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HomeMy WebLinkAboutLogan Village Apartments Staff Report Final Logan Village Multi-Family Development Case Number SUP22-000033 Page 1 of 6 Memorandum To: Alex Jones, Associate Planner Caldwell P & Z Department From: TJ Frans, Project Manager Steven Pendleton, Civil Plans Examiner II Re: Case Number SUP22-000033 Logan Village Multi-Family Development Date: April 13, 2023 The Engineering Department provides the following comments on a request by Mason & Associates on behalf of Terra Novus, LLC, for a special use permit for a six-family dwelling and multi-family dwellings within an R-3 (High Density Residential) zone, where the comprehensive plan land use designation is HDR (High Density Residential). The proposed 9.92 acre site for Logan Village multi-family development will consist of six (6) buildings (a mix of one (1) 6-plex building, two (2) 8-plex buildings, and three (3) 12-plex buildings, for a total of 58 dwelling units. Unit configurations will range from one to three bedrooms with the majority being 2-bedroom, 2- bath. The subject property is located approximately 1,695 feet east of the intersection of Farmway Road and Logan Street, on the north side of Logan Street; parcel number R0573200000, in Caldwell, Idaho. 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); f. Street lighting (per City standards); g. Street signage (per City and MUTCD requirements); h. Vertical Datum based on NAVD 88 Datum. Logan Village Multi-Family Development Case Number SUP22-000033 Page 2 of 6 General 1. 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 current and future construction needs of permanent structures such as covered parking structures, future buildings, etc. 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 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 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 Logan Village Multi-Family Development Case Number SUP22-000033 Page 3 of 6 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 Ordinances shall not be construed as approved unless specifically addressed and granted by City Council. Rights-of-Way 1. W. Logan St. is classified as a Collector. The applicant shall dedicate as public right-of-way a minimum Thirty-five (35’) foot half width right-of-way (from centerline/section line) along the entire S. Florida Ave. alignment (per City Standard R-810 C). Street 1. Full street improvements shall be completed to all classified roads adjacent to the proposed project (including W. Logan 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. Emergency access, including secondary access, shall meet all Caldwell Fire Department requirements. 3. All private driveways/drive aisles shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall, including but not limited to, having a minimum width for 26’ (or meeting Caldwell Fire Department requirement, whichever is greater). 4. No lot/building shall have direct access to/from W. Logan St. Outparcels 1. 804 W. Logan St. (R0573201100) a. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located in the southwest corner of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1 across the W. Logan St. frontage of said out parcel. If the City is not able to acquire the right-of-way, lesser improvements may still be required that fall within the prescriptive right-of-way on the out parcel. 2. 806 W. Logan St. (R0573300000) a. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located on the southwest corner of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1, across the W. Logan Village Multi-Family Development Case Number SUP22-000033 Page 4 of 6 Logan St. frontage of said out parcel. If the City is not able to acquire the right-of-way, lesser improvements may still be required that fall within the prescriptive right-of-way on those out parcels. 3. 824 W. Logan St. (R0573400000) a. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located in the southwest corner of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1 across the W. Logan St. frontage of said out parcel. If the City is not able to acquire the right-of-way, lesser improvements may still be required that fall within the prescriptive right-of-way on the out parcel. Water 1. All on site water mains will need to be looped into existing mains and have a minimum of two points of connection for fire flow and water quality purposes. Internal main sizing and construction plan approval, will be dependent upon the availability of fire flow. 2. Each buildable lot or 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 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. 4. This development shall construct any master planned domestic water lines that reside within or adjacent to this site to be determined during the review of the improvement plans. 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 applicable Sewer Study that reside within the limits of this development. 3. Each buildable lot or 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. 4. 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. Logan Village Multi-Family Development Case Number SUP22-000033 Page 5 of 6 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. Construction across or re-routing of these facilities is subject to approval by the Governing Irrigation 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. 3. 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. 4. Each lot, or building area, shall be provided with a pressure irrigation service in compliance with Caldwell Municipal Irrigation District standards and City code. 5. All pressure irrigation mainlines shall be located in the public right-of-way or private drive isle within a public utility easement, with a minimum width of 10 feet, centered over said mainlines as per current City standards. 6. If required 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 the pump station is positioned on shall be owned and maintained by the property owner, a homeowners' or business owners' association. 7. The applicant shall ensure that an adequate continuous irrigation supply flow is available to meet the pressure irrigation system requirements of CMID. 8. 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. Logan Village Multi-Family Development Case Number SUP22-000033 Page 6 of 6 9. 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 or across facilities located within (or owned by) irrigation districts other than CMID 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 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. 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. 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 applicant shall retain all historic upstream and downstream storm water discharges and shall not create any adverse impacts pertaining to gravity irrigation water or storm water runoff to the neighboring properties. 4. Storm water detention basins are required to remain on-site and are to be operated and maintained by the property owner, a homeowners' or business owners' association. 5. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Building Permits 1. Prior to submission of building permits, public utilities and infrastructure must be completed or an appropriate construction security provided. A 20% temporary restriction in the issuance of building permits will be enforced until all utility construction has been completed, inspected, tested, approved by the City and certified by the applicants engineer; including completion of all punch list items. 2. Applicant shall submit an electronic (dwg.) copy of the project site plan suitable for mapping and addressing purposes no later than 30 days prior to submission of the first building permit.