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Communities in Motion 2040 2.0 Development Review
The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization
(MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to
evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040),
the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be
prescriptive, but rather a guidance document based on CIM 2O4O 2.0 goals.
Development Name: Marblefront West Agency: Caldwell
CIM Vision Category: Future Neighborhoods
New households: 132 New jobs: O Exceeds CIM forecast: Yes
d contributes to the local economy
additional jobs, and provides food security to
Development in farm areas de creases the prod
nd sustainability of farmland.
Nearest bus stop: 2.1 miles
Nearest public school: O.6 miles
rest public park: 1.5 miles
hlearest grocery store: 2.8 miles
Recommendations
This proposal exceeds growth forecasted for this area. Transportation infrastructure may not be able to support the
new transpoftation demands. The proposal is on the fringe of urban development in an area removed from
employment centers. Nearby services, such as parks, emergency services, grocery, and other stores are likely
accessed only by vehicle. Van Buren Elementary School is approximately 0.6 miles to the west, however, there is
insufficient sidewalks and/or bike lanes on Marble Front Road. Consider providing infrastructure that would
encourage non-motorized travel to the school. The closest transit services are located more than two miles away.
ValleyConnect 2.0 proposes bus service on US 20/26 serving downtown Caldwell and downtown Nampa with 60-
minute frequencies. The closest bus stop would be approximately 1/z mile in distance when that route is
operational.
Nearest police station: 2.3 miles
Nearest fire station: 2.2 miles
Developments within 1.5 miles of police and fire
stations ensure that emergency services are more
efficient and reduce the cost of these important public
services.
ir Residents who live or work less than 7z mile from
i critical services have more transportation choices,
i Walking and biking reduces congestion by taking cars off
I the road, while supporting a healthy and active lifestyle.
COMPASS
More information about COMPASS and Communities in Motion 2040 2.0
Web: www.compassidaho,org
Emai I i nfo@comoassidaho.orq
More information about the development review process:
WWW.COM COMMUITIITY PLANNING ASSOCIATIOII
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CIM Corridor: None
Pedestrian level of stress: PG-13-Marble Front Rd
Bicycle level of stress: R-Marble Front Rd
Housing within 1 mile; 1,O5O
Jobs within 1 mile: 7OO
Jobs/Housing Ratio: O.7
Farmland consumed: Yes
Farmland within 1 mile: 1,i-75 acres
i Level of Stress considers facility type, number of vehicle
lanes, and speed. Roads with G or PG ratings better
support bicyclists and pedestrians of all ages and comfort
levels.
A good jobs/housing balance - a ratio between 1 and
1.5 - reduces traffic congestion. Higher numbers
indicate the need for more housing and lower numbers
indicate an employment need.
o t
CANYON ITIGHWAY DISTRICT No. 4
15435 HIGHWAY 44
CALDWELL, IDAHO 83607
TELEPHONE 208/454-8 r 3s
FAX 208/454-2008
Re:
November 27,2019
City of Caldwell Planning & Zoning
411 Blaine Street
Caldwell, ID 83605
Attention: Jerom Wagoner, Senior Planner
Ma rblefront West Subdivision
ANN 19-14 & SUB 9P-08
Dear Commissioners
Canyon Highway District No. 4 (CHD4) has reviewecl the preliminary plat for Marblefront West
Subdivision, approximately 132 single-family residerrtial lots Iocated at the southwest corner of
Marblefront Road and Smeed Blvd (extended). CHD4 offers the following comments for your
consideration:
Jurisdiction
CHD4 and the City entered into an Exchange Maintenance Agreement for the logical distribution
of maintenance activities on roadway segments where both parties have juriscliction. tJnder this
agreement, CHD4 maintains the follor.ving roads that may potentially be affected by the proposed
development:
o Lincoln Rd between Caldrvell City limits and Middleton Rdo Marblefront Rd between KCID Rd and Middleton Rdo Mason Rd between Marblefront and Lincoln Roadso Wells Rd between Marblefront and Lincoln Roads
The City has maintenance responsibility for Marble Front Rd along the project north boundary,
and KCID Rd south of Marble Front.
