HomeMy WebLinkAboutPlanning Commission Packet - February 5, 2002CITY OF CENTRAL POINT
PLANNING COMMISSION AGENDA
February 5, 2002 - 7:00 p.m.
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Next Planning Commission
Resolution No. 537
I. MEETING CALLED TO ORDER
II. I20LL CALL
Chuck Piland -Candy Fish. Don Foster, John LeGros, Paul Lunte, Rick Perry and Wayne
Riggs
III. CORRESPONDENCE
IV. MINUTF,S
A. Review and approval of January 8, 2002, Planning Commission Minutes
V. PUBLIC APPEARANCES
VI. BUSINESS
Pagel-=-S"` A. Public Hearing to review applications for zone map change and Master
(r 7~. Development Plan for a project known as Cascade Meadows. The subject
property iszoned TOD-MMR, Medium Mix Residential and is located North
of Beall Lane and West of U.S. Highway 99 on Jackson County Assessment
Plat 37 2W 1 IC, Tax Lot 9500.
=G 22 B. Public Hearing to review a conditional use application for the Grange CO-OP
I_y~ to create and enclose an agricultural product storage area. The subject
•'" property is zoned M-l, Industrial with a "fOD Con~idor - GC, General
Commercial overlay and is located on the west side of U.S. Highway 99
south of Pine Street on Jackson County Assessment Plat 37 2W l OAA, "I'ax
Lot 5000.
VII. MISCF,LLANEOUS
VIII. ADJOURNMENT
City of Central Point
Planning Commission
1/08/2002
MEETING CALLED TO ORDER AT 7:00 P.M.
II. ROLL CALL:
Chuck Piland, Candy Fish, John LeGros, Paul Lunte, Don Foster, Rick Perry and
Wayne Riggs were present.
Also in attendance were Tom Humphrey, Planning Director; Ken Gerschler,
Community Planner; Matt Samitore, Community Planner and Dave Arkens Planning
Technician.
III. CORRESPONDENCE
There was no correspondence.
IV. MINUTES
Commissioner Fish made a motion to approve the minutes from the December
4, 2001 meeting as presented. Commissioner Foster seconded the motion. ROLL
CALL: Perry, abstained; Fish, yes; LeGros, yes; Lunte, abstained; Foster, yes and
Riggs, yes. Motion passed unanimously.
V. PUBLIC APPEARANCES
There were no public appearances.
VI. BUSINESS
A. A Public Hearing to review an application for a Conditional Use Permit to allow
temporary R.V. Parking on a future townhouse site in the Twin Creeks
Development. The subject property is located north of Griffin Oaks Drive in The
TOD-MMR, Transit Oriented Development-Medium Mix Residential zoning district
on Map 37 2W 01 C, Tax Lot 1200 and 3100.
Ken Gerschler, Community Planner, presented the Planning Department Staff
Report. During the process of implementing the TOD zoning standards and
approving plans for phase one development of Twin Creeks, a need for
Recreational vehicle parking became apparent. Design guidelines and CC&R's
City of Cercdnl Poisn
Plmanirzg Commission Minactes
Janum7~ 8, 2002
Page 2
discourage and/or prohibit RV storage on individual lots for various reasons.
Therefore it is necessary to create a separate RV storage area similar to the one in
The Meadows on Freeman Road. The temporary RV storage will be located on a
future townhouse site and will be accessed by an existing alley way. The
conditional use permit is temporary in nature and shall expire on January 8, 2004
or upon development of a permanent storage site, whichever comes first. A one
year extension may be granted at the discretion of the City Planning Commission.
Herb Farber, agent for the applicant, stated he would like it to be known the height
of the fence will be six feet and will be constructed of chain link material.
Commissioner Fish made a motion to adopt Resolution Number 535,
approving the Conditional Use Permitsubjectto the recommended conditions
of approval. Commissioner Lunte seconded the motion. ROLL CALL: Motion
passed unanimously.
B. A Public Hearing to review an application for Brookdale Gardens Final
Planned Unit Development (PUD). The subject property is located near the
intersection of Hamrick and Biddle Road in the R-2, Residential Two-Family
zoning district on Map 37 2W 01 C, Tax Lot 1200 and 37 2W 01 CA, Tax Lot
3100.
