Loading...
HomeMy WebLinkAboutU-Haul Starage Staff Report Final U-Haul Moving and Storage Facility SUP23-000002 Page 1 of 5 City of Caldwell Engineering Department Staff Report To: Alex Jones, Associate Planner Caldwell P & Z Department From: TJ Frans, Project Manager II Steven Pendleton, Plans Examiner II City of Caldwell Engineering Department Re: Case Number SUP23-000002 U-Haul Moving and Storage Facility Date: April 14, 2023 The City of Caldwell Engineering Department provides the following preliminary staff report on a request by Amerco Real Estate Company (AREC), on behalf of Bear River Real Estate, LLC, is requesting a special use permit to operate an indoor self-storage facility for U-Haul with a U- Haul truck and trailer sharing rental lot, and related retail sales in a C-4 (Freeway Commercial) zoning district. The development plan proposes two (2) buildings on the site consisting of one (1) 3-story building with a lower level and one (1) 1-story building. The subject site consists of two (2) parcels; Parcel R3513801000 (approx. 5.01 acres) and Parcel R3513801100 (approx. 0.77 acres), located approximately 295 feet west of the intersection of Franklin Road and Specht Avenue, and bordered on the north by Interstate 84 and the south by Franklin Road, in Caldwell, Idaho. 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. U-Haul Moving and Storage Facility SUP23-000002 Page 2 of 5 General 1. Easements for Public Utilities shall be 10 feet wide minimum along all dedicated rights-of-way. A minimum10 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. 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 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 (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 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. U-Haul Moving and Storage Facility SUP23-000002 Page 3 of 5 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. Access 1. Proposed access location for this site is to be temporary full access and will be restricted to right-in right-out access only with the construction of a center medians in the future. Timing to be determined by the City and will be constructed when necessary. Street 1. Full street improvements shall be completed to all classified roads adjacent to the proposed project (Franklin Rd.) in accordance with all City of Caldwell standards and specifications. 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. a. Applicant shall replace any existing dilapidated infrastructure not in compliance with City Code through the frontage of said parcel to be determined by the City at time of construction. 2. All private driveways, if applicable, shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. 3. Raised medians in Franklin Rd. which are proposed in front of this parcel are currently in design review and shall be constructed by this development depending on the timing of approvals of the subject permit and the raised median plans. Applicant may be able to contribute funds in lieu of construction if deemed appropriate by the City Engineer at the time of plan review. Water 1. Each building 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. 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. U-Haul Moving and Storage Facility SUP23-000002 Page 4 of 5 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. Each building 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. 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 right-of-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 per Caldwell standard drawings and requirements and in a manner sufficient to support heavy equipment necessary to construct and maintain the sewer mainline under all seasonal weather conditions. Irrigation 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 Irrigation 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 Caldwell for 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. U-Haul Moving and Storage Facility SUP23-000002 Page 5 of 5 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. 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 storm water drainage plan comply with the requirements of the storm water manual. In 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.