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PUBLIC AGENCY
ITEM DATE SUBMITTED BY
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Your Safety . Your Mobility
Your Economic Opportunity
Emma Hill, City of Caldwell P & Z Department
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028 . Boise, lD 83707-2028
(208) 334-8300 . itd.idaho.gov
September 27,2022
Justin Christensen
Nexio Capital
iustin@ nexiocapital.com
801-921-3307
VIA EMAIL
RE: Case Number SUP22-0000O4lAMDD22-02 Celeste Place - ITD Application Acceptance Letter
Dear Mr. Christensen,
ITD has received application SUP22-0000041AMD22-02 for review. ITD does not anticipate any significant traffic impact
to the State Highway System from this development and has no objections to the proposed development
lf you have any questions or concerns, please contact me at Andrew.marini@itd.idaho.gov or 208-334-8336.
Sincerely,
Andrew ili::y;iffil"Marini ?il"63ffi;l'
Andrew Marini
ITD - District 3
Development Services Coordinator
cc:
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Angelica Gomez
From:
Sent:
To:
Cc:
Subject:
Attachments:
Andrew Marini <Andrew.Marini@itd'idaho.gov>
Tuesday, September 27,2022 5:02 PM
justi n@ nexiocapital.com
P&Z; Vincent Trimboli; Regan Hansen
Celeste Place - ITD Application Acceptance Letter
g-27-2022 Celeste Place - ITD Application Acceptance Letter-signed.pdf
lmportance:High
Mr. Christensen,
Attached is lTD,s response to the application indicated. My apologies for the tardiness of our response. we are working
through a backlog of applications and I have just assumed this role in the past week and a half.
ln regards to your second ask, I believe Regan (cc'd) should be sending you a response regarding the timeline'
Let me know if there is anything else I can assist you with. Thank you
Respectfully,
Andrew Marini
District 3 | Development Services Coordinator
ldaho Transportation DePartment
208-334-8336
andrew.marini@itd.idaho.qov
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sender immediately and do not deliver, distribute or copy this e-mail, or disclose its contents or take any action in
reliance on the information it contains.
From: Justin Christensen <iustin@nexiocapi >
Sent: Monday, September26,2022 9:35 AM
To: Regan Hansen <Regan.Ha nsen@itd'idaho.gov>
Cc: Vincent Trimboli <Vincent.Trimboli @itd.idaho.sov>
Subject: TIS Acceptance Letter
GAUTION: This email originated outside the State of ldaho network. VerifY lin ks and attachments BEFORE You
the sender. Contact your agency service desk with any
1
YOUR Alobility ." r p YOUE Economlc OpportunltyYOUR Sofety
click or open, even if you recognize and/or trust
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Regan,
I am following up on the Celeste Place TIS acceptance letter. Back on May 25th you emailed our traffic
engineer Eric Sweat at Kimley Horn and stated TIS acceptance letter should be out soon. We never received
that letter so we are hoping to get that issued now.
Additionally the project is a few blocks offKarcher SH-55 on Celeste so I was hoping to get a detailed project
timeline for that if available.
Thanks
Justin Christensen
Nexio Capital
fl sor-gzr-esoz
I iustin@nexiocapital.com
! www.nexiocaoital.com
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Memorandum
To:Emma Hill, Associate Planner
Alex Jones, Planner Technician
Caldwell P &Z Department
From:TJ Frans, Project Manager
Steven Pendleton, Plans Examiner ll
Re:
Date:
S U P22-0000041 AMD22-02 Celeste Place
June8,2022
The Engineering Department provides the following comments on a request by developer
Nexio Capital requesting a special use permit for a72 unit multi-family development on parcel
R32746010 west of Celeste Ave., approximately 3.31 acres currently zoned "R3" (High Density
Residential). The gross density for the proposed project is 21.8 units per acre. Concurrently the
applicant is requesting to amend the existing Development Agreement applicable to the subject
property, Dakota Crossing #3 [ANN-136-06 & SUB/PUD-161P-06] recorded as instrument
#2007025033. The development agreement amendment will provide for
additions/deletions/modifications of conditions specific to the new proposed development
plan.
