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HomeMy WebLinkAboutU-Haul Starage Staff Report SUP24-000012 Final 7-15-24 U-Haul Moving and Storage Facility SUP24-000012 Page 1 of 6 City of Caldwell Engineering Department Staff Report To: Alex Jones, Associate Planner Caldwell P & Z Department From: TJ Frans, Project Manager II Steven Pendleton, Plans Examiner II City of Caldwell Engineering Department Re: Case Number SUP24-000012 U-Haul Moving and Storage Facility Date: June 28, 2024 The City of Caldwell Engineering Department provides the following preliminary staff report on a request by Greg Spurlock of UHC of Idaho, on behalf of Amerco Real Estate Company, is requesting to modify their existing special use permit for U-Haul Moving and Storage to include construction of a new 3-story indoor storage facility with an approximate foot print of 45,558 square feet. The property is currently zoned M-1, Light Industrial, and the indoor mini-storage use is permitted with a special use permit. The subject site is located on the north side of Franklin Rd., immediately south and west of the intersection with the southbound exit from I-84, in Caldwell, ID. 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. Storm water 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. U-Haul Moving and Storage Facility SUP24-000012 Page 2 of 6 General 1. Easements for Public Utilities shall be 10 feet wide minimum along all dedicated rights-of-way. 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. 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 civil infrastructure improvement drawings. 3. All utilities on and within the boundaries of the development 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 storm water 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, County, State, and Federal standards. 8. The engineer of record shall be held responsible to ensure that development improvements are in substantial compliance with said engineer’s design. Following the construction of the development 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. 9. Any note, item or drawing element on the construction drawings, engineering drawings and/or design drawings related to the property inconsistent with City Codes, Policies and/or U-Haul Moving and Storage Facility SUP24-000012 Page 3 of 6 Ordinances shall not be construed as approved unless specifically addressed and granted by City Council. Access 1. Applicant proposes to utilize the existing access locations for this site. Said locations may be allowed to be full access approaches on a temporary basis and will be restricted to right-in right-out access, with the construction of a center medians, in the future. Timing access restriction shall be determined by the City and will be constructed when necessary. Street 1. Full street improvements shall be completed to all classified roads adjacent to the proposed project (Franklin 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. a. Applicant shall replace any existing dilapidated infrastructure not in compliance with City Code through the frontage of said parcel to be determined by the City at time of construction. b. Applicant shall remove and replace all pedestrian ramps and public sidewalks which do not fully comply with current Americans with Disabilities Act (ADA) Standards . c. Applicant shall make any modifications and/or additions to the existing street lighting system to bring all existing street lighting facilities in compliance with current City standards to provide proper safety and roadway lighting along the projects frontage. 2. All private driveways, if applicable, shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. 3. Raised medians in Franklin Rd. which are proposed in front of this parcel are currently in design review and shall be constructed by this development depending on the timing of approvals of the subject permit and the raised median plans. Applicant may be able to contribute funds in lieu of construction if deemed appropriate by the City Engineer at the time of plan review. Traffic Mitigation The following are the required traffic related mitigation measures for the U-haul Moving and Storage Facility resulting from the traffic impact study pursuant to City Code Chapter 10, Article 10. U-Haul Moving and Storage Facility SUP24-000012 Page 4 of 6 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 storage units in this development based on the most current Traffic Impact Analysis sets the pm peak hour traffic flow at 245 vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((245 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 35.1% 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 35.1% 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 35.1% 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. 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 35.1% of that cost is what needs to be covered by this subdivision. Water 1. Each 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. U-Haul Moving and Storage Facility SUP24-000012 Page 5 of 6 2. 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. 3. Applicant will be required to meet fire flow and fire protection requirements as determined appropriate by Caldwell Fire. Applicant may be required to loop a water mainline throughout the site to achieve this. 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. Each 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. 3. Any easements for sewer lines not in the right-of-way shall be at a width sufficient to construct the 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. a. Applicant shall provide easements to Caldwell which are in compliance with the above requirement for any existing city owned utilities (water/sewer/storm drainage/irrigation/etc) which may not currently be covered by an easement. 4. 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 per Caldwell standard drawings and requirements and in a manner sufficient to support heavy equipment necessary to construct and maintain the sewer mainline 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 (excluding prescriptive easements). Construction across or re-routing of these facilities is subject to approval by the governing 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 developments 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 during the construction plan review process. U-Haul Moving and Storage Facility SUP24-000012 Page 6 of 6 City water may be used if the site complies with all requirements of City Code pertaining to the use of domestic/potable water for irrigation purposes. 3. 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 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 storm water drainage in accordance with the City Storm Water 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 storm water drainage plan comply with the requirements of the storm water 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 construction drawing should indicate that storm water detention basins are to be placed in accordance with the referenced Storm Water Policy. A note should be placed on the drawings indicating that all areas designated as common areas are to be operated and maintained by the business owners association. 4. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc.