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HomeMy WebLinkAboutHomestead at WilsonCreek_EngMemo_V1 Homesteads at Wilson Creek PUD24-000003 Page 1 of 8 Memorandum To: Katie Wright, Associate Planner Caldwell P & Z Department From: TJ Frans, Project Manager Steven Pendleton, Plans Examiner II Re: PUD24-000003 (Homesteads at Wilson Creek) Date: June 28, 2024 The Engineering Department provides the following comments on a request by NV5, on behalf of Rental Property Holdings, LLC, is requesting approval of a planned unit development on Parcel R3582900000 (approx. 5.00 acres) and R3582500000 (approx. 23.06 acres) for a residential community, Homesteads at Wilson Creek, consisting of four (4) single family homes, 119-duplex buildings with 238 dwelling units, and 3 triplex buildings with 9 dwelling units, for a total of 251 dwelling units and a gross density of 8.95 dwelling units per acre. The development proposes 32.8% common open space with 8.5% private open space. The subject parcels are addressed as 3307 E Ustick Road and 0 E Ustick Road, and are located on the north side of E. Ustick Road, approximately 619 feet west of the intersection of Lake Avenue and E. Ustick Road, in Caldwell, Idaho. * Due to the nature, complexity and many civil improvements required of multi-family land development projects the Engineering Department recommends that this project be required to complete the land development process in the same manner as a standard subdivision and that said recommendation be made a condition of approval of this application. 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); 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); Homesteads at Wilson Creek PUD24-000003 Page 2 of 8 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 i. Note: future permanent structures will not be permitted to be constructed within any easement granted to the City of Caldwell. Applicant shall ensure that civil design and easements provided to the City accommodate current and future construction needs of permanent structures such as covered parking structures, future buildings, etc. 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 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. Homesteads at Wilson Creek PUD24-000003 Page 3 of 8 9. The engineer of record shall be held responsible to ensure that subdivision improvements are in 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. 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. E. Ustick Rd. is classified as a Principal Arterial roadway. The applicant shall dedicate as public right-of-way a minimum forty-eight (48’) foot half width right-of-way (from centerline) along the entire E. Ustick Rd. alignment (per City Standard R-810A). 2. The applicant shall dedicate necessary right-of-way on E. Ustick Rd. at the entrance to the site to construct a westbound right-hand turn lane. (per City Standard R-810F). 3. The applicant shall dedicate as public right-of-way a minimum fifty-three (53’) full width right-of- way for all internal roadways classified as residential. (per City Standard R-810E). 4. The applicant shall dedicate as public right-of-way a minimum fifty-three (53’) full width right-of- way for the bridge structure and surface improvements to be constructed over the Wilson Drain at the north end of the site in alignment with 41st Ave. 5. All interior private internal circulation drive isles shall have a minimum width of 26’ (face of curb to face of curb) and meet Caldwell Fire Department (CFD) requirements. If wider drive isles are required by CFD Applicant shall meet those requirements. 6. Applicant shall dedicate to the City of Caldwell any required right-of-way along E. Ustick Rd. within 90 days of written request from the City of Caldwell. Street 1. Full frontage half street improvements shall be completed to all classified roads adjacent to the proposed project including (E. Ustick 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. 2. All private driveways/drive isles shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. Homesteads at Wilson Creek PUD24-000003 Page 4 of 8 3. No lot/building/dwelling unit shall have direct access to/from E. Ustick Rd. 4. Applicant shall construct the bridge structure and surface improvement to support a minimum of 80,000 lbs. over the Wilson Drain located at the North end of the site in alignment with 41st Ave. for secondary access. a. Bridge understructure and surface improvements shall be constructed per City standard detail R-810 residential road section with headwalls placed outside to of the right-of-way and handrailing provided back of sidewalk. 5. 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 E. Ustick Road. Outparcels 1. 3521 E. Ustick Rd. (R3582600000) a. Applicant shall complete the frontage improvements along this out parcel located in the southeast corner of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1 across the E. Ustick Rd. frontage of said out parcel. Traffic Mitigation The following are the required traffic related mitigation measures for the Homestead at Wilson Creek 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. Homestead at Wilson Creek Subdivision is proposing to construct one approach on Ustick Road and a connection to 41st Avenue for site access: a) `Site Access on Ustick Road: i) • To be restricted to right-in and right-out (RIRO) movements only ii) • Aligned with the proposes access in Solstice Subdivision to the south iii) • Meets NCHRP Report 457 turn lane guidelines for a westbound right-turn lane 2. 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. 3. 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. Homesteads at Wilson Creek PUD24-000003 Page 5 of 8 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 149 vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((149 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 21.4% 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 21.4% 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 21.4% 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 21.4% of that cost is what needs to be covered by this subdivision. 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. This development resides in zone 2 of the water master plan and shall not connect to the water line that is located in 41st Ave. that resides within zone 1 without prior approval from City of Caldwell Water Dept. 2. Each buildable lot/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 3. 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. Homesteads at Wilson Creek PUD24-000003 Page 6 of 8 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 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. 3. Each buildable lot/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. 4. 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 to be placed at twelve (12’) foot apart 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. 5. 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 Pioneer 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/private drive isles within a public utility easement, with a minimum width of 10 feet, centered over said mainlines as per current City standards. Homesteads at Wilson Creek PUD24-000003 Page 7 of 8 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. The proposed development may utilize an existing pressure irrigation pump station with approvals from Caldwell Municipal Irrigation District. Any upgrades to the pump station necessary to supply the proposed development with pressurized irrigation water is the responsibility of the Applicant. Should Applicant connect to an approved pump station they shall 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. 9. 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 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 Homesteads at Wilson Creek PUD24-000003 Page 8 of 8 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.