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ITEM DATE SUBMITTED BY
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Memorandum
To: Senior Planner
From: Robb MacDonald, Assistant City Engineer
Tim King, Engineering Department
Re: SUB PUD-06(P)-13 ZON-90-13 Weston Pointe #5
Date: July 26, 2013
The Engineering Department provides the following comments on a request by Cory Barton,
Trilogy Development, and Scott Noriyuki for preliminary plat approval for Weston Pointe #5
Subdivision, consisting of 56 single-family residential lots and 5 common lots, and a rezone of
approximately 17.10 acres from R-1 Low Density Residential to R-2 Medium Density Residential.
The subject property is located approximately 801 feet north of Homedale Road and approximately
1761 feet east of Lake Ave.
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 (4 foot on local 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 front and rear lot lines. A
minimum10 feet wide easement along select interior lot lines shall be provided to facilitate
pressure irrigation.
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2. Appropriate easements for emergency access, transmission lines and/or other utilities shall be
clearly indicated, with recorded instrument numbers provided for said easements, on the face
of the final plat (visually and in writing).
3. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
4. All street, sewer, water, fire protection, and street light facilities must be dedicated to the City.
Some conveyance facilities for stormwater drainage may be eligible for dedication to the City.
5. Construction of facilities to be dedicated and/or within public right-of-way shall be performed by
an appropriately licensed public works contractor and 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 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
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.
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.
Rights -of -Way
1. The applicant shall dedicate as public right-of-way a minimum fifty-six (56) full width right-of-
way along all proposed local public streets.
2. A note shall be placed on the Final Plat indicating that all rights -of -way are to be dedicated to
the public.
Page 2 of 5
Street
1. The applicant shall improve all local public streets to include a minimum 37.0 full width street
section back of curb to back of curb. The streets shall feature standard rolled curb or 6" vertical
curb and gutter, 4 foot sidewalks, sub -base and asphalt paving, required storm water drainage
facilities and streetlights_
Traffic Mitioation
Water
1. 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.
2. 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.
3. Water is available from 8-inch lines at the Weston Pointe No. 4 Subdivision stub streets of
Landsdown Ave. and Hargrove Ave. along the southerly boundary of the proposed
development.
Sanitary Sewer
It 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. The nearest sewer is an 8" line within the proposed development boundaries 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 comply with the Southeast Trunk Sewer Study as updated.
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
Page 3 of 5
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. 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.
Irrigation
The Preliminary Plat shows the Forest Canal running along the southwesterly boundary and
the Deer Flat Well Canal running along the northeasterly boundary of the proposed subdivision.
Existing easements and/or right-of-ways for the canals and any other irrigation facility shall be
determined and clearly indicated on the construction plans and on the final plat (excluding
prescriptive easements). Construction across or re-routing of these facilities is subject to
approval by the Pioneer Irrigation 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 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.
2. 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.
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 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.
6. The applicant shall ensure that an adequate continuous irrigation supply flow is available to
meet the pressure irrigation system requirements.
7. Supplying irrigation district shall approve the location of the delivery point.
8. The applicant shall transfer a proportionate share of any existing water right(s), except those
held in trust by an 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.
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9. Irrigation facilities shall be located outside the public -right-of-way and shall be moved, adjusted
and/or improved as necessary to facilitate required 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 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
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.
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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MEMO
Date: June 19, 2013
To: Robb MacDonald, Engineering Department
Andy Cater, Fire Marshal
Brett Clark, Building Department
Frank Wyant, Police Department
Caldwell School District
Vallivue School District
Brown Bus Co.
Caldwell Transportation
Pioneer Irrigation
From: Anne Marie Skinner, Senior Planner
Caldwell P & Z Department 4
RE: Case Number SUB-06(P)-13 ZON-90-13 (Weston Pointe #5)
Attached please find a land use application that you are invited to review. This case is
scheduled to be presented before the Caldwell Planning and Zoning Commission on
Tuesday, August 13, 2013 at 7:00 pm.
Case No. SUB-06(P)-13 ZON-90-13 a request by Corey Barton, Trilogy Development,
and Scott Noriyuki for a rezone from R-1 Low Density Residential to R-2 Medium
Density Residential and preliminary plat approval of Weston Pointe Subdivision No. S
consisting of approximately 17.10 acres located approximately 801 feet north of
Homedale Road and approximately 1761 feet east of Lake Avenue.
Please review the attached application and information and provide me with your written
input. I request that you e-mail any comments to me as soon as possible but no later than
Thursday, August 1, 2013.
E-mail: amskinner(dci.caldwell.id.us
I will assume that you have no objections, concerns or comments if you do not reply to this
request within the requested timeframe. If you have any questions, you may contact me at
455-4662.
,IVILt' IDAHO CODE 22-4503, IGHT TO FARM ACT, WHICH
kL OPERATION OR AN APPUR ANCE TO IT SHALL BE OR
IVATE OR PUBLIC BY ANY CHANG('CONDITIONS IN OR
NON AGRICULTURAL ACTIVITIES AFTER THE SAME HAS BEEN
THAN ONE (1) YEAR, WHEN THE OPERATION BEGAN; PROVIDED
)F THIS SECTION SHALL NOT APPLY WHENEVER A NUISANCE
ROPER OR NEGLIGENT OPERATION OF ANY AGRICULTURAL
-NANCE TO IT."
;NOWLEDGE, THIS PRELIMINARY PLAT MEETS ALL REQUIREMENTS OF
CITY OF CALDWELL.
camweii Fire uepartment
_ .... APPROVED
(See Plan Review f,,-,�,.►. ;'. `
Reviewed and a'
Plan Examiner �I
Date: & t to la
CURVE TABLE
RADIUS
TANGENT
DELTA
CHORD BEARING
CHORD LENGTH
36.68'
13.77'
41'09'03"
N V46'34"E
25.78'
56.00'
28.00' 28.00'
18.50' 18.50'
5.50'
R
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NOTE:
PAVEMENT SECTION PER GEOTECHNICAL
REPORT RECOMMENDATIONS.
A TYPICAL 56' STREET SECTOIN
SCALE N T S.
LOPER
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. TITANIUM PL
N, ID 83642
+5-8858
CIVIL ENGINEER
SCOTT WONDERS, P.E.
J—U—B ENGINEERS
250 S. BEECHWOOD AVE.
SUITE 201
BOISE, ID 83709
208-376-7330
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FILE : 10-13-037 PPOI
JUB PROJ. # : 10-13-037
DRAWN BY: EE
DESIGN BY:
CHECKED BY: DOC
AT FULL SIZE, IF NOT
MICHAEL BYRNS, P.L.S. LAST CH. SCALE
D: 512C-COR
J—U—B ENGINEERS
2/2013
250 S. BEECHWOOD AVE. SHEET NUMBER:
SUITE 201
BOISE, ID 83709 ❑ ❑ O 1 208-Y 376-7330 i 1 i
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