* Due to the nature, complexity and many civil improvements required of multi-family land
development projects the Engineering Department recommends that this project be required to
complete the land developmenf process in the same manner as a standard subdivision and that
said rccommendation be made a condition of approval of this application.
Development Plans
1. Development Plans - Prior to commencing construction and applying for building permits,
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);
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f. Street lighting (per City standards);
g. Street signage (per City and MUTCD requirements);
h. Vertical Datum based on NAVD 88 Datum.
General
1. Applicant shall follow the requirements and processes of the subdivision ordinance for the
development of this project. For the purposes of this project, all conditions outlined in the
subdivision ordinance pertaining to receiving the City Engineers signature on, or the
recordation of, a final plat shall be applied to the submission of building permits.
2. Easements for public utilities shall be as listed below. Easements will be required to be larger if
deemed necessary by the City Engineer in order to facilitate future maintenance operations of
utilities.
a. 10 feet wide minimum.
b. Domestic water only,15 feet wide minimum
c. Sanitary sewer only, 20 feet wide minimum
d. Sewer and water combined, 30 feet wide minimum
i. Note: future permanent structures will not be permitted to be constructed
within any easement granted to the City of Caldwell. Applicant shall
ensure that civil design and easements provided to the City
accommodate cunent and future construction needs of permanent
structures such as covered parking structures, future buildings, etc.
3. 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
construction drawings.
4. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
5. All street, sewer, water, fire protection, and street light facilities must be dedicated to the City.
Some conveyance facilities tor stormwater drainage may be eligible for dedication to the City.
6. 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.
7. 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. Appropriat6 City personnel are to be notified in advance of all testing (including
compaction, pressure and coliiorm, 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 ins[ectors) and a log of inspection visits and testing results is to be kept by the
engineer of record or his representative.
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8. The developer is to employ a responsible design professional, preferably the engineer of
record, to oversee and inspect construction, toperform 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.
g. The engineer of record shall be held responsible to ensure that subdivision improvements are
in comp-liance with said engineer's design. Following the construction of the subdivision
improvements, the develo[ers engineer shall provide the City of Caldwell Engineering
Department with electronic (.dwg) format record drawings spatially referenced to the ldaho
State Plane Coordinate Sysiem-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.
10. Any note, item or drawing element on the plats, construction drawings, engineering drawings
and/or design drawings rLtateO to the property inconsistent with City Codes, Policies and/or
OrdinanceJshall not be construed as approved unless specifically addressed and granted by
City Council.
Riqhts-of-Wav
1. Celeste Ave. is classified as a Collector roadway. The applicant shall dedicate as public right
of-way a minimum thirty-five (35) foot half width right-of-way (from centerline) along the entire
Celeste Ave. alignment (per City Standard R-810C).
Z. Moss St. is classified as a Collector roadway. The applicant shall dedicate as public right-of-
way a minimum thirty-five (35) foot half width right-of-way (from centerline) along the entire
Celeste Ave. alignment (per City Standard R-810C).
3. All interior private internal circulation drive isles shall have a minimum width of 26' (face of curb
to face of curb) and meet Caldwell Fire Department (CFD) requirements. lf wider drive isles are
required by CFD Applicant shall meet those requirements.
Street
1. Full frontage half street improvements shall be completed to all classified roads adjacent to the
proposed prolect (Moss Si. and Celeste Ave.) in accordance with all City of Caldwell standards
and specificaiions improvements shall include (but are not limited to) curb, gutter, sidewalk,
asphalt, streetlights, joint trench, spare communication conduit along classified roadways,
storm drainage facilities, etc.
2. Applicant shall dedicate appropriate righlof-way to construct an eastbound right-turn lane on
Moss Street at Celeste Avenue (per City Standard R-810H).
