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0G/0s/2004 14:31 FA-f, 20845944S I
JEIT SCOTT
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June 9,2004
PIONEER IRRIGATION - .\LDIfELL P Z @ oor
NAIDA ICI.LEIIER
s.sfiI.v.TlE !!t
Pioneer Irrigation District
P o- 8o,( 426 . CALDWELL. IDAHO 83605
(m8) 45*i617
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JUN - o )nnt
City of Catdwell Community Dwelopment DeparEnent
Far 455'3050
Attn: Jacqueline Hernandez
Rc:PreliminaryPIat-BtitanyHeightsSubdivision(CaseNos.StIB.l02P.04andA}.IN.88-04)
TO WHOM IT MAY CONCERN:
please be advised there is a delivery poinr in place,for the pro-perty being proposed for development'
pioneer lrrigation Disrict,s -uin "'on""- is ihat all water rigf,ts iuiitrinitre Iiistrict Ue honored' and
that access to irrigstion *^,* ol*""i#i,"-""-y p*.t oil*d. D"liu"ry point for said property
is gatet ZS, 2Z and 28 ' Stotre Laterel'
All existing easements, nght-of-ways' and 9tle1 rn:Tt -r1t"d
to honor the water rights to
downstream waterusers t"t uJ*uiiGned and allowed to tonii"t to exist' lt is imperative that
"" "". it-p, *te delivery of water to a downstream water user'
Anv latral, canat, &ain or other meafls used to deliver water, along which there.is a right-of-way
o. u*u*urt, must have the #'T;;-t;;q!3y"ti*t at all times' No fences' structures'
or other materiar, arc alto*"d on *yir tr,. District's easements 9r .ight-.olyy.t ll-lthey must
be noted and recorded o" th""'finip"il'-Ti"-iioo" Lrterrl has a 16 foot prescriptive use
eascment from top of bantr. both sides'
Anv discharge or nrn-off into a federal drain must meet the aporoval of Mr' John Caywood of the
Bureau of Reclamotio"' fiontttiifrtion Disticr does not assume anv responsibility for such an
aomoval. His telephone "'#ilTilli+ii
-etttntiont nniJ o"ain and lsaieh Drrin (110
foot easemeut -55 ft from center)
Please be advised that in otder to satisfi the Citv of Caldwell and Canyon County requirements and
IF it is the intent of the developer to jut in a pressrrizcd --lgrtl* system and have Pioneer take
;d;ti;r;; o*i *," a*"i[p*eni is compiet"d' the following steps 8re necessary:
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06/09/2004 14:31 FAX 20E4594491 PIONEER IRRIGATION \LDWELL P Z @ooz
l.saidsystemmustbeputinaooordingtothgcurrcntstandardsandSpecificationsof
Pioneer Irdgation Disrict.
2. A Construction, Operation and Maintenance Agreement must be wtitten up and
recordedatt}reexperrseoflheDeveloperand/orowner'Allagfeement.tmustbe
rcvicwed by and approved by the Districf s Attomey' Scott Campbell' 9f'JUoffatt
ttomas in iloise. The least eipensive way to have an agreenrent drawn up_ which meets
the needs of the District is by having Mr- bampbell himself draw it up' Otherwise there
*itt U. t*o attomey fees foi said dJveloper and/or owner to pay' Mr' Campbell may be
contacted at 345'2000. A deposit of $1000'00 must be paid to Moffatt Thomas to oover
tlru ^tto*.y fees before the work can begin. Any unixpended portion of the doPosit
will be reftmded' pior,""r Irrigation District will recommend disapproval of final plat
upprovaf trntil the necessary agreement has been executed and tecorded'
3. 'l'he engineering fees will be the responsibility ofrhe developer and/or owncr' ar.rd a-' i.po.itt*t d p"ia i" "ar*ce to pioneer lrrigation Disrict before the District will
authorize Eart t tason A- Stanfttd to review engiiercring plans' Plens must be- rcceived
byPioncerlrrigationDistricthyDecemberlsti2004.Allconstructionwhichmay
impect distric.t facilitio irrt il completed prior to the Msrch lsth 2005 dcedline'
The constnrctio, ti-"'t*tt which Pioneer tllows is November l*t of the currcnt
;;;"ilil-Is- ;i the following year. _ Esrimared cosls ior the Districfs
lngineering fees are $500 plus $5.00 pe1 lot. If.that smount fails lo covo'the costs
iniolved dile to the ou*.,,ity to revise plat maps' etc ' additional costs will
be billed out and pard prioito tbe District's signing offon the final plnt'
4. If it h the developers plan to have Pioneer -lrrigation
Distict lake over a pressurizcd
inigation sysrem for ihe subdivision. ir will bJ necessary thal th:.puqp site. be designed
at the Disrict,s .,,.*r p"il;i i;livery. Service to thi subdivision fiom the pump site
must have its own ptiva[ea"ti'e'y line hom the delivery Point to the subdivision'
