Loading...
HomeMy WebLinkAboutHoshaw_EngComments_2023-12-08 Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 1 of 8 Memorandum To: Katie Wright, Planner II Caldwell P & Z Department From: TJ Frans, Project Manager Steven Pendleton, Plans Examiner II Re: DEV23-000003, PUD23-000004, SUB23-000032 Hoshaw Subdivision Date: December 8, 2023 The Engineering Department provides the following comments on a request by Stephanie Hopkins with KM Engineering, on behalf of Trilogy Development and Open Door Rentals LLC, is requesting approval for a Planned Unit Development (PUD), Preliminary Plat (SUB), and a Development Agreement Modification (AMD) on approximately 79 acres in the R-1 zoning district. The proposed Hoshaw Subdivision is a mixed-use development consisting of 264 single-family lots (180 detached lots, and 84 attached lots), one (1) multi-family lot, four (4) commercial lots, and 49 common lots to total 318 lots overall. The development is proposed with a total of 428 total dwelling units constituting a gross density of approximately 5.4 DU/Acre. The subject parcel is located at the southeast corner of the E. Ustick and S. Indiana intersection between Ustick Road and Homedale 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. Stormwater 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. Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 2 of 8 General 1. Easements for Public Utilities shall be 10 feet wide minimum along all front lot lines. 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 along select interior lot lines to facilitate pressure irrigation or other utilities. 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 face of the final plat (visually and in writing). Existing easements shall be shown on all construction drawings. 3. All utilities on and within the boundaries of the subdivision 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 stormwater 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, State, and Federal standards. 8. The engineer of record shall be held responsible to ensure that subdivision improvements are in substantial compliance with said engineer’s design. Following the construction of the subdivision 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. 9. Any note, item or drawing element on the plats, construction drawings, engineering drawings and/or design drawings related to the property inconsistent with City Codes, Policies and/or Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 3 of 8 Ordinances shall not be construed as approved unless specifically addressed and granted by City Council. Rights-of-Way 1. E. Ustick Rd. is classified as a Principal Arterial. The applicant shall dedicate as public right-of- way a minimum forty-eight (48) foot half width right-of-way (from centerline) along the entire alignment (per City Standard R-810 A). 2. Applicant shall dedicate necessary right-of-way to construct an eastbound right-hand turn lane on E. Ustick Rd. at the intersection of proposed Invictus Ave. located in the northeast corner of the site. (per City Standard R-810 F) 3. S. Indiana Ave. is classified as a Minor Arterial. The applicant shall dedicate as public right-of- way a minimum forty (40’) foot half width right-of-way (from centerline) along the entire alignment (per City Standard R-810 B). 4. Laster St. is classified as a Collector. The applicant shall dedicate as public right-of-way a minimum a minimum thirty-five (35) foot half with right-of-way (from centerline) along the entire alignment (per City Standard R-810C) 5. Applicant shall dedicate necessary right-of-way to construct a westbound right-hand turn lane on Laster St. at the intersection of S. Indiana Ave. 6. All interior local streets classified as residential shall be dedicated to the City. The applicant shall dedicate as public right-of-way a minimum fifty-three (53) foot full width right-of-way (per City Standard R-810 E). 7. Applicant shall dedicate to the City of Caldwell any required right-of-way along E. Ustick Rd. S. Indiana Ave. or Laster St. within 30 days of written request from the City of Caldwell. 8. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to the public. Street 1. Full frontage half-street improvements shall be completed to all classified roads adjacent to the proposed preliminary plat (E. Ustick Rd., S. Indiana Ave. and Laster St.) 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. 2. All private driveways shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 4 of 8 3. Proposed access on E. Ustick Rd. in the northeast corner of the site proposed as Invictus Ave. shall be a right in right out access only with curbing installed at centerline of E. Ustick Rd. to extend a minimum of 75’ east and west of this access. 4. Applicant shall construct an eastbound right-hand turn lane on E. Ustick Rd. at the intersection of proposed Invictus Ave. located in the northeast corner of the site. (per City Standard R-810 F) 5. Applicant is obligated to construct City of Caldwell standard frontage improvements along both Ustick Road and Indiana Avenue through the entire frontages of the proposed subdivision. Caldwell currently has a roundabout expansion project designed for this intersection. Applicant shall only construct Ustick and Indiana frontage improvement up to the City of Caldwell roundabout project limits. Applicant shall contribute funds in lieu of construction for all frontage improvements within the roundabout project limits. City Engineer, at their discretion, has the authority to require certain interim frontage improvement be completed by applicant, within the roundabout project limits, depending on timing of the roundabout project and the subdivision construction process and/or safety needs as deemed appropriate by the City Engineer. 6. Applicant shall construct a westbound right-hand turn lane on Laster St. at the intersection of S. Indiana Ave. (per City Standard R-810 H) 7. Applicant shall construct a southbound left-hand turn lane on S. Indiana Ave. at the intersection of Laster St. (per City Standard R-810 G) 8. Applicant shall be responsible for the east half widening of the bridge structure and surface improvements on S. Indiana Ave. at the Dixie Drain crossing. 9. Applicant shall be responsible for the north half widening of the bridge structure and surface improvements on Laster St. at the Dixie Drain crossing. 10. Applicant shall be responsible for the south half widening of the bridge structure and surface improvements on E. Ustick Rd. at the 25.1 Lateral (Fenton Lateral) crossing. 11. All private driveways/drive isles shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. 