3. All private driveways/drive isles shall fully comply with City of Caldwell standards and be
approved by the Caldwell Fire Marshall.
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4. The proposed private drive isle approach to Moss St. in the North West corner of the
development shall be for emergency access only and shall not have direct access by the
public.
5. No loUbuilding shall have direct access to/from Moss St. or Celeste Ave.
6. Applicant shall coordinate with the United States Postal System to determine a cluster mailbox
unit location. Said location shall be interior to the site and shall be located in a manner that will
not impact, or cause queueing onto, Celeste Ave..
Traffic Mitiqation
o
The following are the required traffic related mitigation measures for the Celeste Place
Subdivision iesulting from the traffic impact study pursuant to City Code Chapter 10, Article 10.
A traffic impact study will be required for this development because of the volume of traffic
produced.
1. provide a cross-access easement allowing use of approaches and cross-access of the site
by both onsite and adjacent development. This requirement shall be noted on the final plat.
2. Community Planning Association of Southwest ldaho has computed the average trip length
in Canyon County td be 7.3 mi. Traffic impact mitigation should presumably occur at both
trip ends so % ofihe trip length should be attributed to each end. lt is estimated that trips will
encounter a major inteisection every half mile along any given path. The capacity of an
average fully improved intersection (assumed to be the intersection of a collector and an
arterial road) is estimated to be 5,080 vehicles/hour.
The estimated traffic resulting from the proposed density in this subdivision based on the
most current Traffic lmpact Analysis sets the pm peak hour traffic flow at 52 vehicles for
the entire subdivision.
Folowing the City of Caldwell's mitigation equation ((52 veh/hr.7.3 mile/trip*0.5 trip
ends*2inter/mi; liSOaOveh/hr)) the total contribution of this development to traffic
mitigation snali be 7.5o/o ol a iully improved intersection. This percentage represents the
total capacity utilized from each lntersection (once fully improved and possibly
signalized) encountered by trips generated over the development's half of the generated
trip length.
a) The owner/developer/applicant shall design and construct roughly 7.5% of the
signalization improvements needed for an average intersection, as defined, at one or
more nearby (within 3.5 miles of the site) deficient locations to be determined by
Engineering siaff. The Engineering staff shall have reasonable discretion to determine
the sites ofionstruction and what design and construction equals roughly 7.5% of the
signalization improvements needed foian average intersection. Engineering staff can
pivide information about applications with whose mitigation efforts !!9
owner/developer/applicant can combine to achieve even units of 100%.
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i) The owner/developer/applicant may be allowed, at his option, to contribute monies in
lieu of construction to the City of Caldwell Roadway Trust Fund, but the basis for the
obligation is for construction. Monetary contributions must be made at a level
commensurate with costs to construct the same by the City and as estimated by the
City. This alternate provision for payment of money is not a requirement, is for the
benefit and convenience of the owner/developer/applicant only and does not
constitute an lmpact Fee.
iii) The average cost of intersection is estimated at $425,000 for procurement of
design services, construction, and associated costs by the City, of which 7.5% of that
cost is what needs to be covered by this subdivision.
Water
1. All on site water mains will need to be looped into existing mains for fire flow and water quality
purposes. lnternal 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. lf buildings are constructed to include
individual units that could feasibly or will be sold separately, each unit shall be serviced
separately
3. 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.
Sanitarv Sewer
1. 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 mainlines. Provision for connectivity by
future developments shall be met in accordance with current City standards.
2. The Developer 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.
3. Each buildable lot shall be provided with individual sewer service. lf 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.
5. A 20' wide all-weather surfaces may be required to be constructed over 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 seasonalweather conditions.
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!rriqation
1. Existing easements and/or right-of-ways for any irrigation facility shall be determined and
clearly indicated on the construction plans. Construction across or re-routing of these facilities
is subject to approval by the Pioneer lrrigation District and at their discretion or 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/pressure irrigation return water into the projects 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
lrrigation District prior to construction plan approval. lt shall be required that the system will be
operated and maintained by the Caldwell Municipal lrrigation District.
a) Applicant may be able to connect to the existing Dakota Crossing Pl pump station if
said station and piping system is constructed in a manner that can handle the additional
acreage, Applicant receives approvalfrom CMID to make said connection and
Applicant makes necessary upgrades and/or pays applicable buy-in fees.
