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HomeMy WebLinkAboutEngineeringMemo_ElementRidge_V2 Element Ridge Subdivision ANN24-000013 / SPP24-000002 To: Katie Wright, Planner !! Caldwell P & Z Department From: TJ Frans, Project Manager II Steven Pendleton, Plans Examiner II Re: ANN24-000013 / SPP24-000002– Element Ridge Subdivision Date: November 7, 2024 The Engineering Department provides the following comments on a request by Ardurra Inc., on behalf of Element Ridge LLC, is requesting annexation of parcel R3268100000 with a zoning designation of R-1 (Low Density Residential) in compliance with the existing Comprehensive Plan Future Land Use Map designation of Low Density Residential. They are also requesting a preliminary plat for the site to develop Element Ridge Subdivision, a single-family residential development with 215 buildable lots over 74.18 acres, for a density of 2.89 dwelling units per acre. The subject parcel is located on the West side of S. 10th Ave, approximately 1,200 feet north of the intersection with Karcher Rd., in Caldwell, Idaho. 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); h. Vertical Datum based on NAVD 88 Datum. Element Ridge Subdivision ANN24-000013 / SPP24-000002 General 1. Applicant shall follow all staff report conditions below as well as all comments within the Verbena Ranch Master Planned Development ANN24-000006 PUD24-000004. 2. 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. 3. Easements for public utilities outside of the public right-of-way 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 4. 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. 5. All utilities on and within the boundaries of the subdivision shall be located and/or relocated underground. 6. All public streets, sewer, water, pressure irrigation 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. 7. 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. 8. 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. 9. 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. 10. 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 Element Ridge Subdivision ANN24-000013 / SPP24-000002 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. 11. 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. 10th Ave. is classified as a Minor Arterial roadway. The applicant shall dedicate as public right-of-way a minimum forty (40’) foot full width right-of-way along the entire S. 10th Ave. alignment (per City Standard R-810B). 2. Moss St. is classified as a Collector roadway. The applicant shall dedicate as public right-of- way a minimum of Thirty-five (35’) foot half width right-of-way along the entire Moss St. alignment (per City Standard Detail R-810 C). 3. 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). a. Proposed Neon Hills Dr. bisecting the site shall be minimum fifty-three (53’) foot full width right-of-way plus the width of proposed center island. Drive lanes shall meet minimum half width street section (Per City Standard R-810E) 4. Bear Ln. is classified as a Collector roadway. The applicant shall dedicate as public right-of- way a minimum of Thirty-five (35’) foot half width right-of-way along the entire Bear Ln. alignment (per City Standard Detail R-810 C). 5. David St. is classified as residential and all adjacent right-of-way has been dedicated. 6. Applicant shall dedicate necessary right-of-way for the construction of a northbound right hand turn lane on Bear Ln. at the intersection of Moss St. 7. Applicant shall dedicate to the City of Caldwell any required right-of-way along all classified roadways within 90 days of written request from the City of Caldwell. Street Element Ridge Subdivision ANN24-000013 / SPP24-000002 1. Full half street frontage improvements shall be completed to all classified roads adjacent to the proposed project including (S. 10th Ave., and Moss St. and Bear Ln.) 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. Applicant shall complete the center turn lane striping along the entire frontage on 10th Ave. 3. Applicant shall complete south half (1/2) bridge widening and surface improvements at the Forest Canal crossing at Moss St. west of proposed Ironwood Grove Way. 4. Applicant shall complete southwest quarter (1/4) bridge widening and surface improvements at the Forest Canal crossings at Moss St. east of proposed Ironwood Grove Way. Applicant may be able to contribute monies in-lieu of construction at the discretion of the City Engineer to be determined at the time of civil plan review. 5. Applicant shall construct northbound left-turn lane on S. 10th Ave. at the intersection of Moss St. 6. All private driveways, alleys or internal circulation routes shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. 7. Applicant shall align with the new proposed centerlines of Moss St. located on the east and west side of the S. 10th Ave. intersection, located on the north boundary of this development. 8. No lot/building shall have direct access to/from S. 10th Ave., Moss St. or Bear Ln. 9. The location of frontage construction, and/or offsite construction are to be decided during review of improvement plans. 10. Applicant shall meet all emergency access requirements for each phase of development to be determined by the Fire Dept. at the time of civil plan review. 