Traffic Impacts
L CHD4 has not been provided opportunity to review a Traffic Impact Study (TIS) for the
development.
2. The project appears to have public road access only to Marble Front Rd along the north
boundary.
3. The majority of trips to/from the subdivision will seek a route to US 20126 most
destinations. The currently available routes to US 20/26 include:a. KCID Rd south of Marble Front Rd. This route is severely limited by the existing
intersection of KCIDfuS 20-26, rvhich is operating at LOS F or worse during
peak hours, and has a significant crash history.
b. Marble Front Rd east to Middleton Rd. This is a narrow, gravel roadway
constructed within a limited right-of-way. This road segment (Marblefront from
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DISTRICT
a
Wells to Middleton Rd) is not suitable for through traffic from the development in
the present condition (limited two-way travel), and is not planned for tuture
expansion due to the Marblefront/Middleton Rd intersection location.c. Wells Rd to Lincoln Rd to Middleton Rd. The existing two-way stop controlled
intersections at Wells/I-incoln and Lincoln/Middleton will quickly be affected by
increased traftrc volumes from the development, such that LOS may decrease
below acceptable levels. and result in delays and safety concerns.
The City has previously approved Marblefront Subdivision, approximately % mile to the
east, which includes an additional I87 residential lots. Traffic from this development
will also use the routes identified above, which are not adequate for significant iraffic
volume increases.
Traffic Mitigation Improvementsl. Alternate means of access to the principal arterial netrvork (US 20126) shor,rld be provided
to serve this area as a condition of approval of this and other nearby developments.
Smeed Parkway should be constructed between Marble Front Rd and US 20126 with the
initial phases.
2. Alternatively, the project could be def'erred until construction of intersection
improvements to the KCID/ us 20-26 intersection is completed.3' CHD4 requests the City utilize exactions and/or available impact fees to mitigate off'site
traffic impacts from the development, including those described above which affect roads
operated and maintained by or under the jurisdiction of CHD4.
Please feel free to contact me at any time prior to the hearing if you have any questions on these
comments.
Respectfully,
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4.
k
Chris Hopper, P.E.
Assistant District Engineer
Canyon Highw'ay District No. 4
CC: Robb MacDonald, CaldwellCity EngineerFile: Caldwell- Marblefront Rd Marbleliont West Subdivision
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Memorandum
To:
From
Re:
Date:
Jarom Wagoner, Senior Planner
TJ Frans, Project Manager
ANN-19-14 & SUB-19P-08 (Marbtefront West Subdivision)
December 4,2019
The E_ngineering Department provides the following comments on a request by Trilogy ldaho and
Kent Brown to annex 34.7 acres, more or less, with an R-2 (Medium Density fiesiOeniiat; zoning
designations with an Annexation Agreement, and for Preliminary Plat apprwal of Marblefront
Subdivision consisting of 34.7 acres, more or less, to be subdivided into 132 residential lots and 16
common lots. The subject property is located on the south side of Marble Front Road,
approximately 1,800 feet east of Aviation Way (Parcel R3527900000) in Caldwell, ldaho.
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 shail 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 DEe requirements);
d. Potable water (per City and DEe 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.
SUB-I9P-08
Marblefront West Subdivision
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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 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).
3. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
4. All street, sewer, water, pressure irrigation, fire protection, and street light facilities must be
dedicated to the City. Some crnveyance 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 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 and/or obserue 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 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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SUB-19P-08
Marblefront West Subdivision
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10. Comments from Canyon County Highway District No. 4 or other jurisdictions/entities/agency
having approval authority shall be met.
Riqhts-of-Wav
1. Marble Front Road 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
Marble Front Road alignment (per City Standard R-810 C).
2. Smeed Parkway is classified as a Collector. The applicant shalldedicate as public right-of-way
a minimum thirty-five (35) foot half width right-of-way (from centerline) along the entire KCID
Road alignment (per City Standard R-810 C).
3. 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).
4. All cul-de-sacs, knuckles, bulb-outs, radiuses, etc. shall maintain a 3'wide strip of right-of-way
behind the back of the sidewalk.
5. 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 classified roads adjacent to the
proposed preliminary plat (including Marble Front Road & Smeed Parkway) 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 plate) for
Smeed Parkway shall be a minimum of 24' wide to accommodale 2lanes of traffic.
2. Outparcels R3528101000 (4422 Marble Front Rd.)& R3528100000 (4420 Marble Front Rd.)
a. Applicant shallwork with the City of Caldwellto obtain right-of-way across the
frontage of the two outparcels at the southeast corner of the project. lf said property
owners dedicate sufficient right-of-way applicant shall complete full frontage
improvements across said parcels. lmprovements shall include (but are not limited
to) curb, gutter, sidewalk, asphalt, streetlights, joint trench, communication conduit,
storm drainage facilities, etc. The proposed Marblefront West Subdivision shall bare
the cost of said frontage improvements.
b. Should said property owners elect to not dedicate sufficient right-of-way applicant is
not required to complete aforementioned frontage improvements.
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Marblefront West Subdivision
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3. Outparcel R3528200000 (4112 Marble Front Rd.):
a. Applicant shallwork with the City of Caldwell to obtain right-of-way across the
Marble Front frontage of the outparcel located at the northwest corner of the project.
lf said property owner dedicates sufficient right-of-way applicant shall complete full
frontage improvements across said parcel. lmprovements shall include (but are not
limited to) curb, gutter, sidewalk, asphalt, streetlights, joint trench, communication
conduit, storm drainage facilities, etc. The proposed Marblefront West Subdivision
shall bare the cost of said frontage improvements.
b. Applicant shall extend the south side of the Horton Lateral crossing at Marble Front
Road as part of the Marble Front Road improvements. Applicant shall provide plan
approval, in writing, from the Bureau of Reclamation/Pioneer lrrigation District or
any other agency/districUentity having controlling authority of these facilities prior to
the City issuing plan approval
c. Should said property owner elect to not dedicate sufficient right-of-way applicant is
not required to complete aforementioned frontage improvements and culvert
extensions along the outparcel but shall provide monies to the City for Applicants
half of said drain extension and associated roadway improvements.
4. Outparcel R3528000000 (current address:0 Marble Front Rd.)
a. Applicant shall work with the City of Caldwell to obtain right-of-way across the
lvlarble Front and Smeed Parkway frontages of the out parcel located at the
northeast corner of the project, including right-of-way along Marble Front Road for a
right hand turn lane per City of Caldwell standard drawing R810-H. lf said property
owner dedicates sufficient right-of-way applicant shall complete full frontage
improvements across said parcelfor Marble Front and Smeed Parkway.
lmprovements shall include (but are not limited to)curb, gutter, sidewalk, asphalt,
streetlights, joint trench, communication conduit, storm drainage facilities, etc. The
proposed Marblefront West Subdivision shall bare the cost of said frontage
improvements.
b. Applicant shall extend the south side of the Solomon Drain crossing at Marble Front
Road as part of the Marble Front Road improvements. Applicant shall provide plan
approval, in writing, from the Bureau of Reclamation/Pioneer lrrigation District or
any other agency/districUentity having controlling authority of these facilities prior to
the City issuing plan approval
c. Applicant shall extend the west side of the Solomon Drain crossing at Smeed
Parkway as part of the Smeed Parkway improvements. Applicant shall provide plan
approval, in writing, from the Bureau of Reclamation/Pioneer lrrigation District or
any other agency/districUentity having controlling authority of these facilities prior to
the City issuing plan approval
d. Depending on the outcome & recommendations of the Traffic lmpact Study traffic
mitigation costs may be applied/credited towards these improvements at the
discretion of the City Engineer. lf the traffic impact study indicates these
improvements should be completed as part of this development, mitigation costs
shall not be applied towards aforementioned improvements
l'age 419
SUB-I9P-08
Marblefront West Subdivision
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e. Should said property owner elect to not dedicate sufficient right-of-way applicant is
not required to complete aforementioned frontage improvements and culvert
extensions along the outparcel but shall provide monies to the City for Applicants
half of said drain widening and associated roadway improvements.
