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HomeMy WebLinkAboutEngineering Staff Report - Midland 20-26_4-1-24 Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 1 of 13 Memorandum To: Joe Dodson, Planner III Caldwell P & Z Department From: TJ Frans, Project Manager II Steven Pendleton, Plans Examiner II Re: Case Number ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009; (20/26 Project (Aviary Subdivision) Date: April 1, 2024 (V8) The Engineering Department provides the following comments on a request by Brighton Development, Inc., on behalf of: DWT Investments LLC; Midland Farms LLC; Yamamoto Properties LLC; Victor and Jean Yamamoto Living Trust; Yamamoto Farms, Inc.; and Winco Foods, LLC, is requesting Annexation and Zoning, Comprehensive Plan Map Amendments, a Development Agreement Modification, a Planned Unit Development, Rezones, and a Subdivision for the Midland 20-26 project that encompasses a total of approx. 406.8 acres of land. The Annexation and Zoning request consists of approx. 11.47 acres of land with a request for the R-2 zoning district. The Applicant is also requesting five (5) Comprehensive Plan Map Amendments throughout the project totaling approximately 200.4 acres: LDR (Low Density Residential) & RE (Residential Estates) to MDR (Medium Density Residential); MDR to HC (Highway Corridor); HC to MDR; HC & LDR to CS (Commercial and Service); and LDR to HDR (High Density Residential). In addition, eight (8) Rezones are also being requested totaling approximately 309 acres: C-1, C-2, R-1, R-2, & R-3 to the R-1 district (112.9 ac.); C-2 to the R-2 district (18.13 ac.); R-1 to the R-3 district (18.36 ac.); C-2 and R-3 to the C-1 district (7.2 ac.); R-1 and R-3 to the C-2 district (10.15 ac.); R-1 to the C-3 district (17.19 ac.); R-1 to the R-2 district (36.66 ac.); and R-1 to the H-C district (88.6 ac.). These applications include approval of Resolution #394-23 associated with CPM23-000011 and a Development Agreement Modification associated with DEV23-0000004 to terminate any existing development agreements and create four (4) new ones consistent with the proposed development plan. Concurrently, the applicant is requesting approval for a Planned Unit Development (PUD) and Preliminary Plat on parcels R3428700000, R3428701000, R3428600000, R3428500000, & R3428800000 for a mixed-use development, Aviary Subdivision, totaling approximately 148 acres and consisting of 528 total lots (472 single-family residential lots, 3 commercial lots, and 53 common lots) with a residential gross density of approx. 3.4 du/ac located in the southeast quadrant of the project. The development proposes a total of four (4) subareas with the noted Aviary Subdivision currently being proposed with a plat and PUD. The three other areas include the Lower Five, Highline, and Midland Farms subareas and each is proposed with a new Development Agreement for conceptual and general approvals of the project areas. The subject parcels are located on the north and south side of Hwy 20/26 with Knott Lane as the east boundary and generally the Idaho Northern Railroad right-of-way as the west boundary except for some lands both east and west of the railroad right-of-way at the southwest project boundary, in Caldwell, Idaho. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 2 of 13 Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 3 of 13 No Certificate of Occupancy shall be issued for the proposed referenced developments in figure 2 until a traffic signal is fully operational at the intersection of Midland Blvd. and State Hwy. 20/26. Applicant is responsible for coordination with the Idaho Transportation Department for all items pertaining to the construction of this signal. Should the Hearing Examiner/Planning & Zoning Commission advance the application, the Engineering Dept. recommends the following items, as listed in the staff report, be listed as conditions of approval: • The preliminary plat will need to be amended to accurately depict the roadway and intersection improvements that are necessary for the Aviary subdivision application. • The TIS was calculated with additional units proposed along the 20/26 highway corridor that will need to be removed due to right-of-way procurement by Idaho Transportation Dept. This removal of lots will change the trip generation which will need to be properly reflect in an updated TIS which shall be completed after the Applicant completes right-of- way negotiations with ITD. Traffic Mitigation will be calculated upon receipt of the revised TIS. • TIS does not accurately represent the impact to the Skyway St. and Midland Blvd. intersection for a proposed traffic signal as it relate to the Aviary project independent of the adjacent proposed development known as Midland Farms. Determination of the construction timing for this traffic signal is dependent on the amended TIS. • Following the conclusion of Highway 20/26 right-of-way negotiations between the Developer and ITD, and prior to submittal of the first phase of the Aviary development construction drawings, the Applicant shall submit a revised preliminary plat and TIS reflecting the right-of-way impacts resulting from the negotiations. Planning & Zoning and Engineering shall approve the revised preliminary plat. 