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PUBLIC AGENCY
ITEM DATE SUBMITTED BY
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City of Caldwell Engineering Department
Staff Report
To:Alex Jones, Associate Planner
Caldwell P &Z Department
From:TJ Frans, Project Manager ll
Steven Pendleton, Plans Examiner ll
City of Caldwell Engineering Department
Re: ZON22-000003, "0" N. 21't Ave. Coffee Shop
Date: July 5,2022
The City of Caldwell Engineering Department provides the following preliminary staff report on a
request from Antonio Conti for a rezone of parcel R35372, 0.38 acres, from "M1" (Light
lndustrial) to "C3" (Service Commercial) for the purpose of developing a drive thru coffee shop
on the corner of N. 2lrtAvenue and Commercial Way, Caldwell, lD. The 2040 Comprehensive
Plan designation is Commercialand Services.
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 (sidewalk width based on street classification);
c. Sanitary sewer (per City and DEQ requirements);
d. Potable water (per City and DEQ requirements);
e. Storm water 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.
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General
1. Easements for Public Utilities shall be 10 feet wide minimum along all dedicated rights-of-way.
A minimuml0 feet wide easement (or larger if deemed necessary by the City Engineer in order
to facilitate future maintenance operations of utilities) may be required.
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 civil
infrastructure improvement drawings. face of the final plat (visually and in writing).
3. All utilities on and within the boundaries of the development 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 storm water 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 speciflcations.
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 alltests (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, County, State, and Federal standards
8. The engineer of record shall be held responsible to ensure that development improvements
are in substantial compliance with said engineer's design. Following the construction of the
development improvements, the developers engineer shall provide the City of Caldwell
Engineering Department with electronic (.dwg) format record drawings spatially referenced to
the ldaho 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 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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Riqhts-of-Wav
1. All necessary right-of-way adjacent to this project has already been dedicated to the City
Street
Full street improvements shall be completed to all classified roads adjacent to the proposed
project (including N. 21"t Ave. and CommercialWay) in accordance with all City of Caldwell
standards and specifications. lmprovements 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. All private driveways, if applicable, shall fully comply with City of Caldwell standards and be
approved by the Caldwell Fire Marshall.
3. The approach located on the north side of the project at N. 21't Ave. shall be closed with the
removal of the existing approach and the construction of vertical curb, gutter and sidewalk.
Water
1. Each building 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.
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.
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 cunent City standards.
2. Each building 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.
3. 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
rightof-way shall be at a width sufficient to construct the same and shall be no less than 30 feet
in width.
4. 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 (excluding prescriptive easements). Construction
across or re-routing of these facilities is subject to approval by the governing lrrigation 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/pressure irrigation return water into the developments 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 during the construction plan review process.
City water may be used if the site complies with all requirements of City Code pertaining to the
use of domestic/potable water for irrigation purposes.
3. All plans and construction drawings submitted to the City of Caldwellfor review and approval
for any out-of-season irrigation work to be performed 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.
Storm Drain
1. As noted previously, provision is to be made for the disposal of storm water drainage in
accordance with the City Storm Water 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 storm water drainage plan comply with
the requirements of the storm water 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. The construction drawing should indicate that storm water detention basins are to be placed in
accordance with the referenced Storm Water Policy. A note should be placed on the drawings
indicating that all areas designated as common areas are to be operated and maintained by
the business owners association.
4. There is to be no discharge of storm water overflow into any irrigation water return/discharge
facility/ditch/pipe/etc.
5. All storm water runoff from improved half street sections adjacent to this development shall be
retained on site in a storage facility to be maintained by the business owners association
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