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HomeMy WebLinkAboutEngMemo_IsbellTownhomes Isabell Townhomes SPP26-000004 To: Katie Wright, Planner III Caldwell P & Z Department From: Steven Pendleton, Land Development Manager John Prebonick, City Engineer Re: SPP26-000004 – Isabell Townhomes Date: May 14, 2026 The Engineering Department provides the following comments on a request by The applicant, Hatch Design and Architecture, on behalf of Daniel Isbell, is requesting preliminary plat approval for Isbell Townhomes Subdivision, a single-family subdivision with twelve (12) townhome lots and one single family detached lot. The site is zoned R-1, neighborhood residential, and is located within the Neighborhood 2 place-type within the Future Land Use Map. The approximately 1.65 acre site is addressed as 403 Hill Ln, and is located on the east side of Hill Ln, approximately 240 feet south of the intersection with Syringa Ln., and 260 feet north of Interstate 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. Isabell Townhomes SPP26-000004 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 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 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 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. 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. 9. The engineer of record shall be held responsible to ensure that all 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 Isabell Townhomes SPP26-000004 (.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 All necessary right-of-way adjacent to the site has already been obtained by the City for Owyhee St. as depicted on the preliminary plat. Street 1. Half street frontage improvements shall be completed to all roads adjacent to the proposed project including (Owyhee St.) in accordance with all City of Caldwell, standards and specifications, improvements shall include (but are not limited to) curb, gutter, sidewalk, twenty- four (24’)foot asphalt, streetlights, joint trench, spare communication conduit along classified roadways, storm drainage facilities, etc. 2. Developer to coordinate safe school crossings with school district to determine location of necessary RRFB crosswalks and ensure crossings along classified roadways are approved by Traffic Commission. Final locations to be determined at time of civil construction drawing review. 3. Applicant shall complete the improvements within the existing 30’ right-of-way for the proposed access to Owyhee St.to include at minimum curb gutter, asphalt, storm water improvements and maintain a minimum asphalt width of 24’. 4. Applicant shall complete the extension of Owyhee Street to the western edge of Hill Ln. 5. Applicant shall work with the city to determine an appropriate closure of the Hill Lane access adjacent to the site once the outparcels to the south of the project have accesses established to Owyhee Street or internal to the site to be determined at time of civil plan review. 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. Internal roadway for the site shall remain private to include sidewalk along the frontage of all parcels with an ADA compliant route along the Hill Ln. alignment back to the sidewalk at Owyhee St. 8. 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. Isabell Townhomes SPP26-000004 9. Applicant shall coordinate with the United States Postal System to determine a cluster mailbox unit locations. Outparcels 1. 2623 Owyhee St. (R0266500000) a. The applicant shall complete the road widening improvements referenced in the Street section, item 1, across the Owyhee St. frontage of said out parcel. b. Applicant shall work with the property owner to construct an approach and all-weather surface to the site to maintain access to be approved by the city. c. Applicant shall provide water, sewer and pressurized irrigation services to this lot. 2. 421 Hill Ln. (R0266501100) a. The applicant shall complete the road widening improvements referenced in the Street section, item 1, across the Owyhee St. frontage of said out parcel. b. Applicant shall work with the property owner to construct an approach and all-weather surface to the site to maintain access to be approved by the city. c. Applicant shall provide water, sewer and pressurized irrigation services to this lot. 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. 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. Water Master plan pressure zone analysis shall be completed by this development prior to civil plan review and approval to determine the availability of water for the site. 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. Isabell Townhomes SPP26-000004 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. 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. 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 with the first phase of development. 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. Isabell Townhomes SPP26-000004 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. 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. Isabell Townhomes SPP26-000004 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 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. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of the recorded final plat. 3. An electronic (dwg.) copy of the Final Plat suitable for mapping and addressing purposes will be required with Final Plat application submittal.