5. Access to Marble Front Road shall be approved by CHD4 in addition to the City of Caldwell.
The City of Caldwellwill not approve construction drawings for any phase fronting Marble Front
Road untilApplicant has received plan approvalfor Marble Front Road improvements and
access points from CHD4.
6. No lot shall be permitted to have direct access to/from Marble Front Road and Smeed
Parkway. A note shall be place of the face of the final plat indicating this.
7. Applicant shall place full buildout pavement markings/striping along the Smeed Parkway
frontage with the last phase of construction drawings that complete the Smeed Parkway
improvements for the development.
Traffic Mitiqation
1. The Applicant shall complete a Traffic lmpact Study (TlS) for this development. Applicant
shall comply with the requirements/conditions/recommendation of the completed TIS as
deemed appropriate by the City of Caldwell City Engineer.
2. The following are the required traffic related mitigation measures for the Marble
Front West Subdivision 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.
3. 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 soYzof 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.
The estimated traffic resulting from the proposed density in this subdivision based on the
Trip Generation 7th Edition Manual estimates the pm peak hour traffic flow at 135 vehicles
for 135 single family detached housing at full buildout. Once a Traffic lmpact Study is
received, the peak hour trips may be adjusted accordingly.
Following the City of Caldwell's mitigation equation ((135 veh/hr*7.3 mile/trip*O.5 trip
ends*2inter/mi) / (5080veh/hr)) the total contribution of this development to traffic mitigation
shall be 19% 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.
SUB-19P-08
Marblefront West Subdivision
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a) The owner/developer/applicant shall design and construct roughly 19% 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 19% 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 estimated 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.
iii) The average cost of an intersection is estimated at $425,000 for procurement of
design services, construction, and associated costs bythe City, of which 19% of that
cost is what needs to be covered by this subdivision.
4. The owner/developer/applicant shall keep the City informed of and comply with any
additional requirements CHD4 has. CHD4 has the final authority to impose requirements on
Marble Front Road. Requirements of CHD4 shall be met independent of requirements of the
City. CHD4 standards shall be followed for roadway section depth on Marble Front Road.
The stricter of City or CHD4 requirements shall be followed for roadway width and traffic
mitigation measures on Marble Front Road.
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 shall have a dual sourced/redundant water supply.
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. 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.
5. There is an existing 12-inch water main currently located in Marble Front Road.
6. Applicant shall construct a 12-inch water main in Smeed Parkway from the developments south
boundary and tying into the mainline that is currently located in Marble Front Road.
llage 619
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Sanitarv Sewer
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. This development will be required to install sewer trunk lines specified within the most current
version of the Franklin Sewer Study that reside within the limits of this preliminary plat.
3. Sewer service is not currently available to the proposed site. The Developer has the option to
extend gravity sewer to the site OR construct a sewer lift station to City Standards to serve the
proposed development.
4. 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 current
version of the Franklin Sewer Study that reside within the limits of this preliminary plat.
5. 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.
6' 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.
7. 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.
8. 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.
lrriqation
Existing easements and/or rightof-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
Pioneer lrrigation District and at their discretion, their assigns.
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.
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.
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2. The development is to include a non-potable water pressure irrigation system. The design of
this pressure irrigation system shall meet City of Caldwell and Caldwell Municipal lrrigation
District requirements and 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.
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.
4. Each lot shall be provided with a pressure irrigation service.
5. All pressure irrigation mainlines shall be located in the public right-of-way. Any portion of the
system located outside a public right-of-way shall be 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.
Supplying irrigation district shall approve the location of the delivery point. Applicant shall
provide a copy of said approval, in writing, to the City prior to plan approval.
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 Caldwellfor both irrigation and domestic water
supply for the subject development. lf this should occur, The City shall assist in registering the
transfer.
Storm Drain
1. As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the City Stormwater Management Manualand 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.
2. The applicant shall identify and retain all historicaldrainage 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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Other Utilities
1. The Developer is responsible to relocate all frontage utilities in accordance with City standards
and specification in conjunction with this development.
