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PUBLIC AGENCY
ITEM DATE SUBMITTED BY
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Memorandum
To:
From:
Date:
Community Development
Gordon Law, City Engineer
Tim King, Engineering Tech ll ,1lt
Re SUB -164P-06 Sky Ranch Business Center#2
January 8, 2007
The Engineering Department provides the following comments on a request by W & H Pacffic for
preliminary plat approval of 21 build able industrial lots and 3 common lots. The site is located on
the comer of Skyway Street and Columbia Way.
Development Plans
1. Development Plans - Prior to commencing construction, plans must be prepared by the
develope/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 Skyway Drive and Columbia Way);
c. Sanitary sewer (per Cily 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 govemment inigation provider requirements);
i. Verlical Datum based on NAVD 88 Datum.
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General
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 inigation 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 facilities to be dedicated shall be performed by an appropriately licensed public
works contraclor 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 the City or connected to a City facility, the City
Engineering staff is to be notified. This preferably will take place in a pre-construclion
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 with said engineer's design. Following the construc{ion of the
suMivision 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 establish that the engineer of record has caused
construction to occur in substantial compliance with the design of said engineer of record.
Riqhts-of-Wav
Skyway Drive is classified as an lndustrial Collector. The applicant shall be required to dedicate
as public right-of-way a forty (40) foot one-half width right-of-way along the Skyway Drive
frontage to meet City of Caldwell requirements.
2. Columbia Way is classified as an lndustrial Collec{or. The applicant shall be required to
dedicate as public right-of-way a forty (40) fooP@width right-of-way along the Columbia Way
frontage to meet City of Caldwell requirements. 4r{/-f
3. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to
the public.
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Street
1. The applicant shall improve Skyway Drive to include a 20.5 foot one. half width street section
from centerline to bac* of curb. The skeet shall feature standard vertical curb and gutter, 5 foot
sidewalks, suEbase and asphalt paving, required storm water drainage facilities and
streetlights.
2. The applicant shall improve Columbia Way to include a 20.5 foot one. half width street section
from centerline to back of curb. The street shall feature standard vertical curb and gutter, 5 foot
sidewalks, sub-base and asphalt paving, required storm water drainage facilities and
streetlights.
The Sky Ranch No. 2 Subdivision is expected to generate 1,616 new vehicle trips per
day. 227 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 Sky Ranch No. 2 Subdivision will utilize: (722 veh tripihr * 7.3
mi/hip " 0.5 trip ends * 2 intersections/mi)i5,080 veh/hr per avg inlerseclion = 33% of the
capacity at an average intersec{ion. This percentage represents the total capacity used
from the intersections encountered by over the developments half of the generated trip
length. Accordingly, the applicant shall construct 33o/o oI a traffic signal to the City of
Caldwell Specifications for Signals and Controllers under the review of the Engineering
department at a location to be determined by the City. lf desired, the applicant may be
allowed to contribute 33% of the cost of the average intersection in lieu of construction
as estimated by the City Engineer.
a. The Engineering department recommends that the applicants construction efforts
be applied at the intersection of Smeed Parkway and US 20126.
b. Considering motions of City Council in the past designed to extend relief to and
encourage commercial development the engineering department suggests the
Planning and Zoning Commission and Council consider a 10% reduc{ion of this
requirement.
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. City standards
require that all new developments construct '12- inch water lines along all seclion and quarter
section lines of roadways.
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Traffic Mitioation
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2. All on site water mains will need to be looped into existing mains for fire flow and water quality
purposes. lntemal 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.
Sanitary Sewer
1. 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.
The site will be required to comply with the Franklin Sewer Study as updated.
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 no less than 30
feet in width.
3. The applicant shall provide a temporary 30 foot easement centered over any required sewer
trunk line extension 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.
lrrioation
1. The developer shall maintain any existing upstream drainage rights and downstream
irrigation water supply 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 inigation 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 irrigation 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.
2. The development is to include a non-potable water pressure inigation system. The design of
this pressure inigation system is to be reviewed and approved by the govemment irrigation
provider prior to construction plan approval. lt shall be required that the system will be
operated and maintained by a govemment inigation provider.
3. 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
transfer.
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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. 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 final plat indicating that all areas designated as common areas are to be operated and
maintained by the home owners;/ business owners association.
Plat
Prior to approval of the final plat, suMivision 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 proteclion, 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.
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Storm Drain