5. The developer must contact the office of Earl Mason & Stanfield to make arrangements
io, *-ritr'inspections to ie made at various points of construction' An engineer from
Earl Mason * St"ri-.f J i,tt be involved in the inspections as they are.the engineers
for Pioneer lrrigation District and are familiar with the requirements ofPioneer'
6. Earl Mason and Stanfield must walk tluough the site and develop a punch list to be
completod prio. ta't"to'-t-rrding that iioneer Inigation District talie over the
Pressurized imgation sYstem'
If ir is NOT the intent of the developer to r€quest Pioneer lrrigatioo Dlmia 1o takc over a
pressurized irrigation ,yrr, *itron their completed development" then the above six steps do not
apply to rheir planncd development'
Any proposed dcvelopment which will have downstream wateruseN using gravity flow irrigation
must develop their irrigation tvtt"* i' u *"*"r which wi insure the downstresm waterusers the
2
06/05/2004 Ll:32 FAX 20845944S1
\/
Distict.
SincErely
PIONEER IRRIGATION - -{LDWELL P Z
\
@ oor
ability to acquire at least as much inigation water for gravity flow inigation a*t what they received
prior to any development or ronrtn .tirn taking place' The gravity flow inigation system must be
'totaly ,.piore from tle proposed pressurized irrigation system within a subdivision'
please be advise4 the developer shall submit detailed drawings of any proposed relocations of
pioneer Inigation District,s faoilities, prior to prelinrinary_plat approval. Any said relocations are
subject to approval io* tu. superintindent and/or the-Bbard if Directors of Pioneer Irrigation
NOTE: This letter dOer uot authortze any construction to commence until all the necessery
agreements with pioi.., trrigation Dishici have heeu executed and recorded'
Ifyoushouldhaveanyqueshonsorcomments'donothesitatetooall.
t/il
M'ark F. Zirschky
Assi stant SuPerirrtendertt
Cc: Scott Campbell - Moffatt, Thomas, Barrett, Rock & Fields via fax 385-5384
Bitl Mason - Earl, Mason and Stanfield via fax 454-0979
iln wuy*o"tr, _ crty of caldwell Engirreering Dept via fax 455-3003
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Memorandum
To:
From:
Date
Re
The Engineering Department provides the following comments on the above referenced
preliminary plat:
1. Development Plans - Prior to commencing construction, plans must be prepared by the
developer's engineer and approved by the City Engineering Department which include the
following items:
a. Street section and alignment (including curb and gutter);
b. Sidewalk ( s-foot width on Homedale Road, Moss Street and Celest Ave., and 4-foot width
on other streets);
c. Sanitary sewer (per City and DEQ requirements);
d. Potable water (per City and DEQ requirements);
e. Stormwater facilities (per City Policy);
f. Street lighting (at intersections and maximum spacing of 350 feet and must meet ldaho
Power design standards plus conform identically to the lamp, ballast, and sensor switching
equipment used by ldaho Power);
g. Street signage (per City and MUTCD requirements);
h. lrrigation system (per Pioneer lnigation District requirements)
2. 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 mmpliance with applicable City, State, and Federal standards.
3. 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
Page 1 of4
Ps-,t
y,/Debbie Geyer or Steven Hasson
Ben Weymouth, Assistant City Engineer or Gordon Law, City Engineer
SUB-102P-04 and ANN-88-04 Brittany Heights Subdivision
04-1$04
log of inspection visits and testing results is to be kept by the engineer of record or his
representative.
4. As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the City Stormwater Management Policy. 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
policy. For any off-site discharge, written approval from the agency responsible for the receiving
water body is required before final plat approval.
5. During the design phase of this project, the developer or his engineer is to contact Pioneer
lrrigation District to ascertain all existing upstream drainage rights and downstream irrigation
rights that need to be maintained across the property. Appropriate facilities shall be provided to
convey irrigatron and drainage water across the property to take care of these offsite needs.