2. ln keeping with City Code, the Developer shall locate all new utilities underground.
3. Applicant shall place One 2" diameter rigid PVC conduit along the back of the. sidewalk for the
Marble Front Road and Smeed Parkway alignments. Exact location shall be determined during
plan review.
Plat
j. 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 {o]!9ti9n' emergency
service requirements, and City approval of the sanitary sewer system- A 507o temporary
restriction to obtaining of build-ing permits will be enforced until all facility construction has been
completed, inspected-and certified by the Applicants engineer including all punch list items.
2. Upon recordation of the plat, the Engineering Department is to be provided with 3 full papers
sets and pDF copy of the recorded final ptati. AuiUing permits will not be issued until this
requirement is met.
3. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes is
required when thi finai irtat is submitted to the Engineering Department for review.
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Memorandum
To:
From:
Date:
Debbie Root, Senior Planner
TJ Frans, Project Manager
ANN-19-14 & SUB-19P-08 (Marblefront West Subdivision)
December 4,2019
FEB'7Ufr
Re
The Engineering Department provides the following comments on a request by Trilogy ldaho and
Kent Brown to annex 34.7 acres, more or less, with an R-2 (Medium Density Residential) zoning
designations with an Annexation Agreement, and for Preliminary Plat approval of Marblefront
Subdivision consisting of 34.7 acres, more or less, to be subdivided into 132 residential lots and 16
common lots. The subject property is located on the south side of Marble Front Road,
approximately 1,800 feet east of Aviation Way (Parcel R3527900000) in Caldwell, ldaho.
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 (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.
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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 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).
3. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
4. All street, sewer, water, pressure irrigation, 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 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 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.
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.
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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10. Comments from Canyon County Highway District No. 4 or other jurisdictions/entities/agency
having approval authority shall be met.
Rishts-of-Wav
1. Marble Front Road 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
Marble Front Road alignment (per City Standard R-810 C).
2. Smeed Parkway is classifled as a Collector. The applicant shalldedicate as public right-of-way
a minimum thirty-five (35) foot half width right-of-way (from centerline) along the entire KCID
Road alignment (per City Standard R-810 C).
3. 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).
4. All cul-de-sacs, knuckles, bulb-outs, radiuses, etc. shall maintain a 3'wide strip of right-of-way
behind the back of the sidewalk.
5. 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 classified roads adjacent to the
proposed preliminary plat (including Marble Front Road & Smeed Parkway) 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, communication conduit,
storm drainage facilities, etc. Paved asphalt sections (not including curb and gutter plate) for
Smeed Parkway shall be a minimum of 24'wide to accommodate 2 lanes of traffic.
2. Outparcels R3528101000 (4422 Marble Front Rd.) & R3528100000 (4420 Marble Front Rd.)
a. Applicant shall work with the City of Caldwell to obtain right-of-way across the
frontage of the two outparcels at the southeast corner of the pro.lect. lf said property
owners dedicate sufficient right-of-way applicant shall complete full frontage
improvements across said parcels. lmprovements shall include (but are not limited
to)curb, gutter, sidewalk, asphalt, streetlights, joint trench, communication conduit,
storm drainage facilities, etc. The proposed Marblefront West Subdivision shall bare
the cost of said frontage improvements.
b. Should said property owners elect to not dedicate sufflcient right-of-way applicant is
not required to complete aforementioned frontage improvements.
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3. Outparcel R3528200000 (4112 Marble Front Rd.):
a. Applicant shallwork with the City of Caldwell to obtain right-of-way across the
Marble Front frontage of the outparcel located at the northwest corner of the project.
lf said property owner dedicates sufficient right-of-way applicant shall complete full
frontage improvements across said parcel. lmprovements shall include (but are not
limited to) curb, gutter, sidewalk, asphalt, streetlights, joint trench, communication
conduit, storm drainage facilities, etc. The proposed Marblefront West Subdivision
shall bare the cost of said frontage improvements.
b. Applicant shall extend the south side of the Horton Lateral crossing at Marble Front
Road as part of the Marble Front Road improvements. Applicant shall provide plan
approval, in writing, from the Bureau of Reclamation/Pioneer lrrigation District or
any other agency/districUentity having controlling authority of these facilities prior to
the City issuing plan approval
c. Should said property owner elect to not dedicate sufficient right-of-way applicant is
not required to complete aforementioned frontage improvements and culvert
extensions along the outparcel but shall provide monies to the City for Applicants
half of said drain extension and associated roadway improvements.
