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HomeMy WebLinkAbout4-14-22 Enclave Sub _ PUD-21-000001 ANN-21-000001 _ 3-18-22 (V5)Memorandum PRIVATE  To: Debbie Root, Senior Planner From: TJ Frans, Project Manager Re: PUD-21-00001 & ANN21-00001 (Enclave Subdivision) V4 Date: March 18, 2022 The Engineering Department provides the following comments on a request by TO Engineering, on behalf of Brady Lasher, for an annexation, planned unit development and a preliminary plat for Enclave Subdivision, a mixed use (single-family & commercial) development with a zoning designation of H-C (Highway Corridor) zone on parcels R32795 and R32795010 containing 45.69 acres/ The proposed subdivision consists of 19 single-family lots, 282 multi-family units, 6 commercial lots and 9 common lots. The properties are location 1,500 feet west of the intersection of Hwy 55 and Midway Road, Caldwell, ID. 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. 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 State Highway 55 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. Celeste Avenue is classified as a Collector. The applicant shall dedicate as public right-of-way a seventy (70) foot full width right-of-way for the entire alignment of Celeste Avenue (per City Standard R-810 C). 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). Applicant shall extend Celeste Avenue to the subject properties south property line and ensure that it is aligned with the proposed roadway in the City of Nampa subdivision that’s proposed directly south of this property. Applicant shall dedicate to the City of Caldwell and/or ITD any required rights-of-way shown/planned within 90 days of a written request for right-of-way from the City of Caldwell or ITD. Street All construction of, and access to, Hwy 55 shall fully comply with ITD standards and requirements. Applicant shall provide the City with written documentation outlining all ITD requirements. Full-width street improvements shall be completed to Celeste Avenue within 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. Applicant shall install a northbound right hand turn lane on Celeste Avenue at Hwy 55. This requirement may be waived by the City Engineer depending on conversations with ITD and the planned ultimate buildout scenario of Hwy 55. Applicant shall complete the Flagstone Street crossing over the Wilson Drain, including Wilson Drain improvements as necessary to facilitate the completion of Flagstone Street. No lot shall have direct access to/from Hwy 55 or Celeste Avenue. All private driveways shall fully comply with City of Caldwell standards and shall be approved by the Caldwell Fire Marshall. Private roadways are not allowed within this development per City Code. Celeste Avenue, over and south of, the Wilson Drain, all the way to the south property line, shall be constructed when any portion of Celeste Avenue that is south of Flagstone is constructed. Traffic Mitigation The following are the required traffic related mitigation measures for the Enclave Subdivision resulting from the traffic impact study 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. Provide a cross-access easement allowing use of approaches and cross-access of the site by both onsite and adjacent development. This requirement shall be noted on the final plat. 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 the most current Traffic Impact Analysis sets the pm peak hour traffic flow at 350 vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((350 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 50.3% 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. The owner/developer/applicant shall design and construct roughly 50.3% 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 50.3% 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%. 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. The average cost of intersection is estimated at $425,000 for procurement of design services, construction, and associated costs by the City, of which 50.3% of that cost is what needs to be covered by this subdivision. The Applicant shall keep the City informed of and comply with any additional requirements ITD has pertaining to Hwy 55. ITD has the final authority to impose Hwy 55 requirements and said requirements shall be met independent of requirements of the City. ITD standards shall be followed for roadway section depth on Hwy 55. The stricter of City or ITD requirements shall be followed for roadway width and traffic mitigation measures on Hwy 55. Water 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. 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. Applicant shall construct a 12” water mainline in Celeste Avenue, Heaven Dr. and Enclave Way. Applicant shall stub an 8” water mainline to parcels R3279601200 and R3279601000 with all appropriate easements. Applicant shall tie into the existing mainline located in Flagstone Street. 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. Nearest City sewer connection point is an existing 10” gravity irrigation mainline ending in a manhole (City ID #5726) located in Celeste Avenue, approximately 330’ north of the centerline of Hwy 55. Applicant shall extend sewer through the project site in a manner that provides sewer service to the subject property and parcels R3279601000 & R3279601200. Mainline sewer stubs shall be provided to these parcels. 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. 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 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, and 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 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 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 home owners association. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Out Parcels 12581 Karcher Road (R3282001200): Applicant shall provide domestic water and pressure irrigation services to this property. All necessary easements for said services shall be granted on the final plat. 12551 Karcher Road (R32821) Applicant shall provide domestic water, sanitary sewer and pressure irrigation services to this property. All necessary easements for said services shall be granted on the final plat. Applicant shall construct an access for this parcel from within the development for said parcel to use as their main point of access once constructed. Shall be determined at time of plan submittal and the acquisition of right-of–way by ITD. 12247 Karcher Road (R3279601200) Applicant shall provide domestic water, sanitary sewer and pressure irrigation mainline stubs to this property. All necessary easements for said services shall be granted on the final plat. 12253 Karcher Road (R3279601000) Applicant shall provide domestic water, sanitary sewer and pressure irrigation mainline stubs to this property. All necessary easements for said services shall be granted on the final plat. 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. A note shall be added to the final stating that no lot shall have direct access to/from Celeste Avenue or Hwy 55. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to the public. 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. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat application submittal.