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HomeMy WebLinkAboutPeregrine East Staff V2_Final Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 1 of 7 Memorandum To: Katherine Wright Associate Planner Planning and Zoning Dept. From: TJ Frans, Project Manager Steven Pendleton, Plans Examiner II City of Caldwell, Engineering Department Re: ANN22-000018 / CPM22-000006 / SUB22-000032 (Peregrine East) Date: November 22, 2022 The Engineering Department provides the following comments on a request by Terry O’Brien of J- U-B Engineers, on behalf of Endurance Holdings LLC, for an annexation of parcel R3280700000 (approx. 20.38 acres) with a proposed zoning designation of R-1 (Low Density Residential). Surrounding zoning designations include R-1 (Low Density Residential), agricultural (County), and RS-6 (single-family residential –Nampa) zone. Concurrently, the applicant is requesting a comprehensive plan future land use map amendment from Residential Estates to Low Density Residential, along with a preliminary plat for Peregrine East Sub. Peregrine East Sub includes 16.56 acres with 56 total lots that will include 49 single-family residential lots, and seven (7) qualified common lots totaling 2.00 acres or a total percentage of 12.1%. The project will be developed in one (1) phase and is located west of 12246 Orchard Avenue, and East of 15088 Impact Lane on the North side of Orchard Avenue, parcel R3280700000, 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. Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 2 of 7 General 1. This project shall comply with all current city codes, standards, policies, and procedures. 2. 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. 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 face of the final plat (visually and in writing). Existing easements shall be shown on all 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. 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 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. Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 3 of 7 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. Orchard Avenue 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 frontage (per City Standard R-810 B). 2. 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). 3. Applicant shall dedicate to the City of Caldwell any required right-of-way along Orchard Avenue within 30 days of a written request for right-of-way from the City of Caldwell. 4. 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 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 construct one quarter (1/4) share of Upper Embankment understructure and surface improvement at the Upper Embankment drain crossing where it crossed Orchard Ave. 3. No lot shall have direct access to/from Orchard Avenue. Outparcels 1. 15088 Impact Ln.(R3280800000) 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 Orchard Avenue 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. b. Applicant shall provide water, sewer and pressurized irrigation services to this lot. 2. 15035 Impact Ln.(R3280401000) Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 4 of 7 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 Orchard Avenue 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. b. Applicant shall provide water, sewer and pressurized irrigation services to this lot. 3. 15088 Impact Ln.(R3280800000) a. Applicant shall provide a domestic water service to this lot. 4. Applicant shall provide a cross access easement for the purpose of ingress/egress for outparcels 15088 Impact Ln.(R3280800000) and 15075 impact Ln. (R32804010A0) for the future construction of an access point to the internal roadway located along the north side of said parcels. 5. 12604 Ropers Ln. (R3281501000) a. Applicant shall work with this property owner to establish a driveway access to the improved Ropers Ln. to be constructed by this development adjacent to said parcel. 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 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. 5. Applicant shall construct a 12” water mainline within the eastern most internal roadway back to Orchard Avenue. Said water main shall be extended in Orchard Avenue for the length of the projects frontage, including across the frontage of the outparcels previously mentioned and shall tie into the 12” line being constructed by the Peregrine Estates Subdivision. 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. Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 5 of 7 2. It shall be the responsibility of the applicant to verify that any connections being made to an existing sewer lift stations shall have the capacity to service said development and shall perform any necessary upgrades to the sewer lift station proposed to tie into. 3. 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 installation the trunk lines specified within the most current version of the applicable Sewer Study that reside within the limits of this preliminary plat. 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. 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. 6. 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. 7. 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. 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 subdivision 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. Applicant shall place the existing 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. Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 6 of 7 4. Each lot shall be provided with a pressure irrigation service. 5. 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. 6. The applicant shall ensure that an adequate continuous irrigation supply flow is available to meet the pressure irrigation system requirements of CMID. 7. 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. Applicant shall not sell existing water rights and apply for new junior water rights to provide to the City. 8. The proposed development may be able to utilize an existing pressure irrigation pump station in the area. Any upgrades to the pump station necessary to supply the proposed subdivision with pressurized irrigation water is the responsibility of the Applicant. 9. Upon Applicants connection to or use of the existing irrigation pump station the applicant shall: a) 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. b) Increase the size of the existing head gate supplying the pump station to a sufficient size that will provide the continuous flow of the full water right as required by CMID specifications. c) Pipe the gravity irrigation supply from the delivery point to the pump station. Said supply shall not be utilized by any users expect for CMID. 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 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. 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. Peregrine East Subdivision ANN22-000018 / CPM22-000006 / SUB22-000032 Page 7 of 7 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 stating that no lot shall have direct access to/from Orchard Ave. 3. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of the recorded final 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.