3. Each lot, or building area, shall be provided with a pressure irrigation service in compliance with
Caldwell Municipal lrrigation District standards.
4. All pressure irrigation mainlines shall be located in the public right-of-way or within a public
utility easement, with a minimum width of 10 feet, centered over said mainlines as per current
City standards.
5. Applicant shall place the pump station in an area that is easily accessible 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.
6. The applicant shall ensure that an adequate continuous irrigation supply flow is available to
meet the pressure irrigation system requirements of CMID.
7. 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. lf this should occur, The City shall assist in registering the
transfer.
8. The proposed development may utilize an existing pressure irrigation pump station with
approvals from Caldwell Municipal lrrigation District. Any upgrades to the pump station
necessary to supply the proposed development with pressurized irrigation water is the
responsibility of the Applicant. Should Applicant connect to an approved pump station they
shall supply the City of Caldwell with a water model of the whole pressurized inigation system
showing that the system design meets all Caldwell Municipal lrrigation District standards.
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I All plans and construction drawings submitted to the City of Caldwell for review and approval
for any out-of-season irrigation w6rk to be performed within or across facilities located within (or
o*ned by) irrigation districts other than CMID shall be submitted to the Caldwell Engineering
Department n6 later than August 15s. Submittal of plans after this date may result in Applicant
not receiving plan approval in time to complete out-of-season work.
Storm Drain
1. As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the bity Stormwater Management Manual and any updates adopted
subsequent to this application. 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 iysiem 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 required to remain on-site and are to be operated and
maintained by the Home Owners Association/etc.
4. There is to be no discharge of storm water overflow into any irrigation water return/discharge
faci lity/d itch/pi pe/etc.
Buildino Permits
1. Prior to submission of building permits, public utilities and infrastructure must be completed or
an appropriate construction security provided. A 50% temporary restriction.in the.issuance of
build'ing permits will be enforced untilall utility construction has been completed, inspected,
tested, approved by the City and certified by the Applicants engineer; including completion all
punch list items.
2. Applicant shallsubmit an electronic (dwg.) copy of the project site plan suilable for mapping
and addressing purposes no later than 50 dayi prior to submission of the first building permit.
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Communiti$in Motion 2OSOO"rr"lOment Review
The community Planning Association of southwest Idaho (coMPASS)
is the metropolitan planning organization (MPo) for Ada and canyon
counties. CoMPASS has developed this review as a tool for local
governments to evaluate whether land developments are consistent with
[he goals of Communities in Motion 2050 (CIM 2050), the regional long-
range transportation plan for Ada and Canyon Counties. This checklist is
notlntended to be prescriptive, but rather a guidance document based
on CIM 2050 goals.
Development Name: Celeste Place
CIM Vision Category: Existing Neighborhood
CIM Corridsl; None
Safety
Level of Stress measures how
safe and comfortable a bicYclist
or pedestrian would feel on a
corridor and considers multimodal
infrastructure number of vehicle
lanes, and travel sPeeds.
Pedestrian level of stress !
Bicycle level of stress O
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AS
Economic VitalitY
These tools evaluate whether the
location of the ProPosal supports
economic vitalitY bY growing near
existing public services'
Activity Center Access
Farmland Preservation
Net Fiscal ImPact
Within CIM Forecast
Quality of Life
Checked boxes indicate that
additional information is attached.
Active TransPottation
Automobile TransPortation
Public TransPortation
Roadway CaPacitY
r'
r'E I
li rk I
o rmproves performance a Does not imProve or
reduce performance Reduces petformance
Communities in Motion 2O5O
2020 Change in Motion Report
Development Review Process
Web : www.comPassidaho.org
Email : info@comPassidaho.org
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Comments:
Nearby services, such as schools, parks, grocery, and other services are likely
accesied only by vehicle. The closest transit stop is located about two miles
away and pathway connections are limited.
