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HomeMy WebLinkAboutSkyview Villas Sub. Staff Report Final Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 1 of 7 Memorandum To: Alex Jones, Associate Planner Caldwell P & Z Department From: TJ Frans, Project Manager II Steven Pendleton, Civil Plans Examiner II Re: ANN23-000006 / CPM23-000002 / SUB23-000006 Date July 26, 2023 The Engineering Department provides the following comments on a request by The Land Architects, on behalf of Lane Development LLC, to annex parcel R3566601000 (approx. 1.87 acres) along with the adjacent right-of-way, with a proposed zoning of R-3 (High Density Residential), to include the approval of a development agreement associated with ANN23- 000006. Concurrently, the applicant is requesting a comprehensive plan map amendment from MDR (Medium Density Residential) to HDR (High Density Residential), to include approval of Resolution #23-23 associated with CPM23-000002; and approval of a preliminary plat for the Skyview Villas Subdivision consisting of ten (10) residential lots accommodating (10) ten buildings (duplex and triplex buildings) with a total of twenty-two (22) dwelling units and three (3) common lots. Buildings along the perimeter are proposed to be two-story in height, with the two (2) buildings in the center of the development proposed to be two and one-half stories in height. The subject site is located on the North side of E Ustick Road, and approximately 380.6 feet west of the intersection of S 10th Avenue and E Ustick Road, within the City of Caldwell Area of Impact. * 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 development process in the same manner as a standard subdivision and that said recommendation 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); Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 2 of 7 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. 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 and Final Plat Procedure Checklist attached to the document as “Exhibit A” 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 current 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 for 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. Appropriate City personnel are to be notified in advance of all testing (including Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 3 of 7 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. 8. 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. 9. 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 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 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. E. Ustick Road is classified as a Principal Arterial. The applicant shall dedicate as public right- of-way a minimum forty (48’) foot half width right-of-way (from centerline/section line) along the entire E. Ustick Road alignment (per City Standard R-810 A). 2. All private drive aisles shall have a minimum width of 26’ or meet Caldwell Fire Department requirements, whichever is greater. Street 1. Full street improvements shall be completed to all classified roads adjacent to the proposed project (including E. Ustick 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. 2. Applicant shall obtain necessary cross access easement from the outparcel 4012 S. 10th Ave. (R3566600000) located to the east of this development to construct the proposed emergency access to 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. Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 4 of 7 4. No lot/building shall have direct access to/from E. Ustick Rd. 5. Applicant shall coordinate with the United States Postal Service 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, E. Ustick Rd. said location shall be approved by the Engineering Department during construction drawing plan review and prior to plan approval. Access 1. Applicant shall meet the access requirements of the Middleton Road Corridor Policy; which was adopted by Council with the requirement that said access standards also be applied to Ustick Road. If Applicant’s access spacing does not meet the minimum requirements of the policy, Applicant shall place the driveway in a manner that’s as close to the requirement as possible. Said access may be limited to a right-in/right-out at some time in the future as deemed necessary by the City. Outparcels 1. 4012 S. 10th Ave. (R3566600000) a. Applicant shall complete the road widening improvements referenced in the Street section, item 1, across the Ustick Rd. frontage of said out parcel located on the east side of the development. b. Applicant shall make an appropriate tie in with curb, gutter and sidewalk to existing infrastructure within the public right-of-way located east of this 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. a. Applicant shall provide monies in lieu of construction for the upsizing of the existing 12” domestic water main line located in Ustick Rd. to an 18” line in compliance with the most current version of the City Water Master Plan through the entire frontage of the development. Sanitary Sewer Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 5 of 7 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. a. Applicant shall extend a 12” sewer trunk line through the entire frontage of this development in compliance with the Dixie Sewer Study. Monies, in lieu of construction, may be provided if deemed appropriate by the City Engineer. 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. 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. Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 6 of 7 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. 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. Skyview Villas Subdivision ANN23-000006 / CPM23-000002 / SUB23-000006 Page 7 of 7 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.