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HomeMy WebLinkAboutCity Engineering department Comments_Canyon Springs RV Expansion 8-26-2025 Canyon Springs RV Park Expansion SUP25-000014 Page 1 of 6 Memorandum To: Garline Davis, Planner I From: Steven Pendleton, Plans Examiner II Hallie Hart, City Engineer Re: SUP25-000014 Canyon Springs RV Park Expansion Date: August 26th, 2025 The Engineering Department provides the following comments on a request by Connor Lindstrom of KM Engineering, LLP, on behalf of TC Property Management LTD, is requesting a special use permit to expand the existing Canyon Springs RV Park. The expansion would include 41 additional RV spaces and add a passenger vehicle parking lot. The parcels are all zoned C-3. The 6.44 acre site is located on the south side of Highway 20/26 on the east side of the intersection with Gravel Ln., and approximately 1,500 feet west of the intersection with Interstate I-84., 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. Pressure Irrigation (per CMID requirements) g. Street lighting (per City standards); h. Street signage (per City and MUTCD requirements); i. Vertical Datum based on NAVD 88 Datum. Canyon Springs RV Park Expansion SUP25-000014 Page 2 of 6 General 1. Applicant shall remain in accordance with the Assignment and Assumptions Agreement, signed June 2nd, 2025 and recorded through Resolution 230-25. 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 when separated by 12’ per city standard detail T-308 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. Canyon Springs RV Park Expansion SUP25-000014 Page 3 of 6 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 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.Chicago Street is classified as a Collector. The applicant shall dedicate as public right-of-way a minimum thirty-five (35) foot half width right-of-way (from centerline/section line) along the entire alignment (per City Standard R-810 C). 2.Gravel Lane is to be classified as a Collector. The applicant shall dedicate as public right-of- way a minimum thirty-five (35) foot half width right-of-way (from centerline/section line) along the entire alignment (per City Standard R-810 C). 3.All private drive isles shall have a minimum width of 26’ or meet Caldwell Fire Department requirements, whichever is greater. Streets 1.Full half street frontage improvements shall be completed to all roads adjacent to the proposed project including (Chicago St. and Gravel 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. a.Improvements under review and negotiation. A third party may complete said improvements as to be determined in future agreements to complete this requirement. 2.All private driveways, alleys or internal circulation routes shall fully comply with City of Caldwell standards or AHJ and be approved by the Caldwell Fire Marshall. 3.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. 4.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 Thomas Jefferson St. Canyon Springs RV Park Expansion SUP25-000014 Page 4 of 6 Traffic Impacts 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. 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 2. Each phase of development shall have a redundant/secondary supply of domestic water. 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. 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. 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. This development shall comply with the most current version of the City of Caldwell Master Sewer Plan. 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 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. Canyon Springs RV Park Expansion SUP25-000014 Page 5 of 6 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 homeowner’s 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. 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” Canyon Springs RV Park Expansion SUP25-000014 Page 6 of 6 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. 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 of 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.