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PUBLIC AGENCY
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Memorandum
To: Jarom Wagoner, Senior Planner
From: Robb MacDonald, City Engineer
Re: Case Number ANN-18-06 Hopkins Annexation
Date: August 14, 2018
The Engineering Department provides the following comments on a request by Kendall Hopkins
to annex 16.5 acres, more or less, with an R-1 (Low Density Residential) zoning designation.
The subject property is located on the north side of Ustick Road approximately 400 feet west of
the intersection of Meadow Avenue and Ustick Road (Parcel R3568000000) in Caldwell, Idaho.
Development Plans
1. Development Plans — Prior to commencing development of the site, {Mans 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.
General
1. Easements for Public Utilities shall be 10 feet wide minimum along all front lot lines. A
minimum10 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).
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Aft. [
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 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 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.
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A
Rights -of -Way
1. Easy Street is classified as a Local Road. The required right-of-way width of 26.5' from
centerline has already been dedicated on Easy Street. No addition right-of-way is required on
Easy Street.
2. Ustick Road is classified as a Principal Arterial. The applicant shall dedicate as public right-of-
way a minimum forty-eight (48) foot half width right-of-way (from centerline) along the entire
Ustick Road alignment per City Standard R-810 A.
3. All interior local streets classified as residential shall be dedicated to the City. The applicant
shall dedicate as public in accordance with the current typical residential street sections found
in the City Standard R-810 E.
Street
1. Full frontage half street improvements shall be completed on frontage streets adjacent to the
proposed development in accordance with all City of Caldwell standards and specifications.
Improvements shall include (but are not limited to) curb, gutter, sidewalk, asphalt, streetlights,
joint trench, communication conduit, storm drainage facilities, etc. All improvement design and
construction is the responsibility of the Developer.
Traffic Mitigation
Traffic mitigation in conjunction with a traffic impact study is not required for this proposed
development at this time.
Water
1. Each buildable lot shall be supplied with potable water per city code. Water mains shall be 8"
minimum diameter and will need to be looped into existing mains to provide redundancy and
fire flow. Internal main sizing and construction plan approval, will be dependent upon the
availability of fire flow.
2. 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. It 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.
Sanitary Sewer
1. Sewer service is not currently available to the proposed site. For a simple lot split development
of 4 lots or less, private septic systems may be used if City code criteria is satisfied regarding
sewer accessibility. Septic Systems will need Southwest District Health approval in addition to
the City's.
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2. Any future subdivision or plat on any portion of this parent parcel shall trigger all city
requirements, codes, specifications and details as applicable with said development.
Irrigation
1. Existing easements and/or right-of-ways for any irrigation facility shall be determined and
clearly indicated on the construction plans and on the final plat (excluding prescriptive
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.
Storm Drain
1. As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the City Stormwater Management Manual and any updates adopted
subsequent to this application. 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. In 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 historical drainage discharge points from the property
for the purpose of draining on site stone water detention facilities.
3. The plan drawings 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 if applicable.
Other Utilities
1. The Developer is responsible to relocate all frontage utilities in accordance with City standards
and specifications in conjunction with this development.