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); The following staff report comments are for the Aviary Subdivision portion of the referenced application as shown in figure 2 above. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 4 of 13 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. 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 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. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 5 of 13 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. 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. State Highway 20/26 is an expressway owned by the Idaho Transportation Department (ITD). Applicant shall work with ITD directly to establish the required right-of-way along the frontage of the subject parcel and shall provide said right-of-way to ITD upon approval of this development. Applicant shall provide the City with written documentation outlining all ITD requirements during civil plan review. 2. Skyway St. is classified as a Collector roadway. The applicant shall dedicate as public right-of- way a minimum seventy (70) foot full width right-of-way along the entire Skyway Street alignment (per City Standard R-810C). 3. Proposed Solitary Eagle Dr. and Mountain Quail St. bisecting the project from east to west located at the approximate ¼ mile is to be classified as a Collector roadway. The applicant shall dedicate as public right-of-way a minimum seventy (70’) foot full width right-of-way along the Solitary Eagle Dr. and Mountain Quail St. alignment to the first internal intersection.(per City Standard R-810C). Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 6 of 13 4. Midland Blvd. is classified as a Minor Arterial roadway. The applicant shall dedicate as public right-of-way a minimum forty (40’) foot half width right-of-way (from centerline) along the entire Midland Blvd. alignment (per City Standard R-810B). 5. Knott Ln. 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 along the entire Knott Ln. alignment (per City Standard R-810C). 6. Applicant shall dedicate necessary right-of-way on Midland Blvd. to construct a north bound right hand turn lane at the intersection of proposed Collector Solitary Eagle Dr. bisecting the site east to west. (per City Standard R-810G) 7. Applicant shall dedicate necessary right-of-way on Midland Blvd. to construct a north bound right hand turn lane at the intersection of State Hwy. 20/26 (per City Standard R-810G). Applicant shall construct the RHTL in a manner that will allow for the full storage bay and taper lengths post Hwy 55 widening. 8. Applicant shall dedicate necessary right-of-way on Skyway St. to construct a westbound right hand turn lane at the intersection of Midland Blvd. (per City Standard R-810H) 9. Applicant shall dedicate necessary right-of-way on Skyway St. and shift the roadway slightly north to construct an eastbound right hand turn lane at the intersection of Knott Ln. (per City Standard R-810H) 10. Applicant shall dedicate necessary right-of-way on Knott Ln to construct a southbound right hand turn lane at the intersection of Skyway St. (per City Standard R-810H) 11. Applicant shall dedicate necessary right-of-way on Knott Ln to construct a southbound right hand turn lane at the intersection of proposed collector Mountain Quail St. bisecting the site east to west. (per City Standard R-810H) 12. 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). a. All sidewalk within this development adjacent to any public roadways shall reside within the right-of-way. 13. Applicant shall dedicate public right-of-way for any classified roadways adjacent to, or within, the proposed development within 60 days of written request by the Highway District or City of Caldwell. 14. Site Access at proposed Solitary Eagle Dr. & Midland Blvd. (known as access “A” within the traffic impact study) applicant shall dedicate sufficient right-of-way for the construction of a left turn lane on Solitary Eagle Dr. at the intersection of Midland Blvd. 15. Site Access at proposed Mountain Quail St. and Knott Ln. (known as access “I” within the traffic impact study) applicant shall dedicate sufficient right-of-way for the construction of a left turn lane on Mountain Quail St. at the intersection of Knott Ln. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 7 of 13 16. Applicant shall provide necessary right-of-way at the intersection of Midland Blvd. and Skyway St. for the construction of a fully improved intersection to accommodate traffic signals at full build out. Street 1. Full frontage half street improvements shall be completed to all classified roads adjacent to the proposed project including (Midland Blvd., Skyway St., Knott Ln. and State Hwy 20/26) 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 relocate the Madden Spur Drain and Caldwell Highline Canal outside of any current, or future master planned, right-of-way for Midland Blvd. for the construction of said roadway per City standard detail R-810B. 3. Applicant shall construct the full-width Caldwell Highline Canal bridge structure at Skyway Street, along with all associated full-width surface improvements for Skyway St. at this location. 