HomeMy WebLinkAboutPA 1 engeneering SUP19-07I-O t
PUBLIC AGENCY
ITEM DATE SUBMITTED BY
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Memorandum
To:
From:
Re:
Date:
Jarom Wagoner, Senior Planner
TJ Frans, Project Manager
SUP-I$07 (Quenzer RV Park)
April4, 2019
The Engineering Departrnent provides the following commerlts on a request by Marv Quenzer and
Mason & Associates for a special-use permit to annex four parcels totaling 39.89 acres, more or
less, with an R-l (l,ow Density Residential) zoning designation with a development agreement.
Also being requested is a special-use permit to constnrct and operate an RV Park within the
proposed R-l (Low Density Residential) zoning district. The subject properties are located at the
southwest comer of Aviation Way and Marble Front Road in Caldwell, Idaho (Parcel #'s
R35 1 290 I 300, R35 I 280 1 00, R35 I 2800000, & R35 I 2801 0A0).
Development Plans
1. Development Plans - Prior to cornmencing constnrction, plans must be prepared by the
developer's engineer and approved by the City Engineering Department which shall include the
following items (if applicable):
a. Street section and alignment (including curb and gutter);
b. Sidewalk (sidewalk width based on street classification);
c. Sanitary sewer (per City and DEQ requirernents);
d. Potable water (per City and DEQ requirements);
e. Stormwater facilities (per City requirementVmanual);
f. Street lighting (per City standards);
g. Street signage (per City and MUTCD rcquiremens);
h. Vertical Datum based on NAVD 88 Datum.
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General
1. All utilities within the development shall be located and/or relocated underground.
2. Appropriate easements for emergency access, transmission lines and./or other utilities shall be
granted to the City or the appropriate entity/districrmunicipality.
3. Construction of facilities to be dedicated and/or within public rightof-way shall be performed
by an appropriately licensed public works contractor and constnrcted to City of Caldwell
specifications in place at the time of construction.
4. Prior to commgncement 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 ofrecord in which all appropriate personnel and utilities
are present. Appropriate City persorurel 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 ofrecord or his designated representative is to wimess all tests and a
log ofirspection visits and testing results is to be kept by the argineer of record or his
representative.
5 . 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 certi$, that improvements have been constructed according to approved plans
and in compliance with applicable City, State, and Federal standards.
6. The engineer ofrecord shall be held responsible to ensure that developments improvements are
in substantial compliance rvith said engineer's design. Following the construction ofthe
developments improvsrnents, 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 S)stem-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 ofrecord has caused construction to occur in substantial compliance
with the desigr of said urgineer of record.
7. 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. .
In addition, all construction must be consistent with all current city codes, standards, and details
at the time ofplan approval. Ifplan approval is achieved and construction has not commenced
within I year ofapproval, the City Engineer may require a new review of the plans to check for
consistency with current standards.
8. Additional requirements may be required as deerned necessary by City Staff and in keeping with
City codes and policies as development plan review progresses.
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Rishts-of-Wav
l. Marble Front Road is classified as a Collector roadway. Applicant shall dedicate a 35' half
width righrof-way section, minus existing, along the entire frontage of Marble Front Road.
2. Aviation Way is classified as a Minor Arterial roadway. Applicant shall dedicate a 40' half
width right-of-way section, minus existing, along the entire frontage of Aviation Way Road
3 . lnterior roadways intended for dedication shall include a 5 3 ' wide righlof-way dedicated to the
City.
Street
Full frontage half street improvements shall be completed to all classified roads adjacent to the
proposed preliminary plat (Marble Front Road & Aviation Way) in accordance with all City of
Caldwell standards and specifications. Improvements shall include (but are not limited to) curb,
gutter, sidewallg asphalt, streetlights, joint trencll communication conduit, storm drainage
facilities, etc. Paved asphalt sections (not including curb and gutter plate) for Aviation Way
shall be a minimum of 24' wide to accommodate 2 lanes of traffic.
2. Applicant is currently showing one access to the RV Park from/to Aviation Way. Said access
shall be in the same alignment as Nantucket Street on the east side of Aviation Way.
4. The applicant shall improve Aviation Way to its full build-out desigrr per City of Caldwell
standard drawings R-810 & R-810B; to include 40' half width right-of-way measured from
centerline. The street shall feature standard 6" yertical curb and gutter, 7' attached sidewalks (5'
detached), sub-base, final base, and asphalt paving, pavement markings, required storm water
drainage facilities and streetlights.
