall ensure that an adequate continuous irrigation supply flow is available to
meet the pressure irrigation system requirements of CMID.
6. Applicant shall place the pump station within a platted common lot. Said lot shall be owned and
maintained by the home owners association.
7. Each lot shall be provided with a pressure inigation service.
8. 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.
9. 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.
10. All plans and construction drawings submitted to the City of Caldwell for review and approval
for any out-of-season irrigation work to be performed within Pioneer lnigation (or others)
facilities shall be submitted to the Caldwell Engineering Department no laterthan August 15h.
Submittal of plans after this date may result in Applicant not receiving plan approval in time to
complete out-of-season work.
Storm Drain
As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the City Stormwater Management Manual and any updates adopted
subsequent to this application. lt is to be noted that retention designs will be denled 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
Ryans Crossing Townhomes
ANN21-00001 0 / PUD21 -000004
Page 5 of 6
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burden of proof is on the developer to verify the capacity is sufficient for the proposed
development.
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 home owners association.
4. There is to be no discharge of storm water overflow into any inigation water return/discharge
facility/ditch/pipe/etc.
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 Applicants engineer including all punch list items.
2. A note shall be added to the final stating that no lot shall have direct access to/from Marble
Front Road and/or Smeed Parkway North.
3. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of
the recorded final and 3 full paper set.
4. An eleclronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will
be required with Final Plat application submiftal.
Ryans Crossing Townhomes
ANN21-00001 0 / PUD21 -000004
Page 6 ot 6