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HomeMy WebLinkAboutEngMemo_Soterra2_V1 Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 1 of 8 Memorandum To: Katie Wright, Planner III Caldwell P & Z Department From: Steven Pendleton, Land Development Manager Hallie Hart, City Engineer Re: DEV26-000001, SPP26-000001, ZON26-000001 (Soterra No 2 Amendment) Date: April 3, 2026 The Engineering Department provides the following comments on a request by the applicant, Ardurra, on behalf of Land Ex Soterra LLC, is requesting approval of a development agreement modification, a rezone, and approval of a preliminary plat modification for Soterra Subdivision No 2. The applicant proposes to rezone 11.38 acres of the site from C-2 to R-2 to accommodate 51 single family lots. The remaining 4.39 acres would remain as Community Commercial. The entire phase 2 site is designated as Community Commercial within the Future Land Use Map, which is compatible with both R2 and C-2 zoning. The 15.77 acre site (R3258300000 and R3258301100) is located on the southwest corner of the intersection between E. Ustick Rd. and S. Kimball Ave, 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. Pressure Irrigation (per CMID 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. Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 2 of 8 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. The proportionate share of frontage improvements along classified roadways adjacent to the preliminary plat shall be completed prior to the signature of the final plat for each phase development regardless of the location of the phase being developed or bonding. To be determined at the time of civil construction drawing approval. 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 Idaho 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 Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 3 of 8 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 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. Ustick Road 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 Ustick Road alignment (per City Standard R-810A). 2. Applicant shall provide necessary right-of-way on Ustick Road to construct an eastbound right- hand turn lane at the intersection of Kimball Avenue. Per standard drawing R-810F 3. Kimball Avenue 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 Kimball Avenue alignment (per City Standard R-810C). 4. 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). 5. Applicant shall dedicate to the City of Caldwell any required right-of-way along all classified roadways within 30 days of written request from the City of Caldwell. 6. A note shall be placed on the Final Plat indicating that all rights-of-way are to be dedicated to the public. 7. All right-of-way details and street exhibits provided as part of the preliminary plat that do not meet current City code standards are not approved as part of the preliminary plat entitlements process. This shall be determined at the time of civil construction drawing review. Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 4 of 8 Street 1. Full frontage half street improvements shall be completed to all classified roads adjacent to the proposed project including (Ustick Rd. and Kimball 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. The proportionate share of frontage improvements along classified roadways adjacent to the preliminary plat shall be completed prior to the signature of the final plat for each phase development regardless of the location of the phase being developed or bonding. To be determined at the time of civil construction drawing approval. 3. All interior circulation routes proposed within this development shall be a minimum of 26’ in width measured from face of curb to face of curb. 4. All private internal circulation routes shall fully comply with City of Caldwell standards and be approved by the Caldwell Fire Marshall. 5. Applicant shall construct westbound left-hand turn lanes on Ustick Rd. at the intersection of Kimball Ave. and the West entrance to the site. 6. Applicant is responsible for 25% of the widening of the bridge structure and surface improvements at the crossing of the Phyllis Canal in the alignment of Ustick Rd. located in the N.W. corner of the site. 7. No lot/building shall have direct access to/from Ustick Rd or Kimball Ave. 8. 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, Ustick Rd or Kimball Ave. 8. Applicant shall gain plan approval from Highway District No. 4 (HD#4) for improvement along HD#4 owned and operated roadways. a. Any improvements that may be waived by the City Engineer shall also be approved to be waived by HD#4 Engineer. 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 building permit/s when applied for. All accesses proposed within this preliminary plat shall meet City Of Caldwell and Highway District 4 spacing requirements. Any deviations proposed within this development shall be reviewed and approved on a case by case basis to be determined by the governing agency at time of plan review. Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 5 of 8 Any proposed traffic mitigation as proposed adjacent to the site by the traffic impact study shall be evaluated for required improvements or access by the governing agency at the time of plan review. Water 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 zone 2 south of Interstate 84, zones 3 and 4. While these shortfalls are being remediated, the Engineering Dept. doesn’t contest the approval of the 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. 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. Each phase of development shall have a redundant/secondary supply of domestic water. 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. a. An 18” Water line is required in the alignment of Ustick Rd. adjacent to this site in compliance with the Water Master Plan. Applicant shall upsize the existing 12” water in accordance with the Master Plan or provide monies in-lieu of construction to be determined by the City Engineer at the time of civil plan submittal. 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. This development will be required to install a 12” trunk line in Ustick Rd. specified within the most current version of the sewer master plan that reside within the limits of this preliminary plat. Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 6 of 8 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. 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 spaced 12’ 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. 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 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. Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 7 of 8 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 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. Plat 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 Soterra No 2 Amendment DEV26-000001, SPP26-000001, ZON26-000001 Page 8 of 8 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 W. Ustick Rd. or S. Kimball Ave. 3. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of the recorded final plat and 3 full paper sets. 4. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat application submittal.