There is to be no discharge of irrigation return water into the subdivision storm water system. A
letter is to be obtained from Pioneer indicating their concunence with the design and facilities
that preserve these existing rights.
6. 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 Pioneer lnigation District and
a letter obtained indicating their approval of the design. This letter of design approval must be
completed and submitted to the City before final plat approval. This requirement presumes that
the system will be operated and maintained by Pioneer lrrigation District.
7. The Preliminary Plat shows the Elijah Drain adjacent to the north end of the easterly boundary
of the proposed development, with the lsaiah Drain intersecting it and lying adjacent to the
easterly boundary. The Stone Lateral bisects the property and flows northwesterly. The
appropriate easements and/or righlof-ways for the drains, lateral and any other irrigation
facility shall be determined and clearly indicated on the construction plans and on the final plat
Construction across or re-routing of these facilities is subject to approval by Pioneer lnigation
Districl and the Bureau of Reclamation.
8. Rights-of-way for the interior streets shown on the Preliminary Plat are consistent with City
Standards. Homedale Road which is classified as a Minor Arterial should have a minimum
one-half right-of-way width of forty (40) feet. Moss Street which is classified as a proposed
Major Collector should have a minimum one-half right-of-way width of thirtythree (33) feet.
Celest Ave. which is classified as a proposed Urban Collector should have a minimum one-half
right-of-way of thirtythree (33) feet. A note shall be placed on the Final Plat indicating that all
rights-of-way are to be dedicated to the public.
9. The portions of street right of way not in the proposed subdivision, but owned by the developer,
should be deeded to the City.
10. 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
'1 1 . Construction of dedicated facilities is to be performed by an appropriately licensed public works
contraclor.
12. Prior to approval of the final plat, subdivision facilities must be completed or an appropriate
construction security provided. There may be temporary restriciions to the obtaining of building
Page?ot 4
permits, even with acceptable construction security, depending on fire protection, emergency
service requirements, and City approval of the sanitary sewer system. All facility construction
must be complete before occupancy will be allowed in any residence.
13. 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.
'14. ln accordance with the City requirements, a note is to be placed on the Final Plat indicating that
no residential lot within the subdivision is to take direct access to Homedale Road, Moss Street
or Celest Ave.
16. Existing sewer is located approximately 150 feet north of the intersection of Ormsby Avenue
and Homedale Road in the Weston Pointe Subdivision. 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 lines. Wherever possible, the applicant will be required to construct
sewer mainlines to the center of Homedale Road, Moss Street and Celest Ave. to allow for
connection by future developments in accordance with cunent City standards.
17. Existing water facilities are adjacent to the site in Homedale Road. The nearest existing sewer
is located approximately 150 feet north of the intersection of Ormsby Avenue and Homedale
Road in the Weston Pointe Subdivision.
18. City standards require that all new developments construct 12- inch water lines along all
section and quarter section lines. This development will be required to construct 12-inch water
lines in Homedale Road Celest Ave. and Moss Street. Additionally all on site water mains will
need to be looped into existing mains for fire flow and water quality purposes. lntemal main
sizing and construction plan approval, will be dependent upon the availability of fire flow.
19. The preliminary plat drawing indicates that stormwater detention/retention 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 homeowners association.
20. ln accordance with City Code, street side improvements are required in any public right-of-way
adjacent to the subject property including Homedale Road, Moss Street and Celeste Avenue.
lmprovements are to include curb and gutter, sidewalk, paving (up to % section plus 7.5 feet),
streetlights (if not already present) and sewer and water mains.
21. Any approaches onto Homedale Road, Moss Street and Celest Ave will be required to comply
with ACHD intersection spacing and alignment standards at a minimum. All proposed access
points will be reviewed with the submittal of the improvement plans.
22. Outside of the subdivision, but a part of this land use application, is a parcel of land that
includes the Nielsen residence. The applicant shall include that parcel into this development
application and dedicate sufficient right of way along its Homedale frontage to widen the
roadway to a minor arterial road width. Additionally, the applicant shall provide improvements
Page 3 of 4
'15. The providing of sewer and water service, including sizing of mains, providing of easements,
frontage construction, and offsite construction are to be decided during review of improvement
plans. The site will be requrred to comply with the Dixie lnterceptor Sewer Study and the Water
Master Study.
that are to extend the entire length of the subjects property and are to include curb and gutter,
sidewalk, paving (one-half width plus seven and one - half feet of asphalt), streetlights (if not
already present ) and sewer and water mains (if applicable).
