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ITEM DATE SUBMITTED BY
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Memorandum
To: Debbie Root, Senior Planner
From: TJ Frans, Project Manager
Re: PUD-21P-01, Oregon Commons PUD
Date: February 23, 2021
The Engineering Department provides the following comments on a request by Gary McAllister,
on behalf of C.L. J Holdings, for a Planned Unit Development infill project and a preliminary plat
for Oregon Commons, a single-family residential development in an R-1 (Low Density
Residential) zone on parcels R35423000, R35404000 & R35401000 containing 1.86 acres. The
proposed subdivision consists of 9 single-family lots & 1 common lot. The subject property is
located 480' north of the intersection of Ash Street & Oregon Avenue in Caldwell, ID.
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' attached along Idaho & Oregon);
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.
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General
1. A 10' wide easement for public utilities shall be granted behind the right-of-way line for Oregon
Avenue & Idaho Avenue.
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 project 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 project improvements are in
substantial compliance with said engineer's design. Following the construction of the project
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.
10. Project Phasing —any proposed phasing of the construction of the infrastructure for this site
with regards to paving, utilities, etc., shall be submitted to the Engineering Department for
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review and approval prior to project construction. All civil construction documents/plans shall
conform with and clearly delineate all proposed phases of the site. Utilities and other
infrastructure shall be constructed in a manner in which each phase can function properly
without relying on future phase construction.
Rights-of-Way
1. Oregon Avenue is a non-classified residential roadway. The applicant shall dedicate as public
right-of-way a minimum fifty-three (53) foot full width right-of-way along the entire Oregon
Avenue frontage.
2. Idaho Avenue is a non-classified residential roadway. No additional right-of-way is required for
Idaho Avenue.
3. The proposed Oregon Avenue cul-de-sac shall meet all requirements of City Code and the
Caldwell Fire Department specifications (for design & construction). A 3' wide strip of right-of-
way shall be provided behind the back of the sidewalk along the limits of the cul-de-sac
Street
1. Oregon Avenue is a non-classified residential roadway and shall be constructed per City of
Caldwell standard drawing R-810E. Improvements will consist of items such as, but not limited
to, curb, gutter, sidewalk, roadway paving, street lighting, storm water retention, etc.
2. Idaho Avenue is a non-classified residential roadway and shall be constructed per City of
Caldwell standard drawing R-810E. Improvements will consist of items such as, but not limited
to, curb, gutter, sidewalk, roadway paving, street lighting, storm water retention, etc.
3. Applicant proposes a common driveway to serve 6 residential units. Common driveways shall
meet all requirements of City Code. Common driveways shall be:
a. Minimum 24' wide and serve no more than 6 buildable lots.
b. A maximum of 150' in length
c. Shall have a paved surface with the capability of supporting two axled vehicles and
fire equipment at a minimum 75,000 pounds.
d. All lots fronting a common drive shall take their access from said common drive.
e. See City Code Article 5 and Common Driveway design criteria listed in City Code
chapter 11. All sections of City Code pertaining to Common Driveways shall be
strictly adhered to.
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. Each phase of development shall have a looped/redundant water
system.
2. Applicant shall tie the existing 4" diameter mainline in Oregon Avenue into the existing 6"
diameter mainline located in Idaho Avenue.
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3. Each buildable lot or structure shall be supplied with potable water. If 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.
Sanitary Sewer
1. 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. Sewer is available from an 8-inch mainline in Oregon Avenue (currently extended approximately
85' north of the end of Oregon Avenue). Applicant may also access sewer from the 8" mainline
in Idaho Avenue. 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
3. Each buildable lot or structure shall be provided with individual sewer service. If buildings are
constructed to include individual units that could feasibly or will be sold separately, each unit shall
be serviced separately.
4. 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. No permanent structures will be allowed to be placed within said easements, including
carport/parking covers.
5. All weather surfaces may be required adjacent to mainlines that fall outside the public right-of-
way. All weather surfaces shall be constructed per City supplemental specification and
sufficiently to support heavy equipment necessary to construct and maintain sewer under all
seasonal weather conditions.
Dixie Drain
1. The Dixie Drain runs in a northwest/southeast direction along the subject properties western
boundary. Applicant shall coordinate with the facility owner and obtain their approvals for any
work/improvements/modifications to the facility or within the owners easements/rights-of-way.
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.
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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/pressure irrigation return water into the subdivision storm water system.
3. The development is to include a non-potable water pressure irrigation system. This system
may be eligible to be a privately owned and operated system in accordance with City Code.
Should a private system be constructed said system (design & construction) shall fully comply
with all applicable sections of City Code and standards.
4. The design of the pressure irrigation system is to be reviewed and approved by the Caldwell
Municipal Irrigation District prior to construction plan approval.
5. Each lot shall be provided with a pressure irrigation service.
6. Should the Applicant desire to construct a pressurized irrigation system to be owned and
operated by CMID:
a) All pressure irrigation mainlines shall be located in the public right-of-way, and within a
public utility easement of a minimum of 10 feet in width centered over said mainlines as
per current City standards.
b) 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.
c) Supplying irrigation district shall approve the location of the delivery point. Applicant
shall provide the City with a written letter from the governing irrigation district approving
the relocation of the delivery point prior to plan approval of any construction drawings.
7. All plans and construction drawings submitted to the City of Caldwell for review and approval
for any out-of-season irrigation work to be performed within Pioneer Irrigation Facilities shall be
submitted to the Caldwell Engineering Department no later than August 15th. Submittal of plans
after this date may result in Applicant not receiving plan approval in time to complete out-of-
season work.
8. Gravity 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.
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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
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.
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 all facility construction has been
completed, inspected and certified by the Applicants engineer including all punch list items.
2. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to
the public.
3. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of
the recorded final and 3 full paper set.
4. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will
be required with Final Plat application submittal.
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