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HomeMy WebLinkAboutEngineering Staff Report_CH1LLCHangarEvent 6-16-25 CHI LLC Hangar and Events Center SUP25-000001 Page 1 of 5 Memorandum To: Joe Dodson, Principal Planner From: Steven Pendleton, Plans Examiner II Hallie Hart, City Engineer Re: SUP25-000001 (CHI LLC Hangar and Events Center) Date: June 16, 2025 The Engineering Department provides the following comments on a request by James Steele of CH1.LLC, who is requesting approval of a special use permit for an event venue within a 12,000 sq. foot airplane hangar, to be located on airport property. The venue would cater to aeronautical themed events. The site is currently designated M-1 (light industrial) but is in the process of being rezoned to A-D (airport district). The development is located just southeast of the Airport Terminal Building at the intersection of E. Linden St. and Smeed Parkway., in Caldwell, Idaho. Development Plans 1. 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: 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. Pressure irrigation (Per CMID requirements): e. Potable water (per City and DEQ requirements); f. Stormwater facilities (per City requirements/storm water manual); g. Street lighting (per City standards); h. Street signage (per City and MUTCD requirements); i. Vertical Datum based on NAVD 88 Datum. CHI LLC Hangar and Events Center SUP25-000001 Page 2 of 5 General 1. All street, 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. 2. 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. 3. Prior to commencement of construction of any improvement on site or intended for dedication to the City connected to a City facility, the City Engineering staff is to be notified. This will preferably 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 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. 4. 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. 5. The engineer of record shall be held responsible to ensure that development improvements are in substantial compliance with said engineer’s design. Following the construction of the development 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. 6. Any note, item or drawing element on the 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. Smeed Parkway Extension is classified as an Industrial roadway. Applicant shall show minimum of Thirty-five (35’) foot half width right-of-way along the entire Smeed Parkway alignment within the civil plan set (per City Standard Detail R-810 D). Necessary right-of-way for this roadway is already available. a. Smeed Parkway shall be aligned with the existing sewer falling within the roadway to be located at six (6’) foot offset on the south side of the proposed roadway measured from top back of curb. CHI LLC Hangar and Events Center SUP25-000001 Page 3 of 5 Street 1. Full frontage half-width street improvements shall be completed to all roads adjacent to and within the proposed development site 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 may be eligible to provide monies in-lieu of construction for said frontage at the discretion of the City Engineer. a. At minimum applicant shall construct a twenty-four (24’) foot all-weather surface through the frontage of the site and make a connection to Linden street located northeast of the proposed site. (Per standard detail R-810) 2. All private driveways shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. Traffic Impact Fees City of Caldwell has adopted the Caldwell Area Capital Improvements Plan & Impact Fee Program. The applicant will be required to pay traffic impact fees per table 7 of the Impact Fee Schedule to be assessed to the permits when they are applied for through Caldwell Building Dept. 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. 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. The location of water services, including sizing of mains, providing of easements, frontage construction, and offsite construction, are to be decided during review of improvement plans. 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. CHI LLC Hangar and Events Center SUP25-000001 Page 4 of 5 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. 3. 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. Irrigation 1. Existing easements and/or rights-of-way 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 Governing Irrigation District and at their discretion, 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. 3. There is to be no discharge of gravity/pressure irrigation return water into the development storm water system. 4. 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. 5. Each lot shall be provided with a pressure irrigation service. The extension of mainline to be connected to a City owned pressure irrigation system shall be reviewed at time of plan submittal. 6. The applicant shall ensure that an adequate continuous irrigation supply flow is available to meet the pressure irrigation system requirements of CMID. 7. 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. 8. 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 District. 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. CHI LLC Hangar and Events Center SUP25-000001 Page 5 of 5 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. It is to be noted that retention designs will be denied in most instances. 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. The construction drawings should indicate that storm water detention basins are to be placed in common lot or perpetual easement in accordance with the referenced Stormwater policy. A note should be placed on construction drawings indicating that all areas designated as common/landscape areas are to be operated and maintained by the applicant. 4. There is to be no discharge of storm water overflow into any irrigation water return/discharge facility/ditch/pipe/etc. C of O 1. Prior to signature of Certificate of Occupancy (C of O) all site facility requirements must be completed or an appropriate construction security provided. There may be temporary restrictions to the obtaining of C of O, even with acceptable construction security, depending on fire protection, emergency service requirements, and City approval of the sanitary sewer system. A restriction to obtaining of C of O will be enforced until all facility construction has been completed, inspected and certified by the Applicants engineer including all punch list items.