Page 4 of 4
Message Page I ofl
V
Doug Brown
From: Doug Brown
Sent: Thursday, April22,2004 3:45 PM
To: Debbie Geyer
Cc: Ben Weymouth; Doug Brown; Jeremy Elliott; Joan Johnson; Steve Hasson; Mark Wendelsdorf; Ritchie
Wheaton
Subject: Brittany Heights Subdivision
PRELIMINARY PLAT COMMENTS from Caldwell Fire Department
DATE: April22,2004
(Debbie - Due to the rapid request for these comments, we are responding in a "brief'format.)
1. AII of our usual and regular conditions relating to residential subdivisions will apply to this project.
2. This subdivision has what appears to be adequate secondary access if the phasing lines as shown are followed
throughout development.
3. The roadway names shown on the plans are not accepted at this time pending the opportunity to complete a full plan
review.
4. The roadway name Moss Lane must be changed to Moss Street.
5. Fire hydrant locations will still need to be located and approved by the CFD, also part of our full plan review.
6. Phased development frequently requires emergency turnarounds and will be needed in this project..
7. We urge the engineers for the developer to make an appointment to meet with us to discuss these issues.
bo ar/
Douglas Brown, Fire Marshal
Caldwell Fire Department
310 S. 7th Ave.
Caldwell, lD 83605
208-455-3032
412212004 PA-3
v
Brittany Heights Subdivision, located south of Homedale Rd. between Lake Ave. and Midway Rd.
?ioneer Irrigat 10n District
JEFF SCOTT
S uperintendedt
}I.{RK ZIRSCHKY
AssL Supelinrendenr
P O. BOX 425 . CALDWELL, IoAHO 83606
(208) {593617
April 13,2004
Mr. William Mason
Earl, Mason & Stanfield
314 Badiola St.
Caldwell. ID 83605
RE: BRITTANY }MIGHTS
Dear Bill:
Please be advised I took before the Board ofDirectors the preliminary plat of Brittany
Heights regarding the proposal to relocate and tile the Stone Lateral through the property
being considered for development into what will be known as Brittany Heights.
As you know, the plan shows several 9O-degreejogs throughout the subdivision, with an
open ditch in between two segrnents they propose to pipe. The Board felt it would be
more feasible to have the entire Stone Lateral piped in the vicinity being considered for
development....and more in line with the way the Stone Lateral currently lies. It was the
consensus of the Board to deny the proposed piping as presented.
If you have any questions, please feel free to call.
Cc: Ben Weymouth, City of Caldwell
Gordon Law, City of Caldwell
Steve Hasson, Communify Development Dkector
PA- Z-
NA-DA IGLLEEER' Strrtafl.Trcrsu.r
l:1\
APR 16 2004
Sincerelv.4/J,h//,
Jeff Scott
Superintendent
03/24/2004 16:34 F.4"X 2084504401 PIONEER IRRIGATION Aoo2
Pioneer Irrigation District
JETI, SCOTT
5 upcrintcndcnt
P o. BcL\ 426 . CALDWELL. TOAHO 93605
(2oB) .59'3c17
NAIDA KELLf,IIER
Sccrdgy.TrcaJutcr
IIARI< ZIRIiCHKY
Aist Sup.rinEndd!
F hr
u IIAfr 26Match24,2004 2004
City of Caldwell Community Development DePartment
Fax: 455-3050
Attn: Jacqueline Hemandez
Re: Preliminary Plat - Brittany Heights Subdivision (Case Nos. SUB-102P-04 and ANN-EE-04)
TO WI{OM IT MAY CONCERN:
Please be advised there is a delivery point in place for the property being proposed tbr development.
Pioneer Irrigation District's main concem is that all water rights within the District be honored. and
that access to irrigation waler be provided to every parcel of land. Delivery point for said property
is grtes 25, 27 snd 28 - Stone Ltrterfll.
All existing ea.senrents. right-of-ways, and other means used to honol the water rights to
downstrcam waterusers must be maintained and allowed to conlinue to exist. It is imperative that
no one disrrrpt the delivery of water to a dov!1l$ream water user'
Any lateral. canal, dmin or other means used to deliver water, along which there is a rightof-way
ol.easement, must have the same kept clear of all obstructions at all times- No fences, structures,
or other materials are allowed on any of the Dishict's easements or right-of-ways AND they must
be noted and recorded on the final plat. The Stone Lateral has a 16 foot prescripfive use
easemeut from top of bauko both sides.