5. Applicant shall construct a right tum lane on Marble Front Road at the intersection of Marble
Front Road and Aviation Way per City of Caldwell standard drawing R-810H. Suflicient right-
of-way for this tum lane, as depicted in the standard drawing, shall be dedicated to the City.
6. Applicant shall place all appropriate pavement markings for Marble Front Road, Aviation Way
and any interior roadways dedicated to the public.
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3. The applicant shall improve Marble Front Road to its firll build-out design per City olCaldwell
standard drawings R-810 & R-8lOCl to include 35' half width righrof-way measured from
centerline. The street shall feature standard 6" vertical curb and gutter, T' attached sidewalks (5'
detached), sub-base, final base, and asphalt paving, pavement markings, required storm water
drainage facilities and streetlights.
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7. Interior roadways intended to be dedicated to the City shall be constructed to its full build-out
design per City of Caldwell standard drawings R-8 t 0 & R-810E; to include 53' full width right-
of-way. The street shall feature standard 3" rolled curb and gutter, 5' attached sidewalks sub-
base, final base, and asphalt paving, pavonent markings, required storm water drainage facilities
and streetlights.
8. All sidewalks, pedestrian ramps and driveway approaches, new or existing, within the public
right-of-way shall meet requirements specified in the United States Access Board's Proposed
Accessibility Guidelines for Pedestrian Facilities in the Public fught-of-Way, I.S.P.W.C. (2015
edition) and City of Caldwell Supplemental Specifications to the 2015 I.S.P.W.C.. When in
conflict the more restrictive specifications shall apply.
9. Applicant shall submit development plans to Canyon Highway District #4 for review and
approval of Martle Front Road improvements and road section.
Water
1. Each building and RV pad site shall be connected to City water.
2. All on site water mains will need to be looped into existing mains for fire flow and water quality
purposes. Intemal main sizing and construction plan approval, will be dependent upon the
availability of fire flow. Appropriate easements for said water mains shall be provided to the
City for review and approval
3 . The location of water service, including sizing of mains, providing of easolents, frontage
construction, and oflsite 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 if not already
existing. The waterline size will be determined in each street by road classification.
4. The location of fire hydran*, water service/s, including sizing of mains, providing of easements,
frontage construction, and ollsite construction are to be decided during review of improvement
plans.
5. The Developer is responsible to extend a l2-inch water main along the firll Aviation Way
alignmeng cormecting to the existing 12" mainline in Marble Front Road to serve the proposed
proj ect.
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Sanitarv Sewer
l. Each building and RV pad site shall be corurected to City sewer.
2. It shall be the responsibility of the applicant's engineer to verif that connection to existing
sewer mair ines will not exceed the functional capacity of said mainlines. Provision for
corurectivity by future developments shall be met in accordance with current City standards.
3. A 24" diameter sewer mainline is currently located along the entire frontage of Marble Front
Road and Aviation Way.
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.
5. The Developer will be required (where appticable) to extend all sewer and water mainlines to
the center of adacent roadways for cormectivity by future developmenB. I-ocations of said
extensions will be decided during the review ofthe improvement plans.
6. Any easernents 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 shatl be at a width sufficient to construct the same and shall be no less
than 30 feet in width.
7. All weather surfaces may be required adjacent to mainlines that fall outside the public right-of-
way. All weather surfaces shall be constructed su{Eciently to support healy equipment
necessary to construct and maintain sewer under all seasonal weather conditions.
Irrisation
1. Irrigation water for any and all landscaping shall be obtained from a Caldwell Municipal
Irrigation District source. City municipal water may be used only if the criteria specified in the
Landscape Ordinance Section 10-07-12 are met. Potential irrigation connection sources are the
Voyage Crossing and Montecito Park irrigation pump stations. Pump station upgrade fees will
?pplv.
2. It shall be the responsibility ofthe applicant's engineer to verifr that the existing pump station is
adequately sized to provide the subject parceVs with the appropriate amount ofirrigation water.
Pump station upgrades may be necessary. Connection to an existing irrigation pump station will
require written approval from the goveming irrigation provider that the irrigation water delivery
point can be moved from its current location to the pump station delivery point.
3. Existing and proposed gravity irrigation facilities shall be located outside the public-right-of-
way and shall be moved, adjusted and/or irnproved as necessary to facilitate required street
improvernents.
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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. 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 historical drainage discharge points from the property
for the purpose of draining on site storm water detention facilities.
3. Storm water detention basins are to be placed in common lots in accordance with the
referenced Stormwater policy and shall be owned, operated and maintained by the
home/business owners association (or RV Park owner).
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