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HomeMy WebLinkAboutSUB-20P-10 SUP-20-10 10th Avenue Heights - 10-14-2020 Memorandum To: Debbie Root, Senior Planner From: Robb MacDonald, City Engineer Re: SUB-20P-10/SUP-20-10 10th Avenue Heights Date: October 14, 2020 The Engineering Department provides the following comments for a request by Blake Wolf on behalf of Rivco Properties LLC for a preliminary plat and a Special Use Permit for 10th Avenue Heights Subdivision, a multi-family residential development in an R-3 (High Density Residential) zone on parcel R35664 containing 2.55 acres. The proposed multi-family development contains nine (9) residential lots and two (2) common lots with 8 four-plex buildings and one (1) duplex for a total of 34 dwelling units. Access will be from Amber Street. The subject property is located on the west side of 10th Avenue approximately 180 feet south of the intersection of Amber and S. 10th Avenue. Development Plans 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: Street section and alignment (including curb and gutter); Sidewalk (sidewalk width based on street classification); Sanitary sewer (per City and DEQ requirements); Potable water (per City and DEQ requirements); Stormwater facilities (per City requirements/storm water manual); Street lighting (per City standards); Street signage (per City and MUTCD requirements); Vertical Datum based on NAVD 88 Datum. General 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 if applicable. 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. All utilities on and within the boundaries of the subdivision shall be located and/or relocated underground. 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. 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. 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. 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. 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. 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 10th 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 10th Avenue Road alignment (per City Standard R-810 B). Amber Street is classified as a Local Road. The applicant shall dedicate as public right-of-way a minimum twenty-six and a half (26.5) foot half width right-of-way (from centerline) along the entire frontage (per City Standard R-810 E-1). All internal private road sections and drive areas shall have a dedicated cross access easement to allow legal access across property lines. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to the public. Street Full frontage half street improvements shall be completed to 10th Ave and Amber Street 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. The private driveway on Amber Street shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. No public driveway access will be permitted directly onto 10th Avenue unless it is directly lined up with Easy Street on the east side of 10th Avenue. The City of Caldwell reserves the right to restrict/limit access on 10th Avenue in the future if at any time the City feels it is necessary for safety or mobility purposes. Water All on site water mains will need to be looped into existing mains for fire flow and water quality purposes. Two points of connection are required for the internal main lines to the City water system. Internal main sizing and construction plan approval, will be dependent upon the availability of fire flow. Each phase of development shall have a redundant/secondary supply of domestic water. 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 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. Sanitary Sewer 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. A sewer main line has been extended in Amber Street from the east side of 10th Avenue that may be available for this this development. To this date, this line has not been approved by or dedicated to the City and still remains incomplete. Once this line has been tested, inspected, approved by the City and dedicated to the City, I may receive sewer discharge. 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 Franklin Sewer Study that reside within the limits of this preliminary plat. 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. 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. 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. 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 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. 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. 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. 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. Each lot shall be provided with a pressure irrigation service. All pressure irrigation mainlines shall be located in the public right-of-way or within a public utility easement of a minimum of 10 feet in width centered over said mainlines as per current City standards. The applicant shall ensure that an adequate continuous irrigation supply flow is available to meet the pressure irrigation system requirements of CMID. 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. 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 July 1st. Submittal of plans after this date may result in Applicant not receiving plan approval in time to complete out-of-season work. Storm Drain 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. 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. 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 business owners association. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Other Utilities The Developer is responsible to relocate all frontage utilities in accordance with City standards and specifications in conjunction with this development as applicable, including but not limited to the overhead power structure along the west side of 10th Avenue. Plat 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 50% 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. Upon recordation of the plat, the Engineering Department is to be provided with a reproducible Mylar copy of said document, suitable for blue line reproduction. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat submittal.