Any disoharge Or run-off into a federal drain must meet the approval of Mr. John Caywood of the
Bureau of Riclamation. Pioneer Irrigation District does not assume any responsibility lbr such an
approval. His telephone number is 334-1463. Atlention: Elijah Drain and Iseiah Drain (110
foot e|sement'55 ft from center)
please be adviscd that in order to satisry the City of Caldwell and Canyon County requirements and
IF it is the intent of the developer to put in a pressurized irrigation system and have Pioneer take
over said system once the development is completed. the tbllowing stcps afe necessary:
PA.I
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03 / 24/ 2e0L 16:34 FAX 2084594{91 PIOMER IRRI GATI ON EooJ
1 . Said system must be put in according to the cunent Standards and Speoifioations of
Pioneer Irrigation Distriot.
2. A Construction, Operation and Maintenance ACIeement must be written up and
recorded at the expense of tlrc Developer and/or owner. All agreements must be
reviewed by and approved by the District's Attomey, Scott Campbell, of Moffatt
Thomas in Boise. The least expensive way to have an agreement drawn up which meets
the needs of the District is by having Mr. Carnpbell lrimself draw it up. Otherwise there
will bc trvo attomey f'ees for said developer and/or owner to pay. Mr. Campbell nray be
contacted al345-2000. A deposit of $1000.00 must be paid to Moffatt Thomas to cover
the attomey fees before the work can begin. Any unexpended portion of the deposit
will be refunded. Pioneer Irrigation District will recommend disapproval of final plat
approval until the neccssary agreement has been executed and recorded,
3. 1he engineering fees will be the responsibility of the developer and/or owner, and a
deposit must be paid in advance to Pioneer Inigation District before thE District will
authorize Earl Mason & Stanfield to review engineering plans. Plf,ns must be received
by Pioneer lrrigation District by December lsti 2004. AII construction which may
impact district facilities mwt be completed pnor to the March lsrn 2005 deadline.
The construction time-frame which Pioneer ellows is November I$t of the current
year to Merch 15fr of the following yean Estimared costs for the District's
engineering fces are $500 plus $5.00 per lot. If that amount lails to cover the costs
involved due to the necessity to revise plat maps, etc., additionat costs will
bc billed out and paid prior to the District's signing offon the final plat.
4. If it is the developers plan to have Pioneer Inigation District take over a pressurized
irrigation system for the suMivision, it will be neoessary that the pump site be designed
at the Distict's cunent point of delivery- Sewice to the subdivision from the prrmp site
must have its ou,n private delivery line ftom the delivery point to the suMivision.
5. The developer must contact tIe office of Earl Mason & Sunfield to make arangements
for on-site inspections to be made at various points of construction. An engineer tiom
Earl Mason & Stanfield must be involved in tie inspections as they are the engineers
for Pioneer lrrigation Disrict and are familiar with the requirements ofPioneer.
6. Earl Mason and Stant'ield must walk through the site and develop a punch list to be
completed prior to recommending that Pioneer Irrigation District take over the
pressurized irri gation system.
If it is NOT the intent of the developer to requcst Pioncer Irrigation District to tBke over a
pressurized irrigation system within their completed development, then the above six steps do not
apply ro their planned development.
Any proposed developmerrt which will have downstream waterusers using gravity flow irrigation
must develop their inigation system in a m&mer which will insure the downstream waterusers the
2
03/24/2004 l6:34 FA.t 2084594,191 PIOMER IRRIGATION @ ool
ability to acqujre at least as much irrigation water for gravity flow inigation as what they received
prior to any development or construction taking plaoe. The gravity flow irrigation system must be
totally separate from the proposed pressurized irrigation system within a subdivision.
Plcase be advised, the developer shalt submit detailed drawings of any proposed relocations of
Pioneer Inigation Dishict's facilities, prior to preliminary plat approval. Any said relocations are
subject to approval ftom the Superintendent and/or the Board of Directors o1'Pioneer Irrigation
District.
NOTE; This letter does not euthorize any constructioD to commense until all the necessary
agreemeuts with Pioneer lrrigatior District have been executed rnd recorded.
Ifyou shouid have any questions or oomments, do not hesitate to call.
'',tZk/
Mark F. Zirschky
Assi stant Superintendent
Cc: Scott Campbell - Mofthtt, Thomas, Barrett. Rock & Fields via fax 3E5-5384
Bill Mason - Earl, Mason and Stanfield via fax 454-0979
Ben Weymoulh - City of Caldwell Engineering Dept via tax 455-3003
3