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(1) Prior to commencement of construction of any required improvements, construction in any dedicated right of way or future right of way area or construction of any improvement intended for dedication to the city or connection to a city facility, a preconstruction meeting shall be scheduled by the engineer of record.
A. Said preconstruction meeting shall take place at the engineering department.
B. Representatives from all applicable utilities shall be invited and should be present.
C. Applicable city personnel shall be present.
(2) The city engineering department shall be notified a minimum of two (2) business days in advance of all testing including, but not limited to: compaction, pressure and coliform testing.
A. Applicable city personnel must be present at all testing or the results will be null and void, unless applicable city personnel authorize testing to proceed without city observation. The city shall be duly notified by the engineer of record or his/her authorized representative a minimum of two (2) business days prior to the testing.
B. The engineer of record or his/her designated representative must be present at all testing or the results will be null and void.
C. A log of all inspection visits and testing results shall be kept by the engineer of record or his/her representative and a copy of said log and testing results shall be submitted to the engineering department upon completion of the improvements.
(3) Construction of facilities to be dedicated and/or within public right of way or future public right of way area shall be performed by an appropriately licensed public works contractor and constructed to city specifications and standards.
(4) The subdivider shall 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 acknowledge in writing, that to the best of his/her knowledge, improvements have been constructed in compliance with approved plans and city specifications and standards. (Ord. 2768, 4-20-2009)
(5) All public streets, public sewer lines, public water lines and water services up to and through the water meter and including the water meter, fire hydrants and streetlight facilities shall be dedicated to the city.
(6) Conveyance facilities for stormwater drainage within public right of way may be eligible for dedication to the city on a case by case basis as approved by the city engineer. (Ord. 2811, 11-2-2009)
(7) All construction staking shall be performed by or under the direct supervision of a professional land surveyor or professional engineer and shall be so noted on the construction plans. (Ord. 2768, 4-20-2009)
(8) The engineer of record shall be held responsible to ensure that required development improvements are in substantial compliance with said engineer's design. (Ord. 2811, 11-2-2009)
(1) Requirements Mandatory: All requirements hereinbelow, as noted in this section, must be adhered to and no exceptions are allowed even through the planned unit development process, unless an exception to said standards has been granted by city council. Any such exceptions shall be made on a case by case basis only, shall not be considered precedent setting, and shall be dependent upon one or any combination of the following factors: topography; geography; limited size of the subject property; existing site or surrounding conditions that prohibit adherence to the requirement; whether or not the project is an infill project; and/or, whether or not the project is a redevelopment project. In no case shall an exception be granted if, in the opinion of city council, said exception presents a detriment to the public's health, safety and/or general welfare and/or is not in the best interests of the city of Caldwell. In no case shall an exception be granted if any portion of the request for the exception is based upon financial conditions or situations. All requested exceptions must be specifically requested and detailed in the initial preliminary plat application and shall be considered for a recommendation by the commission and a final decision by the city council.
(2) Adherence To Various Standards And Specifications; Streets: The following are required improvements that shall adhere to "city code" as herein defined, CSS, MUTCD and the city's transportation master plan. In certain instances, as approved by city council, where all buildings exist and no new construction will immediately be taking place, curb, gutter, sidewalk, street, alley, street lighting, approach and/or approach spacing improvements may be deferred until such time that new construction of a primary building or unit does take place within the subdivision/development. At the time of new construction of any primary building or unit, all deferred improvements shall be installed as per the standards in place at the date of submittal of the building permit application. The engineering department shall not sign a certificate of occupancy in such cases until all deferred improvements have been completed by the applicant and inspected and accepted by the city along with applicable record drawings, inspection logs, engineer's certifications and dedication requests.
A. Streets and alleys.
B. Curb and gutter.
C. Sidewalk.
D. Street name signs and other street traffic signs.
E. Street lighting.
F. Construction of approach and approach spacing.
(3) Stormwater: Strict adherence to the "Caldwell Stormwater Management Manual", as adopted by city council as well as any subsequent adopted updates, is required.