4. Outparcel
a.
R3528000000 (current address:0 Marble Front Rd.)
Applicant shall work with the City of Caldwell to obtain right-of-way across the
Marble Front and Smeed Parkway frontages of the out parcel located at the
northeast corner of the project, including right-of-way along Marble Front Road for a
right hand turn lane per City of Caldwell standard drawing R810-H. lf said property
owner dedicates sufficient right-of-way applicant shall complete full frontage
improvements across said parcelfor Marble Front and Smeed Parkway.
lmprovements shall include (but are not limited to) curb, gutter, sidewalk, asphalt,
streetlights, joint trench, communication conduit, storm drainage facilities, etc. The
proposed Marblefront West Subdivision shall bare the cost of said frontage
improvements.
b. Applicant shall extend the south side of the Solomon Drain crossing at Marble Front
Road as part of the Marble Front Road improvements. Applicant shall provide plan
approval, in writing, from the Bureau of Reclamation/Pioneer lrrigation District or
any other agency/districUentity having controlling authority of these facilities prior to
the City issuing plan approval
c. Applicant shall extend the west side of the Solomon Drain crossing at Smeed
Parkway as part of the Smeed Parkway improvements. Applicant shall provide plan
approval, in writing, from the Bureau of Reclamation/Pioneer lrrigation District or
any other agency/districUentity having controlling authority of these facilities prior to
the City issuing plan approval
d. Depending on the outcome & recommendations of the Traffic lmpact Study traffic
mitigation costs may be applied/credited towards these improvements at the
discretion of the City Engineer. lf the traffic impact study indicates these
improvements should be completed as part of this development, mitigation costs
shall not be applied towards aforementioned improvements
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5. Access to Marble Front Road shall be approved by CHD4 in addition to the City of Caldwell.
The City of Caldwell will not approve construction drawings for any phase fronting Marble Front
Road untilApplicant has received plan approvalfor Marble Front Road improvements and
access points from CHD4.
6. No lot shall be permitted to have direct access to/from Marble Front Road and Smeed
Parkway. A note shall be place of the face of the final plat indicating this.
7. Applicant shall place full buildout pavement markings/striping along the Smeed Parkway
frontage with the last phase of construction drawings that complete the Smeed Parkway
improvements for the development.
Traffic Mitiqation
1. The Applicant shall complete a Traffic lmpact Study (TlS) for this development. Applicant
shall comply with the requirements/conditions/recommendation of the completed TIS as
deemed appropriate by the City of Caldwell City Engineer.
2. The following are the required traffic related mitigation measures for the Marble
Front West Subdivision 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.
3. 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 lz 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.
The estimated traffic resulting from the proposed density in this subdivision based on the
Trip Generation 7th Edition Manual estimates the pm peak hour traffic flow at 135 vehicles
for 135 single family detached housing at full buildout. Once a Traffic lmpact Study is
received, the peak hour trips may be adjusted accordingly.
Following the City of Caldwell's mitigation equation ((135 veh/hr*7.3 mile/trip"0.5 trip
ends"2interlmi) l(5080veh/hr)) the total contribution of this development to traffic mitigation
shall be 19o/o 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.
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e. Should said property owner elect to not dedicate sufficient right-of-way applicant is
not required to complete aforementioned frontage improvements and culvert
extensions along the outparcel but shall provide monies to the City for Applicants
half of said drain widening and associated roadway improvements.
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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 estimated 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.
iii) The average cost of an intersection is estimated at $425,000 for procurement of
design services, construction, and associated costs by the City, of which 19% of that
cost is what needs to be covered by this subdivision.