4. Applicant shall construct the full-width Caldwell Highline Canal bridge structure at Solitary Eagle Dr., along with all associated full-width surface improvements for Solitary Eagle Dr. and Stoop Dr. (internal to the development). Said improvements shall be in compliance with a residential roadway. 5. Applicant shall construct the east half (1/2) of the Caldwell Highline Canal and Madden Spur Drain bridge structures and associated surface improvements for Midland Blvd.. Said improvements shall be in compliance with minor arterial roadway requirements. 6. Applicant shall construct the west half (1/2) of the Caldwell Highline Canal bridge structure and associated surface improvements for Knott Ln.. Said improvements shall be in compliance with collector roadway requirements. 7. Applicant shall coordinate with the United States Postal System 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 State Hwy 20/26, Midland Blvd., Skyway St., or Knott Ln, Solitary Eagle Dr., or Mountain Quail St. 8. City Code (per section 5 of 11-03-04: Lot Requirements) requires all alleys proposed within this development shall have a minimum paved width of 24’ and shall include standard concrete rolled curb and gutter on each side unless approved by Council to be narrower via the PUD process. If CFD has more strict requirements or requires a wider asphalt mat Applicant shall meet those requirements. a. "No parking" signage shall be placed on both sides of the alley. Additionally, curbing shall either be painted red or red dye shall be installed in the concrete to further prohibit parking. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 8 of 13 9. All common driveways shall be a minimum of twenty-six feet (26') in width, shall serve no more than six (6) residential units that do not front a public street, shall not be longer than 150’ measured from the centerline of the adjacent roadway, and/or meet Caldwell Fire Department (CFD) requirements. If wider drive isles or more strict requirements/standards are required by CFD Applicant shall meet those requirements. 10. All proposed commercial lots proposed within this development do not currently have a proposed access shown and shall be determined at the time of civil construction drawing plan review. All accesses shall comply with the most recently City adopted access policy in place at the time of civil plan submittal. 11. No lot/building/dwelling shall have direct access to/from State Hwy 20/26, Midland Blvd., Skyway St., Knott Ln., Solitary Eagle Dr., or Mountain Quail St. 12. The intersection of Knott Ln. and State Hwy. 20/26 is to be constructed as a right in right out only as directed by Idaho Transportation Department (ITD). Said RI/RO shall be implemented when the applicant makes any form of unrestricted access to the Knott Lane. 13. Site Access at proposed Solitary Eagle Dr. & Midland Blvd. (known as access “A” within the traffic impact study) applicant shall construct a left turn lane on Solitary Eagle Dr. at the intersection of Midland Blvd. 14. Applicant shall construct a north bound right hand turn lane on Midland Blvd. at the intersection of Skyway St. without sidewalk, to be constructed with future development to the south once right-of-way can be obtained from the outparcel. 15. Applicant shall construct a center two-way-left-turn lane on Midland Blvd that extends at least 100 feet each side of the proposed Solitary Eagle Dr. (access “A”) intersection to allow for two-stage left-turns for northbound and south bound traffic. Outparcel 1. 0 Hwy. 20/26 (R3428901200) a. If the City or ITD is able to obtain sufficient right-of-way along the frontage of this out parcel adjacent to Knott Ln., Applicant shall complete the road widening improvements referenced in the Street section, item 1, across the Knott Ln. 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 this out parcel. Traffic Mitigation Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 9 of 13 The following are the required traffic related mitigation measures for the Aviary Subdivision resulting from the traffic impact study completed 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. Following the conclusion of Highway 20/26 right-of-way negotiations between the Developer and ITD, and prior to submittal of the first phase of the Aviary development construction drawings, the Applicant shall submit a revised preliminary plat and TIS reflecting the right-of-way impacts resulting from the negotiations. Planning & Zoning and Engineering shall approve the revised preliminary plat. Upon receipt of the revised TIS, the traffic mitigation calculation shown below will be completed. Applicant will owe said amount for traffic mitigation. 1. 