(4) Sanitary Sewage Disposal:
A. Connection to city sewer system is required.
B. An individual sewage disposal service shall be installed for each individual buildable lot.
C. All sanitary sewage disposal facilities shall be designed and subject to city code, standards, specifications and approvals and shall comply with all applicable sewer master studies, including updates.
(5) Water Supply:
A. Connection to city water system is required. Each individual buildable lot shall have installed an individual water service capable of supplying each buildable lot with safe, pure and potable water in sufficient volume flow and pressure for domestic use and fire protection in accordance with city code, department of environmental quality requirements, international fire code and specifically section 08-13-01 of this code.
B. All condominium units shall have individual water meters, including existing units as well as new construction.
C. Redundant water supply is required.
D. All domestic services and facilities shall be designed and subject to city code, standards, specifications, and approvals and shall comply with all applicable master water studies, including updates. Exceptions to master water studies and master water plans may be granted by city council.
(6) Irrigation: Irrigation facilities shall be provided as detailed in section 10-07-12 of this code. The developer, subdivider, and/or property owner shall maintain any existing upstream drainage rights and downstream irrigation rights across the subject property. The developer, subdivider, property owner and/or engineer of record shall contact the appropriate irrigation district to help ascertain these rights. Appropriate facilities shall be provided by the developer, subdivider, and/or property owner to convey irrigation and drainage water across the subject property to take care of these off site needs. There shall be no discharge of gravity irrigation return water into the subdivision stormwater system.
A. Supplying irrigation district shall approve the location of the point of delivery.
B. Existing irrigation facilities shall be located outside the public right of way and shall be moved, adjusted and/or improved as necessary to facilitate required street improvements. (Ord. 2811, 11-2-2009)
(7) Monuments: Monuments shall be set in accordance with Idaho Code section 50-1303. Monuments disturbed or destroyed during construction shall be reset.
(8) Fire Hydrants: Fire hydrants are required to meet the city water department's standards, city code standards and international fire code's water supply requirements.
A. Fire hydrants shall be installed at all locations as specified in any project plan or plat review as identified by the fire department.
B. Fire hydrants do not need to be shown on preliminary plat maps. The fire department will determine the location of all required fire hydrants during its plan review of all preliminary plats.
C. Fire hydrant locations, as determined by the fire department, shall be shown on all final approved construction drawings and record drawings.
D. Fire hydrants shall meet city installation standards as to the type of hydrant and water line connections.
E. Fire hydrants must be installed and operable prior to any combustible materials being brought on the property.
F. Fire hydrants shall be painted bright red and the steamer connection shall meet fire department requirements. Where subject to collision, bollards may be required as determined and approved by the fire department.
(9) Utilities:
A. The extension and relocation of power, telephone, communication, television and similar utilities shall be at the subdivider's expense and shall have the capacity and placement necessary to serve land located farther out.
B. Power, telephone, communication, television and similar utility lines on the property boundary and within the subdivision shall all be installed underground.
C. When overhead distribution utility lines exist on and within the property being platted, those lines and the new installation within the platted area shall be underground. (Ord. 2768, 4-20-2009)
D. All existing and proposed easements on the subject property shall be clearly detailed on preliminary plats, final plats, construction drawings and record drawings with dimensions, bearings and instrument numbers. (Ord. 2811, 11-2-2009)
(1) All record drawings shall show the following items in their respective "as built" locations as well as showing elevations for water, sewer, storm drainage, curb and gutter:
