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ITEM DATE SUBMITTED BY
Memorandum
To: Jarom Wagner, Senior Planner
From: Robb MacDonald, Assistant City Engineer
Fie: SUB-15-P01 t ANNA 5-03 Aviation Park Subdivision
Date: April 28, 2015
The Engineering Department provides the following comments on a request from Mike Gregory 1
Hayden Homes to annex approximately 24.9 acres with an R-3 (High Density Residential) zoning
designation a Comprehensive Plan Map Change from Commercial to High Density Residential, a
Development Agreement and Preliminary Plat approval of Aviation Park Subdivision consisting of
approximately 24.9 acres, to be subdivided into 93 residential lots and 4 common lots. The subject
property is located on the east side of Aviation Way at the intersection of Aviation Way and Vista
Park Dr.
Development 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 minimum on all streets);
c. Sanitary sewer (per City and DEQ requirements);
d. Potable water (per City and DEQ requirements);
e. Stormwater facilities (per City requirements/manual);
f. Street lighting (per City standards);
g. Street signage (per City and MUTCD requirements);
h. Vertical Datum based on NAVD 88 Datum.
General
1. Easements for Utilities shall be 10 feet wide minimum along all exterior lot lines. A minimum10
feet wide easement along select interior lot lines shall be provided to facilitate future pressure
irrigation.
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2. 30 feet wide temporary easements (where applicable) shall be centered over any required
trunk line extension not in the public right-of-way to facilitate adjacent developments. The
temporary easement shall remain in place until replaced by public right-of-way or permanent
easement.
3. A public utility easement of not less than 20 feet in width shall be provided for any sewer or
water lines not in the public right-of-way. A public utility easement of not less than 30 feet shall
be provided for combined sewer and water mains not in the public right-of-way.
4. 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).
5. All utilities on and within the subdivision shall be located underground.
6. 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.
7. Construction of facilities to be dedicated and/or within public right-of-way shall be performed by
an appropriately licensed public works contractor and constructed to City of Caldwell
specifications.
8. 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 and a
log of inspection visits and testing results is to be kept by the engineer of record or his
representative.
9. 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.
10. 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
Idaho 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.
11. 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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Rights -of -Way
1. Aviation Way has a Minor Arterial Classification. The applicant shall dedicate a forty (40) foot
one half width right-of-way (minus existing) along the parcels Aviation Way frontage.
2. Muller Rd. shall be constructed to meet Collector Classification standards. The applicant shall
dedicate a thirty (30) foot half width right-of-way along the Muller Rd alignment.
3. The applicant shall dedicate a minimum fifty-one (51) full width right-of-way for any proposed
local street.
Street
1. Access points on Aviation Way and Muller Rd. shall adhere to the City's Access Control
Standards for State Administered Highways and City Administered Surface Streets Ordinance.
The proposed access points appear to meet these requirements.
2. All lots are prohibited from direct access to Aviation Way and Muller Rd. (a note shall be placed
on the Final Plat stating this requirement).
3. Aviation Way shall be constructed to a one-half width of 24.5 feet from centerline to back of
curb and shall feature standard vertical cub, 5 foot sidewalks, sub -base and asphalt paving,
required storm water drainage facilities and street lights. These improvements shall be
extended the full length of the subject parcels Aviation Way frontage.
4. Muller Rd. shall be improved to a Collector roadway. The roadway shall be constructed to a
one-half width of 21.0 feet from centerline to back of curb with a 6.0' bike lane and shall feature
standard vertical cub, 5 foot detached sidewalks, sub -base and asphalt paving, required storm
water drainage facilities and street lights (see Caldwell Std. Dwg. 810-C). These improvements
shall be extended the full length of the subject parcels Muller Rd. frontage.
5. Local streets shall be constructed at a minimum width of 37 feet to back of curb. The streets
shall feature 3" rolled curb and gutter, 5 foot minimum sidewalks, sub base and asphalt paving,
required storm drainage facilities and streetlights (see Caldwell Std. Dwg. 810-E).