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 (x,xxx) vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((x,xxx 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 (xx.x)% 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 (x,xxx)% 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 (x,xxx)% 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. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 10 of 13 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 (x,xxx)% of that cost is what needs to be covered by this subdivision. City is currently in the process of adopting traffic impact fees, said fees will supersede traffic mitigation costs that have been calculated within this document and the new fees applied with the submittal of Civil Construction Drawings. 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. 2. Each buildable lot/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. This development will be required to comply with the most current Water Master Study. 4. The applicant shall provide two sources of water for this development the first being from the master planned water line located west of this development in State Highway 20/26, the second source shall be obtained from water lines located in either Linden St. or Skyway St. that will need to be extended to this site per the Water Master Plan. 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 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. 3. The location of sewer, 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 Franklin Master Sewer Study. a. ¾ of this development is to flow to the future master planned 18” trunk line located east of this site within State Highway 20/26 and the remaining ¼ northeast portion of this site is to flow to a master planned 10” trunk line back to the City proposed Lincoln Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 11 of 13 Rd. lift station under design. It is the applicant’s responsibility to extend all mainline in conformance with the Sewer Master plan to service the site. b. Sewer discharge alternatives to the Sewer Master Plan may be considered through the City’s sewer master plan deviation analysis request process. 4. Each buildable lot/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. 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 surface 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. 2. 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. 3. Each lot, or building area, shall be provided with a pressure irrigation service in compliance with Caldwell Municipal Irrigation District standards. 4. All pressure irrigation mainlines shall be located in the public right-of-way or within a public utility easement, with a minimum width of 10 feet, centered over said mainlines as per current City standards. Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 12 of 13 5. 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 shall be owned and maintained by the home owners association. 6. Pump station supply line and discharge/overflow line shall be an independent line and not shared by any other users and/or waters. 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. The proposed development may utilize an existing pressure irrigation pump station with approvals from Caldwell Municipal Irrigation District. Any upgrades to the pump station necessary to supply the proposed development with pressurized irrigation water is the responsibility of the Applicant. Should Applicant connect to an approved pump station they shall supply the City of Caldwell with a water model of the whole pressurized irrigation system showing that the system design meets all Caldwell Municipal Irrigation District standards. 10. 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. 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. Storm water detention basins are required to remain on-site and are to be operated and maintained by the Home Owners Association/etc. 4. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Plat Midland 20/26 Project (Aviary Subdivision) ANN23-000016, CPM23-000011, DEV23-000004, PUD23-000006, SUB23-000042, & ZON23-000009 Page 13 of 13 1. Prior to approval of the final plat or 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 all punch list items. 2. Provide a cross-access easement allowing use of approaches and cross-access of the site by both the onsite and adjacent development. This requirement shall be noted on the final plat. 3. No Certificate of Occupancy shall be issued for the proposed referenced developments in figure 2 until a traffic signal is fully operational at the intersection of Midland Blvd. and State Hwy. 20/26. 4. A note shall be added to the final plat stating that no lot shall have direct access to/from Midland Blvd., State Hwy. 20/26, Knott Ln., Skyway St., Solitary Eagle Dr., and Mountain Quail St. 5. 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 sets. 6. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat application submittal. 7. 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.