A. Water:
1. Meter placement.
2. Valve placement.
3. Blow off placement.
4. Fire hydrant placement.
5. Main lines.
6. Service lines (include fire service lines specifically called out).
B. Sewer:
1. Manhole placement.
2. Cleanout placement.
3. Lift station placement.
4. Main lines.
5. Service lines.
C. Street Lighting:
1. Streetlight electrical system to include conduits, J-boxes, power source location, and pole locations.
2. Meter pedestals (if applicable).
D. Pressure Irrigation:
1. Service placement.
2. Valve placement.
3. Pump out placement.
4. Drain placement.
5. Air vacuum placement (including air vacuum valve).
6. Backflow connections.
7. Pump station placement.
8. Main lines.
E. Storm Drain:
1. Catch basin placement.
2. Siphon placement.
3. Manhole placement.
4. Sand and grease trap placement.
5. Inlet and outlet placement (ponds, seepage beds, drain ditches, etc.).
6. Main lines.
7. Map SD overflow to an existing drain.
F. Street Signs:
1. Placement of all street/traffic signs installed (street name, stop, dead end, etc.).
G. Drawings:
1. All sheets approved with the construction drawing shall be submitted with the record drawings.
2. All pages shall be "as built".
3. All pages shall be stamped and signed by the engineer of record.
4. Electronic copies of the approved record drawings shall be submitted using .dwg drawing file format and shall be spatially referenced to the Idaho state plan coordinate system - west zone, North American datum (NAD) 83. Vertical control shall be referenced to the North American vertical datum (NAVD) 88. The unit of measurement shall be U.S. survey feet. (Ord. 2768, 4-20-2009)
(2) Record drawings shall be submitted and approved, along with engineer of record inspection logs and the engineer's certification from the engineer of record, prior to the city's signature on the final plat unless said items are included in the financial guarantee. Record drawings shall establish that the engineer of record has caused construction to occur in substantial compliance with the design of said engineer of record. (Ord. 2811, 11-2-2009)
(1) Financial guarantees shall be in the form of:
A. Cash deposited with and held by the city pending final completion of the improvements; or
B. Cash backed irrevocable letter of credit, drawn from a financial institution located within fifty (50) miles of the city, that has been submitted to and accepted by the city engineer and is irrevocable until final completion of all improvements.
C. Alternate forms of financial guarantee may be accepted by the city upon a finding by both the city attorney and the city engineer that such alternate form of financial guarantee is in the best interest of the city.
(2) Financial guarantees shall be submitted to and accepted by the city engineer prior to any city signatures on the final plat.
(3) The initial financial guarantee shall be an amount equal to one hundred ten percent (110%) of the city engineer's estimate of cost on all the remaining work and shall include inflation, city bidding disadvantage and city project management.
A. Estimated cost on remaining work shall be determined in part by detailed bids from the subdivider's contractors as issued on said contractors' letterhead and submitted to the city engineer and totaled. To that total, an allotment of five percent (5%) for inflation, ten percent (10%) for city bidding disadvantage and twelve percent (12%) for city project management is figured and then added to the total bid amounts. Then one hundred fifty percent (150%) is calculated and that is the financial guarantee amount.
B. Remaining work shall be determined by the engineering department, in conjunction with the planning and zoning department, in the form of a punch list which shall be compiled by the engineering department following a walk-through inspection by the engineering department. The punch list shall be reviewed and accepted by both the engineering department and the planning and zoning department prior to issuance.
(4) If construction of any improvements has been deferred or postponed by submittal of a financial guarantee, no more than eighty percent (80%) of the total building permits ultimately available for the subdivision or phase for which the financial guarantee was submitted shall be applied for by the applicant or issued by the city.
(5) Regardless of the aforementioned eighty percent (80%) available building permits, if construction of all improvements is not completed within one hundred and twenty (120) days following the date of recordation of the final plat, no building permits shall be applied for by the subdivider or issued by the city until final completion of all improvements by the subdivider has taken place and the city has inspected and approved all improvements.
A. Provided, however, that if the failure to complete all improvements within the one hundred and twenty (120) day period occurs through no fault of the subdivider (no fault of the subdivider does not include economic or market conditions), the city engineer at his or her sole discretion, may grant time extensions to the one hundred and twenty (120) day period of a minimum one hundred and twenty (120) days each.
(6) Under no circumstances shall the city ever issue more than eighty percent (80%) of the total building permits ultimately available for the subdivision or phase until final completion of all improvements for said subdivision or phase by the subdivider has taken place and said improvements have been inspected and approved by the city engineer.
(7) The financial guarantee is good for one year only. If construction of improvements has not been completed within one year of submittal of the financial guarantee, the city engineer at his or her sole discretion, may grant a onetime only extension to the one year period, said onetime only extension not to exceed one additional year.