Tom Humphrey, Planning Director, presented the Planning Department Staff
Report. Mr. Humphrey stated that the meeting was not a Public Hearing and no
public testimony would be heard on the issue. The Preliminary Development Plan
for Brookdale Gardens was approved by the Planning Commission but then
reviewed and amended by the City Council. Preliminary plan approval was granted
by the Council on November 16, 2001 in the form of a resolution. All items on the
City Council's Resolution have know been met. The Southerly property owner, Mr.
Ralph Van Der Star has agreed to dedicate land and participate in the full Right-of-
Way improvement for Brookdale Avenue. Other changes between the preliminary
and final PUD plan are the extension of Brookdale Avene to Hamrick Road, the
meandering of Brookdale to avoid the Van Der Star's rental home, and the removal
of the pocket park from the PUD. A larger park is being proposed as part of the
area master plan of which the PUD is a part.
Commissioner Riggs made a motion to adopt Resolution 536, approving the
Final Planned Unit Development Plan for Brookdale Gardens. Commissioner
Fish seconded the motion. ROLL CALL: Motion passed unanimously.
City of'Cerzn~ad Paint
Planning Commissiarz Mrrszrtes
Janzrar7~ 8, 2002
Page 3
C. Discussion of New Year Planning Goals and Work Tasks.
Mr. Humphrey made a presentation on work shops the Commissioners could attend
and suggested ideas for new year tasks. Matt Samitore, Community Planner,
suggested changes in zoning densities. Mr. Gerschler suggested changes in Front
yard setbacks and design review.
VII. MISCELLANEOUS
Mr. Humphrey asked the Commission to allow staff to work out the details
associated with revisions to the Higginbotham partition. Commission agreed to the
proposal.
VIII. ADJOURNMENT
Commissioner Lunte made a motion to adjourn the meeting. Commissioner
Fish seconded the motion. All said aye. Meeting adjourned at 8:52 P.M.
PLANNING DEPARTMENT STAFF REPORT
HEARING DATE: Febnrary 5, 2002
TO: Central Point Planning Commission
FROM: Tom Humphrey AICP, Planning Director
SUBJECT: Conditional Use Pennit for 37 2W l OAA, Tax Lot 5000 -Temporary Storage for
Grange CO-OP warehousing.
Owner/ Grange CO-OP
Annlicant: 89 Alder Street
Central Point, Oregon 97502
Pro er
DeseriptionJ 372W l OAA Tax Lot 5000 - 2.04 acres
Zonin M-l, Industrial (base); TOD Corridor-GC, Transit Oriented Development Corridor
General Commercial (overlay) District
Summary
The applicant is requesting a Conditional Use Pennit for the temporary storage of agricultural
products and the construction of a six foot perimeter security fence made of chain link. The storage
area is located south of the Grange CO-OP `s fertilizer plant on property recently purchased from
the Central Point Lumber Company. Consolidating storage at this site would result in the removal
of stored product at the northeast corner of Ash and First Streets.
Authority
CPMC 1.24.050 vests the Planning Commission with the authority to hold a public hearing and
render a decision on any application for a Conditional Use Pennit. Notice of the Public Hearing was
given in accordance with CPMC 1.24.060
Annlicable Law
CPMC 17.65.010 et seq.- TOD Districts and Corridors-GC District
CPMC 17.76.010 et seq: Conditional Use Permit
Discussion
In the course of implementing the new TOD Corridor zoning standards, staff is discovering some
areas where modifications will need to be made given existing and anticipated business needs. The
industrial nature of the Grange CO-OP, its location along the railroad and its expanding storage
needs dictate a less expensive and more common place storage and security fence anangement then
is called out in the new code. Design guidelines allow storage (service areas) but discourage and/or
prohibit the use of chain link fence in favor of wrought iron, masonry or wood. Decorative metal
enclosures are allowed as is a six foot solid hedge or other plant material. Since the Grange wishes
to create nearly two acres of storage and enclose it with chain link and gated access, staff thought
it best to remedy their immediate business needs using this conditional use permit. The use permit
would allow temporary storage and define the associated fencing and screening while both the City
and the Grange consider future code applicability and long term plans respectively.
