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HomeMy WebLinkAboutTuscan Ridge Staff Report V2 9-17-24 Tuscan Ridge Subdivision SUB24-000029 Page 1 of 9 Memorandum To: Alex Jones, Associate Planner Caldwell P & Z Department From: TJ Frans, Project Manager Steven Pendleton, Plans Examiner II Re: SUB24-000029: Tuscan Ridge Subdivision Date: September 17, 2024 The Engineering Department provides the following comments on a request by Becky Yzaguirre, on behalf of Seddie Caldwell II, LLC, is requesting preliminary plat approval for a single-family residential subdivision with a density of 2.70 dwelling units per acre. The development is proposed to include 212 single-family lots and 38 common lots with a total of 16.27 or 20.7 percent open space, with 9.21 acres or 11/7% of qualified open space. The minimum lot size is 7,929 SF, with an average lot size of 8,848 SF and a maximum lot size of 15,563 SF. The proposed site is addressed as 0 Indiana Avenue (R3298101000) and is located on the southeast corner of Orchard Avenue and Indiana Avenue in Caldwell, Idaho. 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: • Right-of-Way Section, #6 for the proposed Tuscan Ridge Dr. roadway internal to the site shall provide full width right-of-way (ROW) plus the width of any proposed center planter islands the entire length of roadway. Applicant shall provide a minimum of 3’ of ROW back of sidewalk and to be constructed to meet the minimum asphalt width requirements per drive lane Per Standard Detail R-810E. All center islands are to have their own lot and block number and be maintained by the HOA.. 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); c. Sanitary sewer (per City and DEQ requirements); Tuscan Ridge Subdivision SUB24-000029 Page 2 of 9 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 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. 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 Tuscan Ridge Subdivision SUB24-000029 Page 3 of 9 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 improvements are in compliance with said engineer’s design. Following the construction of the 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. S. Indiana Ave. 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 (from centerline) along the entire S. Indiana Ave. alignment (per City Standard R-810C). 2. Orchard Ave. 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 Orchard Ave. alignment (per City Standard R-810B). 3. Smith Ave. proposed Master Planned roadway located on the south boundary of this development 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 (from centerline) along the entire Smith Ave. alignment (per City Standard R-810C). 4. Applicant shall provide necessary right-of-way on Smith Ave. at the intersection of S. Indiana Ave. to construct a westbound right-hand turn lane. 5. Applicant shall provide necessary right-of-way on S. Indiana Ave. at the intersection of Orchard Ave. to construct a northbound right-hand turn lane. 6. 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). Tuscan Ridge Subdivision SUB24-000029 Page 4 of 9 7. Applicant shall dedicate to the City of Caldwell any required right-of-way along S. Indiana Ave. Orchard Ave. or Smith Ave. within 90 days of written request from the City of Caldwell 8. 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 project including (S. Indiana Ave., Orchard Ave. and Smith Ave.) 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. All private driveways/drive isles shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. 3. Applicant shall construct a northbound right-turn lane on S. Indiana Ave. at the intersection of Orchard Ave. 4. Applicant shall construct a westbound Left turn lane on Orchard Ave. at the intersection of S. Indiana Ave. 5. Applicant shall construct a southbound left turn lane at the intersection of S. Indiana Ave. and proposed Tuscan Ridge Dr. 6. Applicant shall construct a westbound right-turn lane on Smith Ave. at the intersection of S. Indiana Ave. 7. No lot/building shall have direct access to/from S. Indiana Ave., Orchard Ave. or Smith Ave. 8. Applicant shall be responsible to construct the south ½ share of the bridge structure and surface improvements of the Deer Flat Canal and Forest Canal at the Orchard Ave. alignment. 9. 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, S. Indiana Ave., Orchard Ave. or Smith Ave. Outparcels 1. 14838 S. Indiana Ave. (R3298100000) a. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located on the west side of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1, across the S. Indiana Ave. 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. Tuscan Ridge Subdivision SUB24-000029 Page 5 of 9 b. Applicant shall provide services to the outparcel to include a sewer stub, pressure irrigation service and domestic water meter. 2. 0 S. Indiana Ave. (R32981010C0) a. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located on the west side of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1, across the S. Indiana Ave. 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 services to the outparcel to include a sewer stub, pressure irrigation service and domestic water meter. Traffic Mitigation The following are the required traffic related mitigation measures for the Tuscan Ridge 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. 