A. The renewal amount shall be set at one hundred seventy-five percent (175%) of the city engineer's estimate of cost on the remaining work.
B. Estimated cost on remaining work shall be determined in part by detailed bids from the subdivider's contractors as issued on said contractors' letterhead and submitted to the city engineer.
(8) If construction of the improvements has not been completed within the original one year time period or the additional one year time period granted by the city engineer through an extension, the city engineer shall inform the council, through the public hearing process, at a regularly scheduled meeting.
A. The council may determine that the remaining work not completed by the subdivider will be completed by the city and the construction costs recovered from the financial guarantee; or
B. The council may approve a second one year time extension for completion of the work by the subdivider.
1. The renewal amount shall be set at two hundred percent (200%) of the city engineer's estimate of cost on the remaining work.
2. Estimated cost on remaining work shall partially be determined by detailed bids from the subdivider's contractors as issued on said contractors' letterhead and submitted to the city engineer.
C. Further time extensions of financial guarantees beyond the second one year time extension are prohibited.
(9) Financial guarantees shall not be released by the city unless and until all of the improvements (including required dedications) have been completed by the subdivider and accepted by the city engineer and by any other applicable agencies or city departments responsible for acceptance and maintenance.
(10) Financial guarantees shall be written to allow the city to draw upon the financial guarantee at any time at the discretion of the city engineer as well as allowing multiple draws by the city. (Ord. 2811, 11-2-2009; Ord. 3456, 9-1-2022)
(1) Identify various types of special subdivisions or special planned unit developments that normally pose special concern to the city when reviewing and acting upon subdivision or planned unit development requests.
(2) Outline requirements and design standards that shall be taken into consideration when acting on special subdivisions or planned unit developments.
(3) The provisions of this article are in addition to all other requirements of this chapter. (Ord. 2768, 4-20-2009)
(1) Appearance And Preservation: In order to preserve, enhance and promote the existing and future appearance and resources of hillsides, maximum retention of natural topographic features and qualities of the following shall be considered in subdivision review processes:
A. Skyline and ridge tops.
B. Rolling grassy landforms, including knolls, ridges and meadows.
C. Tree and shrub masses, grass, wildflowers and topsoil.
D. Rock outcroppings.
E. Streambeds, draws and drainage swales, especially where tree and plant formations occur.
F. Characteristic vistas and scenic panoramas.
(2) Hillside Subdivision Or Hillside Planned Unit Development Evaluation:
A. All hillside subdivision and planned unit development proposals shall take into account current application of desirable land use planning, soil mechanics, engineering geology, hydrology, civil engineering, environmental and civic design, architecture and landscape architecture. Such current application includes, but is not limited to:
1. Planning of subdivision to fit the topography, soils, geology, hydrology and other conditions existing on the proposed site.
2. Orienting development to the site so that grading and other site preparation is kept to a minimum.
3. Shaping of essential grading to complement the natural landforms and to minimize padding and terracing of building sites.
4. Division of large tracts into smaller workable lots on which construction can be completed within one construction season so that large acreages are not left bare and exposed during the winter/spring runoff period.
5. Completion of paving as rapidly as possible after grading.
6. Minimizing disruption of existing plant and animal life.
7. Consideration of the view from and of the hills.
8. Fire risk analysis by the fire department.
B. Areas having soils, geology, hydrology or unique fire hazards shall not be developed unless it is shown that their limitations can be overcome; that hazards to life or property will not exist unless they can be mitigated; that the safety, use or stability of a public way or drainage channel is not jeopardized; and that the natural environment is not subjected to undue impact.
(3) Required Data: The subdivider shall retain professional and licensed individuals, said licenses to be in applicable and pertinent fields of expertise related to the requirement, to obtain the following information. All of the following reports shall identify the specified area of building location:
A. Soil Reports: For any proposed hillside development a soil report shall be submitted with the preliminary plat. The report shall include data regarding the nature, distribution and strength of existing soil, conclusions and recommendations for grading procedures, design criteria for corrective measures and opinions and recommendations covering the adequacy of sites to be developed.