In the short term, the Grange would like to set up a temporary storage area so that they can
consolidate the sites that they have used for temporary storage on First and Front Streets. The long
range plan is to relocate their ordering and distribution center (offices) from Pet Country to this
location and then it would take on a more commercial (and less industrial) appearance. They are
willing to enhance the screening they propose along Front Street by landscaping it and coloring the
fence to match other paint upgrades on site.
Like other areas in the new TOD zoning, there are implementing ramifications to existing businesses
that weren't known and which will need to be worked out. Staff supports the temporary solution
proposed by the applicant and believes that the findings for approving a conditional use permit can
be made.
Findings of Fact & Conclusions of Law
Conditional Use Permit
The Planning Commission in granting a conditional use permit shall find as follows:
That the site for the proposed use is adequate in size and shape to accommodate the use and to meet
all other development and lot requirements of the subject zoning district and all other provisions of
the code;
^ The lot area is approximately 2.0 acres and is designed for storage using two existing
buildings. The open and covered areas are expected to more than adequately meet the
storage needs for the Grange CO-OP during the next five years until the property
redevelops or a more permanent solution can be arrived at.
That the site has adequate access to a public street or highway and that the street or highway is
adequate in size and condition to effectively accommodate the traffic that is expected to be generated
by the proposed use;
^ Access to the storage area will be taken from Highway 99 (Front Street) via existing
driveways that were previously used by Central Point Lumber Company. A railroad
spur also serves the site.
That the proposed use will have no significant adverse effect on abutting property or the permitted
use thereof. In making this determination, the commission shall consider the proposed location of
improvements on the site; vehicular ingress, egress and internal circulation; setbacks; height of
buildings; walls and fences; landscaping; outdoor lighting; and signs;
The temporary storage facility will not have any significant adverse effects on
surrounding properties for various reasons. Adjoining tax lots are in transition and
either owned by the Grange or other industrial users. Aesthetic improvements have
been agreed to and will meet the spirit of the.new TOD Corridor standards.
^ The site under consideration is bounded on two sides by transportation facilities (a
railroad and highway). The third and fourth sides are industrial in nature and there
are other security enclosures in the immediate vicinity of the Grange facility.
Landscaping and lighting requirements are conditions of approval (see Attachment B).
That the establishment, maintenance or operation of the use applied for will comply with local, state
and federal health and safety regulations and therefore will not be detrimental to the health, safety
or general welfare ofpersons residing or working in the surrounding neighborhood or to the general
welfare of the community.
^ The proposed facilities will need to meet any applicable local, State and Federal
regulations.
That any conditions required for approval of the permit are deemed necessary to protect the health,
safety and general welfare.
^ An approval of this project would be subject to any recommended conditions of
approval assigned by the Planning Commission (see Attachment B).
Recommendation
Staff recommends that the Planning Commission take one of the following actions:
1. Adopt Resolution No. _ ,approving the Conditional Use Permit subject to the recommended
conditions of approval; or
2. Deny the proposed Conditional Use Permit; or
3. Continue the review of the Conditional Use Permit at the discretion of the Commission.
Attachments
A. Site Plan
B. Planning Department Recorrunended Conditions
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Grange Co-op Fence
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-4'f¢nce must be \
6' feet tram back
of aaro. _
-6'fence must be \
t0' inside property line.
-Fence material will be m
green powder-coated e
Ghatn Link °q
-Trees located in 4'ty 4'
Vea wells. ftont et tree
Welk located 6' from back
of curb Ttee Gstance 30'
' center. Trees mast be water¢0
or imgatetl with hvo y¢ars of
maintenance.
-Tha is a"temporary SYear armngment
with an optional2-year extension.
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Fence 1
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--^^° Gate
Grange BWldrngs
® Tres
--- GrangeSWrLine
-- - Curb
Tax Lot
5000
DMA Revised 01 Febmary, 2002
ATTACHMENT B
PLANNING DEPARTMENT CONDITIONS OF APPROVAL
This Conditional Use Permit is temporary in nature and shall expire on February 5, 2007 or
upon redevelopment of the storage area, whichever comes first. A two year extension may
be granted at the discretion of the City Planning Commission. The project must comply with
all applicable local, state and federal regulations .
