HomeMy WebLinkAboutMontana Ave Multi-family_EngComments_2023-07-31
Montana Multi-family Development
ANN23-000008 / CPM23-000005
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Memorandum
To: Katherine Wright, Associate Planner
Caldwell P & Z Department
From: TJ Frans, Project Manager II
Steven Pendleton, Civil Plans Examiner II
Re: ANN23-000008 / CPM23-000005
Date July 27, 2023
The Engineering Department provides the following comments on a request by Jessica Heggie,
on behalf of Jacob Booher, is requesting a comprehensive plan land use map amendment from
LDR (Low Density Residential) to HDR (High Density Residential), as well as annexation with a
zoning designation of R-3 (High Density Residential), to include approval of Resolution # 142-23
associated with CPM23-000005 and a development agreement associated with ANN23-000008.
The applicant intends to utilize the site for a multi-family development consisting of eight (8)
duplex units, totaling sixteen (16) residential dwelling units. The 1.5 acre site is located at 26566
Montana Ave., on the east side of S. Montana Avenue, approximately 2,000 feet south of the
intersection with East Homedale Road in Caldwell, Idaho.
* 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);
e. Stormwater facilities (per City requirements/storm water manual);
f. Street lighting (per City standards);
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ANN23-000008 / CPM23-000005
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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
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.
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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. Montana Ave. is classified as a Collector roadway. 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 Montana Ave. alignment (per City Standard R-810C).
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 Montana Ave.to the centerline of the Deer Flat Canal) 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 be responsible to construct all surface improvements for the
northeastern portion of the existing bridge structure at the Deer Flat Canal where
Montana Ave. intersects.
2. All private driveways/drive aisles shall fully comply with City of Caldwell standards and be
approved by the Caldwell Fire Marshall.
3. Applicant shall meet all applicable access standards for this site.
4. No lot/building shall have direct access to/from Montana Ave.
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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, Montana Ave. said location shall be approved by the
Engineering Department during construction drawing plan review and prior to plan approval.
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.
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.
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.
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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.
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
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ANN23-000008 / CPM23-000005
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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.
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