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Land Uses to Support Bicycle and Pedestrian Transportation
Land use decisions can support the safety and comfort of bicyclists and pedestrians. A robust mix of
nearby housing, jobs, and services can:
Promote safe and comfortable walking and biking by
reducing the number of vehicles on the road
Reduce the distance between housing and services,
especially for vulnerable populations
Reduce the requirement for large and costly parking
facilities
cdlfit4
Credit: Lakeland Village Plan
Land use mix can either be horizontal or vertical. A
horizontal mix indicates a variety of uses across a neighborhood, while vertical mix refers to different uses
within the same building or lot. To measure land use mix, consider how many different uses (e.9.,
residential, office, retail, industrial, service, entertainment, education, health, etc.) are within each
community or area. Higher mixes reflect more convenient access to a wide range of jobs and services'
Some steps to take to increase bicycle and pedestrian accommodations are:
provide sidewalks and pathways between horizontal mixed use areas to promote walking and
biking between areas.
- Place residential uses near services such as parks, schools, grocery stores, or employment
{ centers.
/ Place higher-density residential uses close to employment, bus service, schools, or parks.
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Fiscal Impact Analysis Supplemental for the
Development Review Checklist
The purpose of the fiscal impact analysis is to better estimate expected revenues and costs to localgovernments as a result of new development so that the public, stakeholders, and the decision-makers can better manage growth. Capital and operating'expenditures are determined by variousfactors that determine service and infrastructure needs, including persons per household, studentgeneration rates, lot sizes, street frontages, vehicle trip and trip idjustment factors, average triplengths, construction values, income, discretionary spending, and employment densities.
The COMPASS Development Checklist considers the level of fiscal benefits, how many public agencies
benefit or are burdened by additional growth, and how long the proposal will take to'achieve inscatbreak-even point, if at all. More information about the COMPASS Fiscal Impact Tool is available at:
www. co m pa ss ida h o. o rg / p rod se rv /fi sca I i m pa ct. htm .
Overall Net Fiscal Impact
Net Fiscal Impact, by Agency
City ;Q
Highway ffi
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Break Even: 1 year
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School District #139
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Lisa Boyd, Superintendent
5207 S. Montana Avenue
Caldwell, lD 83607
Phone (208)454-0445
Fax (208) 454-0293
a
June 2,2022
Re: Case # SUP22-000004 Celeste Place
To Whom lt May Concern
rhe chi td ren withi n thiH:fi ll [,}s::l; i:;ofortowi
ns schoors :
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We are concerned about the capacity Lakevue Etementary has to educate the children that woutd
move into this devetopment if it were to be approved. Lakevue Elementary's buitding capacity can
accommodate 725 students. The school year ended with an enrottment of 870, and we are expecting
enrottment to increase next year with the current muttipte housing devetopments recentty approved
by both the Nampa City Councitwith the Middtebury devetopment and the Caldwell City CounciI
approving the Enctave devetopment within Lakevue's attendance boundaries.
To increase the schoot's capacity, three portabte classrooms were added for an additional six
ctassrooms. The portabte ctassrooms are now fut[, and Lakevue does not have any more space on its
campus to add portabte buitdings to accommodate future growth.
Typicatty, students coutd be shifted to attend other etementary schoots, however, att of the schoots in
this area are atready at capacity and projected to be overcapacity next year.
The Vatlivue School Board proposed a bond to alteviate crowding at Lakevue in March 2022.
Unfortunatety, the bond faited. At this point, we are unable to count on new schoots to provide relief
Therefore, we ask that you deny or postpone this request untiI a bond has been approved by patrons
to buitd etementary schoots that witt atteviate overcrowding.
Sincerety,
Lisa Boyd
Superintendent
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"Preparing lndividuals for Success Through Educotion"
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