2. Any fencing constructed in conjunction with this approval shall satisfy the City's
requirements for height, rnaterial, and safety and shall generally be compatible with the
design and aesthetics of the TOD Corridor. In this case a standard unpainted six foot chain
link fence is permitted on the north, west and south sides of the property. The section of
chain link fence that fronts on Highway 99 shall bepowder-coated to match the dark green
accents of building improvements being proposed by the Grange and shall be set back 6 feet
from the back of curb for a four foot fence or set back 10 feet from the property line for a six
foot fence.
Landscaping and lighting plans shall be reviewed and approved by the Planning and Public
Works Departments prior to use ofthe temporary storage facility. It is agreed that the Grange
will create an irrigated planter area along the Highway 99 frontage; plant a hedge and/or
shrubbery; and place trees 30 feet on center where they do not conflict with driveways.
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PLANNING DEPARTMENT STAFF REPORT
HEARING DATE: Febt~ary 5, 2002
TO: Central Point Planning Commission
FROM: Ken Gerschler, Community Planner
SUBJECT: Public Hearing to review a zone map amendment and master development plan for
Cascade Meadows, a 20 acre Planned Unit Development contained within the Central
Point Urban Growth Boundary.
OFVner/ Michael A. Montero
AQ lip cant: 802 Nadia Way
Medford, Oregon 97504
Agent: Craig A. Stone and Associates
708 Cardley Avenue
Medford, Oregon 97504
Property
Description/ 372W11C Tax Lot 9500 - 20.50 acres
Zoning: Current: R-1, Residential Single-Family (base) and TOD Corridor-MMR, Transit
Oriented Development Corridor-Medium Mix Residential Overlay District,
Proposed: TOD Corridor-LMR, Low Mix Residential Overlay; TOD-EC,
Employment Corrunercial Overlay; C-4, Tourist and Official-Professional (base)
Summary
The Planning Commission is being asked to review amendments to the zoning map and a master
plan for the Cascade Meadows P.U.D. for the purpose ofpresenting a recommendation to the Central
Point City Council. The Council will consider the Cascade Meadows Master Plan and zone changes
as part of an annexation proposal.
Authority
Notice of the Public Hearing was given in accordance with CPMC 1.24.060 (Attachment "B").
Discussion
A copy of the Cascade Meadows TOD Development package was distributed to the Planning
Commission last week to allow you more time to review the project. The commission should also
have copies of the TOD Design Requirements and Guidelines criteria by which the master plan
should be measured.
Since the zoning map amendment materials have been prepared in conjunction with those for the
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master plan, staff has been asked to present the zone map amendment and master plan concurrently.
Central Point pre-zones land in its Urban Growth Boundary prior to annexation which is another
reason why your recommendation is being sought.
The Commission is invited to compare the zoning and design criteria with the uses being proposed
in the master plan. If you determine that the master. plan is consistent with the zoning snap
amendment, you may make a recommendation to the City Council who will consider the master plan
in conjunction with their decision to annex the property to the City of Central Point.
The applicant has spent considerable resources to present a development master plan that is similar
to the Twin Creeks development located north of Taylor Road. The application has been presented
as amulti-faceted document that includes a zone snap amendment, master plan, annexation and
Planned Unit Developrnent.
Zone Map Arnendmnent
In 1998 the City began implementing changes in the City's zone map by shifting residential and
industrial zoning tracts between the Table Rock Road area and land located West of Highway 99.
The parcel on this series on applications originally was zoned for industrial purposes and was to be
developed as a truck transfer facility during 1997. In December 2000 with Council Resolution 1815,
the area was officially identified as a part of the TOD corridor. The TOD designation is intended to
feature a mix ofinedium and high-densityresidential uses, commercial services, civic uses and parks
that complement future transit service coupled with design features to encourage walking and
bicycling. The TOD Corridor is essentially an overlay for the existing zoning that is intended to
encourage the implementation of TOD standards on a voluntary basis in those areas that have
previous development.
Current zoning for this parcel is R-1, Residential Single-Family with a TOD Corridor designation
of TOD-MMR, Medium Mix Residential. The applicant is requesting that the zoning map (Exhibit
2.2 in plan packet) bemodified to TOD-LMR, Low Mix Residential with aportion along the easterly
property boundary being TOD-EC, Employment Commercial. Since the request includes the
installation of a telecommunications tower that could be used as a wireless Internet connection for
a prospective client
(Exhibit 11 in plan packet ), the Planning Department recommends that the C-4, Tourist and Office
Professional District be included under the TOD-EC overlay on this parcel. This is necessary as
telecommunications towers are a permitted use exclusively in the C-4 District.