1. Provide a cross-access easement allowing use of approaches and cross-access of the site by both onsite and adjacent development. 2. 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 201 vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((201 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 28.9% 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. Tuscan Ridge Subdivision SUB24-000029 Page 6 of 9 a) The owner/developer/applicant shall design and construct roughly 28.9% 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 28.9% 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. ii) The average cost of intersection is estimated at $425,000 for procurement of design services, construction, and associated costs by the City, of which 28.9% of that cost is what needs to be covered by this subdivision. Caldwell is currently in the process of adopting a Traffic Impact fee structure to replace traffic mitigation. Applicant will be required to comply with whichever structure is in place at the time of final plat signature/certificate of occupancy signature for each particular phase and/or building permit. Below outlines the current standard for traffic mitigation fees. Applicant will be required to pay Traffic Impact fees as outlined above if they’ve been adopted by the time frames aforementioned. Mitigation or Impact fees will be collected for each phase of development and/or certificate of occupancy requested/issued, not both. 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. a. Currently this development resides within water pressure zones 3 and 4 and the redundant/secondary supply will need to be independent of their respective zones to be determined at time of plan review. City of Caldwell Public Works Department has reviewed the recently adopted Caldwell Water Facility Plan System and determined that certain shortfalls exist in water pressure zones 3 and 4. While these shortfalls are being remediated, the Engineering Department will allow the property to proceed with Preliminary Plat and the construction of onsite infrastructure, but reserves the right to hold any phase of final plat and associated building permits until adequate water is obtained within the affected zone. The applicant is encouraged to work closely with the Engineering Department to determine potential construction timing and impacts. Tuscan Ridge Subdivision SUB24-000029 Page 7 of 9 2. 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 3. Each phase of development shall have a redundant/secondary supply of domestic water. a. Currently this development resides within water pressure zones 3 and 4 and the looping of internal line will need to be independent of their respective zones to be determined at time of plan review. 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 Plan. 5. Applicant shall construct a 12” water mainline in Orchard Ave. and Smith Ave. through the entire length of the project frontage. 6. Any existing wells that reside on this site shall be abandoned per IDWR requirements and documentation provided to the City Prior to Final Plat signature. 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 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 install the trunk lines specified within the most current version of the Caldwell Collection Sewer Master Plan that reside within the limits of this preliminary plat. a. If a sewer study has not been completed for this project to be serviced through Sienna Hills Subdivision located on the north side of Orchard Ave. it shall be completed and reviewed by the City prior to Civil Construction Drawing submittal for serviceability in the current trunk lines. 3. 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. 4. Each buildable lot shall be supplied with a 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 Tuscan Ridge Subdivision SUB24-000029 Page 8 of 9 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 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. 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. 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. 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. 8. Applicant shall pipe the pump station delivery ditch from the source point (head gate) to the pump station. Pump station overflow shall be piped from the pump station to the point of discharge into an irrigation facility/canal/drain/etc. maintained by an irrigation district. Tuscan Ridge Subdivision SUB24-000029 Page 9 of 9 9. Upon Applicants connection to or use of the existing irrigation pump station, should they choose to do so and CMID deems it appropriate to connect to, the applicant shall: a) Supply the City of Caldwell with a water model of the whole pressurized irrigation system including the piped overflow showing the system design meets all Caldwell Municipal Irrigation District standards. b) Applicant shall complete all upgrades to the system as required by CMID. Said upgrades will be determined during plan review” 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/Business Owners Association/etc. 4. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Building Permits 1. Prior to 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. 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.