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Lori Colligan
From: Robb MacDonald
Sent: Wednesday, September 19, 2018 5:02 PM
To: T.J. Frans; Jarom Wagoner; April Cabello; Lori Colligan
Subject: RE: Ann-18-06 _ Eng. Dept. Staff Comments
Attachments: Staff Report _ _ Hopkins Annexation _ 9-17-18.pdf
Tj,
Street comment # 2 should read 'S foot detached or 7 foot attached sidewalk'
Robb
From: T.J. Frans
Sent: Monday, September 17, 2018 11:56 AM
To: Jarom Wagoner <jwagoner@cityofcaldwell.org>; April Cabello <acabello@cityofcaldweil.org>; Lori Colligan
<Iolligan@cityofcaldwell.org>
Cc: Robb MacDonald <rmacdonald@cityofcaldwell.org>
Subject: Ann-18-06 _ Eng. Dept. Staff Comments
Attached are Staff comments from the Engineering Department for ANN-18-06
Thank you,
CALF
T.J. FRANS
PROJECT MANAGER
621 Cleveland Blvd. Caldwell, ID 83605
P: (208) 4554674 1 F: (208) 455-3012
ti fransCcityofcaldwei l.orr
Memorandum
To: Jarom Wagoner, Senior Planner, Planning and Zoning Department
From: T.J. Frans, Project Manager, Engineering Department
Re: ANN-18-06, Hopkins Annexation
Date: September 17, 2018
The Engineering Department provides the following comments on Case Number ANN-18-06; A
request by Kendall Hopkins to annex 16.5 acres, more or less, with an R-1 (Low Density
Residential) zoning designation and proposed to be split into 4 buildable lots. The subject
property is located along the north side of Ustick Road approximately 400 feet west of the
intersection of Meadow Avenue and Ustick Road in Caldwell, Idaho (Parcel R3568000000).
Improvements required below may be completed as one project prior to the issuance of
buildings permits ormay be completed as required by the City of Caldwell's Infrastructure
Policy as each lot builds a structure.
Develoament 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,
General
1. Easements for Public Utilities shall be 10 feet wide minimum along all front lot lines of each
parcel fronting Easy Street and Ustick Road. Easement legal descriptions and exhibits shall be
Page 1 of 4
prepared by the Applicants Professional Land Surveyor and submitted to the City to be
combined with an easement document and returned to the Applicant for signature.
2. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
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 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.
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 -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.
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 improvements are in substantial
compliance with said engineer's design. Following the construction of the 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.
8. Any note, item or drawing element on the 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. Easy Street is classified as a residential roadway. Right -of -Way for said street is already in -
place.
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2. Ustick Road is classified as a Principal Arterial roadway. The applicant shall dedicate as public
right-of-way a minimum forty-eight (48) foot half width right-of-way (from centerline) along the
entire Ustick Road alignment per City Standard R-810A.
Street
1. The applicant shall improve Easy Street to meet the requirements of City of Caldwell Standard
Drawing R-810E, including a 26 foot half width street centerline to back of curb. The street shall
feature standard 3" rolled curb and gutter, 5 foot sidewalks, sub -base and asphalt paving,
required storm water drainage facilities and streetlights. Improvements shall extend the full
length of the Easy Street frontage.
2. The applicant shall improve Ustick Road to include a minimum 35 foot half width street section
centerline to back of curb. The street shall feature standard 6" vertical curb and gutter, 5 foot or
7 foot sidewalks, sub -base and asphalt paving, required storm water drainage facilities and
streetlights. Improvements shall extend the full length of the Ustick Road frontage.
3. Any approaches on Easy Street shall meet requirements as specified in the Caldwell Access
Control Standards for State Administered Highways and City Administered Surface Streets
Ordinance and shall be approved by the City.
4, Access to/from Ustick Road is prohibited.
Water
1. Water is available from an 8-inch mainline in Easy Street.
2. Applicant shall construct a 12-inch line in Ustick Road as part of this development. Said
mainline shall extend the full length of the property.
3. Each buildable lot shall be supplied with potable water from the City of Caldwell domestic water
supply.
Sanitary Sewer
Per City Code 04-05-07-C City Sewer is not available. Applicant is responsible to obtain
appropriate approvals from applicable governing agencies for septic and drain field systems.
Each buildable lot shall be provided with a private individual sewer service and system.
2 The applicant will be required to extend a 12" diameter sewer trunk line across the full Ustick
Road frontage in accordance with the Sewer Master Plan_
3. Said 12" trunk line shall be constructed as one project and will not be allowed to be constructed
at different times or in multiple segments.
Page 3 of 4
Irrigation
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.
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. In 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 historical drainage discharge points from the property
for the purpose of draining on site storm water detention facilities.
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