The conversion of the parcel from TOD-MMR to TOD-LMR will significantly reduce the density
of the project area from a potential 276 dwelling units to 104 dwelling units. The applicant has
proposed the construction of 105 dwelling units which has resulted in positive support from the
Oregon Department ofTransportation (Attachment "C")who prefers a lesser vehicle load upon the
Beall Lane/Highway 99 Intersection.
J .. •/ $
Mastef~ Plan
A Master Plan is a document that demonstrates what an area will look like once development is
complete with explicit detail addressing the location of water, sewer, and electrical service in
addition to street location and design. Particular attention is given to parks, open space, potential
school siting, civic uses and building design for the various uses that will encompass the area.
The Master Plan for Cascade Meadows demonstrates that this mixed-use development has been
designed to function with the future development of this area in Central Point. Haskell Street with
a 76 foot Right of Way will serve as the major street with an eventual connection to West Pine
Street. Other interior streets all with proposed widths of 52 feet could result in parking restrictions
on a single side. In the case of Lavender Lane for example, on-street parking would be limited to the
southerly Right of Way as to provide adequate maneuvering for vehicles backing out from homes
to the North. Haskell Street will have parking on both sides.
A mix of housing and commercial buildings has been proposed toinclude amini-storage facility that
could eventually be removed and replaced with a commuter rail transit stop as needed in the future.
A telecommunications tower has also been identified along the rail boundary. Nearly 1.5 acres of the
project has been proposed as park or open space.
The Planning and Public Works Departments have been working with the applicant in preparation
for this project and note that the public services and infrastructure of the Master Plan can be
implemented in an orderly fashion (Exhibits 2.3 through 2.7 of the plan packet).
The expectation of the applicant is that the presentation of the submitted documentation will result
in the timely development of the property. Once annexed into the City, the Planning Commission
will be asked to review the tentative plan for the Cascade Meadows P.U.D. at a future meeting.
FindinQS of Fact and Conclusions of Law
The Planning Department has reviewed the Findings of Fact and conclusions of Law presented in
the Cascade Meadows Master Plan and concurs with the applicant that the intent ofthe Central Point
Municipal Code has been met.
Recommendation
Staff recommends that the Planning Commission take one of the following actions:
1. Adopt Resolution No. _ ,recommending approval of the zone map amendment and master
development plan to the City Council subject to the recommended conditions of approval; or
2. Continue the review of the zone map amendment and master development plan at the discretion
of the Commission.
J i V W
Attachments
A. Cascade Meadows Master Plan and Map Amendment Packet
B. Notice of Public Hearing
C. Correspondence
D. Public Works Preliminary Staff Report ,
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Cz toy of Central Pozn t
PLANNING .DEPARTMENT
Tom t-Iumphrey, AICY
Planning Director
Ken Gerschler
Community Planner
Matt Samitore
Community Planner
Dave Arkens
Planning Technician
Notice of Meeting
Date of Notice: January 15, 2002
Meeting Date:
Time:
Place:
NATURE OF MEETING
February 5, 2002
7:00 p.m. (Approximate)
Central Point City Hall
155 South Second Street
Central Point, Oregon
Beginning at the above time and place, the Central Point Planning Commission will review the
master plan for the Cascade Meadows Planned Unit Development. This project is proposed to be
located within the Transit Oriented Development (TOD) overlay zone in the area north of Beall
Lane and west of U.S. Highway 99 on land described on Jackson County Assessment Plat 37 2W
11 C, Tax Lot 8200.
A Master Plan is a document that demonstrates what an area will look like once development is
complete with explicit detail addressing the location of water, sewer, and electrical service in
addition to street location and design. Particular attention is given to parks, open space, potential
school siting, civic uses and building design for the various uses that will encompass the TOD
area.
At the meeting, The Planning Commission will review all of the documentation enclosed within
the master plan and at their discretion make a recommendation to the Central Point City Council.
Please note that the Central Point City Council will review the Master Plan and may annex the
property into the City during future meetings which will be advertised in the newspaper.
Neighboring properties within a distance of 100 feet of the project area will receive notice of the
meetings by mail.