B. Geology Report: For any proposed hillside development, a geology report shall be submitted with the preliminary plat. This report shall include an adequate description of site geology and an evaluation of the relationship between the proposed development and the underlying geology and recommendations for remedial action.
C. Hydrology Report: For any proposed hillside development, a hydrology report shall be submitted with the preliminary plat. This report shall include an adequate description of the hydrology, conclusions and recommendations regarding the effect of hydrologic conditions on the proposed development, and opinions and recommendations covering the adequacy of sites to be developed.
(4) Required Grading Plan:
A. A preliminary grading plan shall be submitted with any hillside preliminary plat proposal and shall include the following information:
1. Approximate limiting dimensions, elevations or finish contours to be achieved by the grading, including all cut and fill slopes, proposed drainage channels and related construction.
2. Preliminary plans and approximate locations of all surface and subsurface drainage devices, walls, dams, sediment basins, storage reservoirs and other protective devices to be constructed.
3. A description of methods to be employed in disposing of soil and other material that is removed from the grading site, including the location of the disposal site.
B. A final grading plan shall be submitted with every hillside final plat, and shall be submitted and approved prior to final plat submittal, and shall include the following information:
1. Limiting dimensions, elevations or finish contours to be achieved by the grading, including all proposed cut and fill slopes and proposed drainage channels and related construction.
2. Detailed plans and locations of all surface and subsurface drainage devices, walls, dams, sediment basins, storage reservoirs and other protective devices to be constructed.
3. A schedule showing when each stage of the project will be completed, including the total area of soil surface which is to be disturbed during each stage together with estimated starting and completion dates. In no event shall the existing ("natural") vegetative ground cover be destroyed, removed or disturbed more than fifteen (15) days prior to grading, except when required by the fire department or code enforcement for hazard risk or nuisance reduction.
(5) Development Standards:
A. Soils:
1. Fill areas shall be prepared by removing organic material, such as vegetation and rubbish, and any other material which is determined by the soils engineer to be detrimental to proper compaction or otherwise not conducive to stability.
2. Cuts and fills shall be designed to provide safety, stability and adequate setback from property lines in accordance with city standards.
B. Streets:
1. Street alignments should follow natural terrain and no unnecessary cuts or fills shall be allowed.
2. One-way streets shall be permitted and encouraged where appropriate for the terrain and when public safety would not be jeopardized.
3. The width of the graded section shall extend three feet (3') beyond the curb back or edge of pavement on both the cut and fill sides of the street. The graded section shall be increased by the width of the sidewalk plus one foot (1') beyond the curb back.
(6) Vegetation And Revegetation:
A. The subdivider shall submit a slope stabilization and revegetation plan which shall include a complete description of the existing vegetation, the vegetation to be removed and the method of disposal, the vegetation to be planted and slope stabilization measures to be installed. The plan shall include an analysis of the environmental effects of such operations, including the effects it may have on slope stability, soil erosion, water quality, fire safety and fish and wildlife.
B. Vegetation sufficient to stabilize the soil shall be established on all disturbed areas as each stage of grading is completed. Areas not contained with lot boundaries shall be protected with perennial vegetative cover after all construction is completed. Efforts shall be made to plant those species that tend to recover from fire damage and which do not contribute to the intensity and rate of fire spread. The guidelines of the international wildland urban interface code shall be applied as needed.
C. The subdivider shall be fully responsible for any destruction of native vegetation proposed and approved for retention. The subdivider shall carry the responsibility both for his/her own employees and for all subcontractors from the first day of construction until the notice of completion is filed. The subdivider shall be responsible for replacing such destroyed vegetation in kind or its equivalent.
(7) Maintenance: The owner of any private property on which grading or other work has been performed pursuant to a grading plan approved or a building permit granted under the provisions of this chapter shall continuously maintain and repair all graded surfaces and erosion prevention devices, retaining walls, drainage structures or means, and other protective devices, plantings and ground cover installed or completed. Vegetation on undeveloped lots shall be maintained so as to not create a fire hazard in any way. (Ord. 2768, 4-20-2009)
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