6. All sidewalks, pedestrian ramps and driveway approaches, new or existing, within the public
right-of-way shall meet requirements specified in the United States Access Board's Proposed
Accessibility Guidelines for Pedestrian Facilities in the Public Right -of -Way, I.S.P.W.C. (2012
edition) and City of Caldwell Supplemental Specifications to the 2015 I.S.P.W.C.. When in
conflict the more restrictive specifications shall apply.
7. The applicants shall submit for review, keep the City informed of and comply with any
transportation system improvements including additional right-of-way or setback requirements
requested by Canyon Highway District #4.
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Water
1. The applicants shall connect to the City of Caldwell Municipal Water System and comply with
the City of Caldwell Water Master Study as updated. Water is available from a 12" line in
Aviation Way.
2. All on site water mains will need to be looped into existing mains for fire flow and water quality
purposes. Internal main sizing and construction plan approval, will be dependent upon the
availability of fire flow. Required fire flow must be obtained before final plat approval. A 12"
water main is required to be extended to the east end of Muller Rd, adjacent to the subdivision,
with a fire hydrant located at the end.
3. Each buildable lot shall be supplied with potable water. 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. The applicant shall connect to the City of Caldwell Municipal Sewer System and comply with
the latest version of the Franklin Sewer Study. The closest sewer is available from a 24" line at
the intersection of Muller Rd. and Aviation Way.
2. It shall be the responsibility of the applicant's engineer to verify that connection to existing
sewer mainlines and downstream lift station (Flying "j" Lift Station) will not exceed the functional
capacity of said facilities. Provision for connectivity by future developments shall be met in
accordance with current City standards.
3. The applicant 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.
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.
Irrigation
1. Existing easements and/or right-of-ways for any irrigation facility within the proposed
development 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 governing irrigation districts and at their discretion.
2. The developer shall maintain any existing upstream drainage 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.
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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.
3. The development is to include a non -potable water pressure irrigation system. The design of
this pressure irrigation system is to be reviewed and approved by the Caldwell Municipal
Irrigation District prior to construction plan approval. It shall be required that the system will be
operated and maintained by the Caldwell Municipal Irrigation District.
4. Pump stations shall be located in a plaited 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.
5. Each lot shall be provided with a pressure irrigation service.
6. All pressure irrigation mainlines shall be located on private property excepting at street
crossings, and within a public utility easement of a minimum of 10 feet in width centered over
said mainlines.
i. The applicant shall ensure that an adequate continuous irrigation supply flow is available to
meet the pressure irrigation system requirements.
8. Supplying irrigation district shall approve the location of the delivery point.
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. If this should occur, The City shall assist in registering the
transfer.
10. Irrigation facilities shall be located outside the public -right-of-way and shall be moved, adjusted
and/or improved as necessary to facilitate requires{ street improvements.
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. It is to be noted that retention designs may 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
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.
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Plat
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.
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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April 21, 2015
Jarorn Wagoner
City of Caldwell Planning and Zoning Division
621 Cleveland Boulevard
Caldwell, ID 83605
VIA EMAIL 0� [4j DS5
RE: ANN-15-03 & SUB -IS -POI AV -I K SUBDIVSION AND ANNEXATION
The Idaho Transportation Department (ITD) has reviewed the annexation and subdivision application for
Aviation Park Subdivision located northwest of Aviation Way and Muller Road north of SH-20I26. ITD has
the following comments:
1. ITD has no objection to this application..
2. No access is requested and none is approved to the State Highway System.
3. The City of Caldwell is reminded that any additional development results in additional vehicle
trips. The roadway system has limited capacity. Any additional vehicle trips increase
congestion and travel delay.
If you have any questions, you may contact Shona Tonkin at 334-8341 or me at 332-7191.
Sincerely,
James K. Morrison
Development Services Manager
iim.morrison(ai itd.idaho.gov