~_ Q
CRITERIA FOR DECISION
The requirements for Master Plans include the components of Land Partitions and Site Plan
Review which are set forth in Chapter 17 of the Central Point Municipal Code, relating to
General Regulations, Off-street parking, Site Plan, Landscaping and Construction Plans. The
proposed plan is also reviewed in accordance to the City's Public Works Standards.
PUBLIC COMMENTS
1. Any person interested in commenting on the above-mentioned land use decision may
submit written comments up until the close of the meeting scheduled for Tuesday,
February 5, 2002.
2. Written comments may be sent in advance of the meeting to Central Point City Hall, 155
South Second Street, Central Point, OR 97502.
3. Issues which may provide the basis for an appeal on the matters shall be raised prior to
the expiration of the comment period noted above. Any testimony and written corments
about the decisions described above will need to be related to the proposal and should be
stated clearly to the Planning Commission.
4. Copies of all evidence relied upon by the applicant are available for public review at City
Hall, 155 South Second Street, Central Point, Oregon. Copies of the same are available
at 15 cents per page.
5. For additional information, the public may contact the Planning Department at (541) 664-
3321 ext. 291.
SUMMARY OF PROCEDURE
At the meeting, the Planning Commission will review the applications, technical staff reports,
hear testimony from the applicant, proponents, opponents, and hear arguments on the application.
Any testimony or written comments must be related to the criteria set forth above. At the
conclusion of the review the Planning Conunission may make a recommendation to the Central
Point City Council.
1 1 1 1 1
a - _... 'P~cG~i
155 South Second Street ®Central Point, OR 975Q2 ®(541) 664-3321 ®Fax: (541) 664-6384
~~ ~~
3915 SOUTN PACIFIC NWY. • MEDFORD, OREGOFd 97501.9099 • (541) 535.5193 • (541) 7784944
FAX (541)53S•5873•www.bcvae.org ~~~~~~
CITY C~~ CENI'ft4L. POINT
~Aiv ~ 9 zooz
Pi,H(JNIhdG ^ f3UILDWG ^
PUF3UC W032KS DEPT. ^
Ken Gerschler FAX 664-6384
City of Central Point Planning Department
155 South Second Street
Central Point, Oregon 97502
January 24, 2002
Re: Cascade Meadows Planned Unit Development, File # 02-002-PUD
Deaz• Ken,
Sewer service is available as described in the applicant's testimony. The sewer extension must
be designed and constructed in accordance with BCVSA standards.
If you need additional information, please call me at 779-4144.
Sincerely,
V - y ~ ~--•-...
Carl Tappert, P.E.
District Engineer
I:\DATA\AGENCIES\CENTPT\PLANNG\PUD\02-002-PUD CASCADE MEADOWS.DOC
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CITY OF CENTRAL POINT
DEPARTMENT OF PUBLIC WORKS
Preliminary
STAFF REPORT
To: Central Point Planning Commission
Date: May 7 st, 2002
Applicant: Michael A. Montero
802 Nadia Way
Medford, OR 97504
Agent: Robert H. Foster Consultants/Craig A. Stone 8 Associates,
Ltd.
Project: Cascade Meadows
Location: Beall Lane
Legal:
Zoning:
Units:
Plans:
Report By: Public Works Department
Purpose
Provide information to the Planning Commission and Applicant regarding Public Works
standards and proposed new standards to be included in the design. Gather information from the
Applicant/Engineer regarding proposed development.
Special Conditions
Street improvements along Beall Lane bordering property including curb, gutter, and
sidewalk
2. Recommendation for the addition of turning lanes on Beall Lane (Jackson County
approval will be required).
3. Public Works Staff Report will be subject to change until Construction Drawings are
reviewed and approved.
~.
General
1. Applicant shall submit to the City's Public Works Department (City's PWD) for review
and approval, plans and specifications for all improvements proposed for construction or
modifications within the City or public rights-of--ways and easements.
2. Public improvements include, but are not limited to, streets (including sidewalks, curbs
and gutters); storm drainage and sanitary sewer collection and conveyance systems;
water distribution system (up to the service meter acid including fire protection); street
lighting; and traffic control devices, street signs and delineation.
3. All construction of public improvements shall conform to the City's Public Works
Standard Specifications and Details (City PWD Standards) and other special
specifications, details, standards, and/or upgrades as may be approved by the City's
Public Works Director.