4. The owner/developeriapplicant shall keep the City informed of and comply with any
additional requirements CHD4 has. CHD4 has the final authority to impose requirements on
Marble Front Road. Requirements of CHD4 shall be met independent of requirements of the
City. CHD4 standards shall be followed for roadway section depth on Marble Front Road.
The stricter of City or CHD4 requirements shall be followed for roadway width and traffic
mitigation measures on Marble Front Road.
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 shall have a dual sourcediredundant water supply.
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. 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.
5. There is an existing 12-inch water main currently located in Marble Front Road.
6. Applicant shall construct a 12-inch water main in Smeed Parkway from the developments south
boundary and tying into the mainline that is currently located in Marble Front Road.
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a) The owner/developer/applicant shall design and construct roughly 19% 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 19% 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%.
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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 iapacity of said mainlines' Provision for
connectivity by future developments shall be met in accordance with current City standards.
2. This development will be required to install sewer trunk lines specified within the most current
version of the Franklin Sewei Study that reside within the limits of this preliminary plat.
3. Sewer service is not currently available to the proposed site. The Developer has the option to
extend gravity sewer to the site OR construct a sewer lift station to City Standards to serve the
proposed development.
4. The location of sewer service, including sizing of mains, providing of easements, frontage
construction, and offsite construction arJ 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.
5. The Developer will be required (where applicable) to extend all sewer and water mainlines to
the center of adjacent r*O*ryi for connectivity by future developments. Locations of said
extensions will be decided during the review of the improvement plans.
6. 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.
7. 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 widtn. 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.
g. All weather surfaces may be required adjacent to mainlines that fall outside the public right-of-
way. All weather surfates shall be constructed sufficiently to support..heavy equipment
neiessary to construct and maintain sewer under all seasonalweather conditions'
!rrigation
1. Existing easements and/or right-of-ways for any irrigation facility shall be determined and
clearly'indicated on the const-ruction plans and on the final plat (excluding prescriptive
easements). Construction across or re-routing of these facilities is subject to approval by
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 deiign phase of this project, the developer or his
eigineer is to contact the appropriate irrigaiion district to help ascertain these rights'
Ap-propriate facilities shall be provided Oy tne developer to convey irrigation and drainage water
aiioss 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.
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2. The development is to include a non-potable water pressure irrigation systemr The design of
this pressuie irrigation system shall meet City of Caldwell and Caldwell Municipal lrrigation
oistiict requirem-ents ani is to be reviewed and approved by the Caldwell Municipal lrrigation
District prior to construction plan approval. lt shail be required that the system will be operated
and maintained by the Caldwell Municipal lrrigation 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'
4. Each lot shall be provided with a pressure irrigation service'
S. All pressure irrigation mainlines shall be located in the public right-of-way. Any portion of the
sysiem located outside a public right-of-way shall be 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. Applicant shall
proriOe Jcopy of said approval, in writing, to the City prior to plan approval.
8. The applicant shalltransfer a proportionate share of any existing water right(s), except those
held in irust 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.
Storm Drain
1. As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with th-e bity 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 tnis policy is available upon request. The engineer of record is to provide
calculations, wfriin indicate that the assumptions in his stormwater drainage plan comply with
the requirements of the stormwater manuai. tn tnis 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.
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 iots 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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Other Utilities
1. The Developer is responsible to relocate all frontage utilities in accordance with City standards
and specification in conjunction with this development.
2. ln keeping with City Code, the Developer shall locate all new utilities underground.
3. Applicant shall place One 2" diameter rigid PVC conduit along the back of the sidewalk for the
Marble Front Road and Smeed Parkway alignments. Exact location shall be determined during
plan review.
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 allfacility construction has been
completed, inspected and certified by the Applicants engineer including all punch list items.
2. Upon recordation of the plat, the Engineering Department is to be provided with 3 full papers
sets and PDF copy of the recorded final plats. Building permits will not be issued until this
requirement is met.
3. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes is
required when the Final Plat is submitted to the Engineering Department for review.
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