12. No lot shall have direct access to/from S. Indiana Ave., E. Ustick Rd. or Laster St. Traffic Mitigation The following are the required traffic related mitigation measures for the Hoshaw Subdivision resulting 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. Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 5 of 8 2. Community Planning Association of Southwest Idaho has computed the average trip length in Canyon County to be 7.3 mi. Traffic impact mitigation should presumably occur at both trip ends so ½ of the trip length should be attributed to each end. It is estimated that trips will encounter a major intersection 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 Impact Analysis sets the pm peak hour traffic flow at 477 vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((477 veh/hr*7.3 mile/trip*0.5 trip ends*2inter/mi) / (5080veh/hr)) the total contribution of this development to traffic mitigation shall be 68.5% of a fully improved intersection. This percentage represents the total capacity utilized from each intersection (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 68.5% 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 staff. The Engineering staff shall have reasonable discretion to determine the sites of construction and what design and construction equals roughly 68.5% of the signalization improvements needed for an average intersection. Engineering staff can provide information about applications with whose mitigation efforts the owner/developer/applicant can combine to achieve even units of 100%. 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 Impact 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 68.5% of that cost is what needs to be covered by this subdivision. 3) Traffic Mitigation costs established as part of the traffic impact study with this development shall be used only until the City has adopted Traffic Impact Fees which will supersede any cost established by this document and new traffic impact fees assessed and paid prior to final plat signature. Water 1. All on site water mains will need to be looped into existing mains for fire flow and water quality purposes. Internal main sizing and construction plan approval, will be dependent upon the availability of fire flow. Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 6 of 8 2. Each phase of development shall have a redundant/secondary supply of domestic water. 3. Each buildable lot 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 4. 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. 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. 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. This development will be required to install the trunk lines specified within the most current version of the Dixie Sewer Study that reside within the limits of this preliminary plat. 3. 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. 4. Each buildable lot 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. 5. 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. 6. 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 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 and on the final plat (excluding prescriptive easements). Construction across or re-routing of these facilities is subject to approval by the Pioneer 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. Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 7 of 8 Appropriate facilities shall be provided by the developer to convey irrigation and drainage water across the property to take care of these offsite needs. 3. There is to be no discharge of gravity/pressure irrigation return water into the subdivision storm water system. 4. 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 Irrigation District prior to construction plan approval. It shall be required that the system will be operated and maintained by the Caldwell Municipal Irrigation District. 5. Applicant shall place the pump station within a platted common lot 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. Each lot shall be provided with a pressure irrigation service. 7. All pressure irrigation mainlines shall be located in the public right-of-way, and within a public utility easement of a minimum of 10 feet in width centered over said mainlines as per current City standards. 8. The applicant shall ensure that an adequate continuous irrigation supply flow is available to meet the pressure irrigation system requirements of CMID. 9. Applicant shall pipe the pump station delivery ditch from the source point (head gate) to the pump station. Pump station overflow shall be piped from the pump station to the point of discharge into an irrigation facility/canal/drain/etc. 10. 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. If this should occur, The City shall assist in registering the transfer. 11. Upon Applicants connection to or use of the existing irrigation pump station, should they choose to do so and CMID deems it appropriate to connect to, the applicant shall: a) Supply the City of Caldwell with a water model of the whole pressurized irrigation system including the piped overflow showing the system design meets all Caldwell Municipal Irrigation District standards. b) Applicant shall complete all upgrades to the system as required by CMID. Said upgrades will be determined during plan review” 12. 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 within Pioneer Irrigation Facilities 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. Hoshaw Subdivision DEV23-000003, PUD23-000004, SUB23-000032 Page 8 of 8 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. It is to be noted that retention designs will be denied in most instances. 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. 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 final plat drawing should indicate that storm water detention 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 home owners association. 4. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Plat 1. Prior to approval of the final plat, subdivision facilities must be completed or an appropriate construction security provided. There may be temporary restrictions to the obtaining of building permits, even with acceptable construction security, depending on fire protection, emergency service requirements, and City approval of the sanitary sewer system. A 20% temporary restriction to obtaining of building permits will be enforced until all facility construction has been completed, inspected and certified by the Applicants engineer including all punch list items. 2. A note shall be added to the final plat stating that no lot shall have direct access to/from S. Indiana Avenue, E. Ustick Road or Laster Street. 3. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of the recorded final plat and 3 full paper set. 4. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat application submittal.