4. During construction, changes proposed by the Developer shall be submitted in writing by
the Developer's engineer to the City PWD for approval prior to installation.
5. No construction shall commence until the City PWD has reviewed, approved, and issued
a Public Works permit for the proposed improvements.
6. The Applicant shall pay for all costs associated with the design and installation of the
improvements specified on the approved plans.
7. Applicant shall provide copies of any permits, variances, approvals, and conditions as
may be required by other agencies, including, but not limited to Oregon Department of
Fish and Wildlife (DFW), Oregon Department of Environmental Quality (DEQ), Oregon
Division of State Lands (DSL), U.S. Army Corps of Engineers (ACOE), affected
irrigation districts, and Jackson County Road and Park Services Department (JC Roads).
8. Prior to approval and acceptance of the project, the Developer's engineer or surveyor
shall provide the Public Works Department with a digital drawing of the construction
"as-builts" in an AutoCAD compatible format.
As-built drawings are to be provided to the City which provide "red-line" changes to
final approved construction plans which identify the locations and or elevations (as
appropriate) of actual installed items, including, but not limited to, invert, inlet, and rim
elevations; spot elevations identified on drawings; road alignment; water lines, valves,
and fire hydrants; water and sewer lateral stationing; modifications to street section;
manhole and curb inlet locations; street light locations; other below grade utility line
locations and depths; etc. Provide a "red-line" hard copy (on Mylar) of construction
drawings, and an acceptable AutoCAD compatible drawing electronic file to the City at
completion of construction.
9. The Applicant's engineer or surveyor shall provide to the Public Works Department a
drawing of the recorded Final Plat map reproduced on Mylar and in an acceptable
electronic form in AutoCAD format. The Final Plat shall be tied to a legal Government
corner and the State Plane Coordinate System.
10. All elevations used on The construction plans, on temporary benchmarks, and on the
permanent benchmark shall be tied into an established City approved benchmark and be
so noted on the plans. At least one permanent Benchmark shall be provided for the
proposed development, the location of which shall be as jointly determined by the City
PWD and the Developer's surveyor.
11. All fill placed in the development shall be "engineered fill", and compacted to City
standards. All existing concrete, pipe, building materials, structures, clear and grub
materials, and other deleterious materials shall be removed from the site and either
recycled or properly disposed of in accordance with the requirements of the Oregon
Department of Environmental Quality.
12. Identify easement dedications and widths on the Plot Plau.
13. Easements for City infrastructure (i.e. sanitary sewer, water, and storm drain) must be a
minimum of 15-feet wide, and should not split lot lines. Easements for storm drainage,
sanitary sewer, and water lines should be dedicated to the City and not just a P.U.E.
Centerline of buried infrastructure shall be aligned a minimum of five (5) feet from the
edge of the easement.
14. All design, construction plans and specifications, and as-built drawings must be prepared
to acceptable professional standards.
15. All street and water improvement plans must be approved in writing by Fire District 3
prior to review by the City's PWD.
16. If the proposed development places structures within the 100-year flood zone, how does
the placement of these structures modify the flood zone? What affect will it have on the
flood plain elevation and flood zone boundary, and what affects will the modification of
the flood plain elevation and flood zone boundary have on the existing facilities and
properties sun~ounding the proposed development.
17. Prior to the City PWD final approval of the construction plans for the proposed
improvements, the following must be submitted:
^ A copy of written approval from Fire District 3 of the final street and
water systern improvement plans for the proposed development.
^ The plans relating to the sanitary sewers must be approved in writing by
BCVSA, and the appropriate signature blocks must be completed on the
plans.
^ Copies of written approvats and/or permits from the various agencies
involved: DSL, DFW, DEQ, and/or ACOE.
18. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb
elevations, street elevations, etc.), to which the proposed subdivision will connect into
existing improvements, prior to final construction plan design.
19. The Applicant's engineer shall provide suitable engineering certification and justification
(i.e. calculations, analyses, plots, etc.,) that all connections to existing infrastructure (i.e.
street; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will
not interfere with the effective level of service or operation of the infrastructure facilities,
and that the existing infrastructure facilities have adequate capacities to accommodate the
flows and/or demands imposed on the existing infrastructure as the result of the
connection of the proposed development's infrastructure.