11. Applicant shall coordinate with the United States Postal System to determine a cluster mailbox unit locations. Said locations shall be interior to the site and shall be located in a manner that will not impact, or cause queueing onto S. 10th Ave. Moss St. or Bear Ln. 12. The following requirements as supported by the Traffic impact Study shall apply to this development. • 10th Avenue at Homedale Road. Construct a roundabout at the intersection. Currently proposed to be a signalized intersection to be constructed with an adjacent development. • 10th Avenue at Karcher Road. Construction a southbound left turn lane in order to address V/C issues. This is proposed to be dual south bound turn lanes. • Access at 10th Avenue. Construct the approach as necessary to support development. Construct a pedestrian crossing to the north of the project approach. A path on the west side of 10th Avenue will be constructed as part of the development to create a route from David Street to the new location. Element Ridge Subdivision ANN24-000013 / SPP24-000002 • 10th Avenue / David Street. Construction a left turn deceleration lane for northbound left turning vehicles. • Separated/Buffered Sidewalks. Development to construct separated/buffer sidewalks along 10th Avenue frontage. • 10th Avenue Access Pedestrian Crossing. Provide high visibility crossing, adequate lighting features, and crossing warning signs for crossings to the north of the approach. Recommend the school extend sidewalk from the parking lot to this crossing. • 10th Avenue / David Street Pedestrian Crossing. Provide high visibility crossing, adequate lighting features, and crossing warning for to the existing crossing. Outparcels 1. 0 S. 10th Ave (R3268000000) a. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located in the northeast corner of the development the applicant shall complete the road widening improvements referenced in the Street section, item 1, across the Moss St. and 10th 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. If the City is able to obtain sufficient right-of-way along the frontage of this out parcel located in the northeast corner of the development the applicant shall complete the road widening improvements including the construction of a eastbound right hand turn lane On Moss St. at the intersection of S. 10th Ave. 2. 15168 David St. (R3268200000) a. The applicant shall complete the road widening improvements referenced in the Street section, item 1, across the David St. 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. 3. 15308 David St. (R3267901000) a. Tthe applicant shall complete the road widening improvements referenced in the Street section, item 1, across the David St. 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. Traffic Mitigation Traffic Mitigation costs established as part of the traffic impact study with this development shall be used only until the City has adopted Traffic Impact Fees which will supersede any cost established by this document and new traffic impact fees assessed and paid prior to any final plat signature. The following are the required traffic related mitigation measures for the Element Ridge Subdivision resulting from the traffic impact study pursuant to City Code Chapter 10, Article 10. Element Ridge Subdivision ANN24-000013 / SPP24-000002 A traffic impact study will be required for this development because of the volume of traffic produced. 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 density in this subdivision based on the most current Traffic Impact Analysis sets the pm peak hour traffic flow at 203 vehicles for the entire subdivision. Following the City of Caldwell’s mitigation equation ((203 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 29.2% 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 29.2% 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 29.2% 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 the discretion of the City Engineer, 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 29.2% of that cost is what needs to be covered by this subdivision. Water Element Ridge Subdivision ANN24-000013 / SPP24-000002 1. Applicant shall follow the approved Memorandum of Understanding (Resolution No. 450-24) for the construction of water lines for this development and the dedication of a lot for the use of a water tower. 2. 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. This development will be required to comply with the most current Water Master Plan. a. 16” main line in S. 10th Ave. South of the Forest Canal to be installed by the City per the approved MOU (Resolution No. 450.24) b. 20” main line in Bear Ln. To be installed by the City per MOU (Resolution No. 450.24) c. 12” main line In Moss St. 3. 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 4. Each phase of development shall have a redundant/secondary supply of domestic water. 5. 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. 6. The City and the owner are currently in negotiations for an exchange of lot 23 block 8 for the location of a potential storage tank and well site. Staff is unclear if this has been finalized. Sanitary Sewer 1. Applicant shall follow the approved Memorandum of Understanding (Resolution No. 450-24) for the construction of a temporary sanitary sewer lift station for this development 2. 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. 3. 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. 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. Element Ridge Subdivision ANN24-000013 / SPP24-000002 4. 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. This development shall comply with the most current version of the City of Caldwell Master Sewer Plan. 5. 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 6. 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. 7. 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 rights-of-way 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 homeowners association. Element Ridge Subdivision ANN24-000013 / SPP24-000002 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. 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 outside any roadways or proposed private streets consistent with public roadways to be operated and maintained by the Homeowners Association/etc. 4. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. Plat Element Ridge Subdivision ANN24-000013 / SPP24-000002 1. 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 20% 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. 2. A note shall be added to the final plat stating that no lot shall have direct access to/from South 10th Ave., Moss St. or Bear Ln. 3. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of the recorded final plat. 4. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat application submittal.