20. The accurate locations of the MWC water line and the natural gas main (and any
associated appurtenances), and the location of the associated easements with these
facilities, shall be accurately portrayed (both horizontally and vertically) on the
construction plans and final plat.
21. Overhead power lines. Coordinate efforts with Pacif c Power and Light to convert
overhead electrical power facilities to underground facilities, prior to the acceptance by
the City PWD of the public improvements associated with the proposed development.
All agreements and costs associated with the conversion of the electrical power facilities
from overhead to underground facilities shall be by and between Pacific Power and Light
and the Developer.
Streets/Traffic
Existing Improvements
^ Beall Lane 60ROW Partially Improved
Construction drawings for this Tentative Plan shall include a Sheet Lighting Plan and
Traffic Control Plan in accordance with the requirements of the City PWD. The
construction drawings shall include clear vision areas designed to meet the City's PWD
Standards. 25-foot unobstructed sight triangle areas shall be required at all uncontrolled
intersections. 55 feet shall be required at arterial intersections.
2. The City PWD shall, at the cost of the Developer, evaluate the strength of the native soils
and determine the street section designs in accordance with the City PWD Standards.
The City's engineering staff or selected engineering consultant (at Developer's expense),
shall evaluate the strength of the native soils and determine the sheet section designs in
accordance
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The applicant shall construct all necessary street improvements to Beall Lane (i.e. curbs,
gutters, sidewalks, street construction and paving, storm drains) or shall enter into a
suitable deferred improvement agreement with the City for their future construction.
Storm Drainage
Existing Structure
Gl~ 30" Jackson County Storm Drain on Beall Lane
Applicant's engineer shall determine how SD system will work during a 10-year event.
System must be designed to adequately drain 10-year storm without surcharging or must
be provided with adequate storage to pre vent surcharging.
Prior to construction plan approval of the improvements for this Site Plan, the Applicant'
engineer shall provide the City PWD with a complete set of hydrologic and hydraulic
calculations and profile plots for sizing for SD system. The engineer shall use the
rainfall/intensity curve obtained from the City PWD for hydrologic calculations, and the
negotiated run-off parameters.
The SD system shall be designed to carry runoff from a 10 year storm event if Q<100cfs.
Use runoff for 50 year storm if Q>100 or <200cgs. Use 100 storm nmoff if Q is >200cfs.
4. Deed restriction or CC&Rs shall include a covenant or restriction that prohibits the
introduction of substances other that storm water, in•igation water, or fresh water into any
private or public storm drain system.
5. Roof drains and under drains shall not be directly connected to public storm drain lines,
and shall drain to the street at the curb line, whenever possible. Lots should be raised if
necessary. Building foundation under drains (and these type of facilities only) may drain
to private storm drain lines that discharge onto the streets, or into a storm drain curb inlet
or manhole only; must be approved before construction by the City PWD; and must be
identified and accurately portrayed on as-built drawings.
6. Storm water run-off from the proposed development into any public SD system shall be
minimized and be as approved by the City PWD.
Sanitary Sewer
All sanitary sewer collection and conveyance system (SS System) design, construction
and testing shall conform to the standards and guidelines of the Oregon DEQ, 1990
APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and
the City PWD Standards, where applicable.
^ Applicant shall make application for sewer service and construction with
BCVSA. A Public Works Permit will be required to construct sewer within the
street ROW.
^ The construction plans and the as-built drawings shall identify lateral stationing
for construction of sewer laterals.
Water System
Existing Infrastructure
^ 16"Ductile Iron Waterline
Applicant shall provide properly sized service lines to the buildings in accordance with
the Oregon State Plumbing Specialty Code. Applicant shall pay any associated costs
with up sizing the meter or tap required to serve the buildings.
2. Each building shall be served by a separate water meter.
Provide consriuction drawings for the relocation of the fire hydrants. Steamer ports at
hydrants located in the complex shall face the buildings. Fire hydrants shall be protected
from vehicle damage and encroachment.
4. Specifications for the design and construction of the water system shall be in accordance
with City PWD Standards.
Lateral /connection stationing and size shall be provided on construction plans and
as-built drawings.
Developer shall comply with Oregon Health Division (OHD) and City requirements for
backflow prevention. An OHD approved backflow prevention assembly shall be
installed immediately downstream of the water meter serving each dwelling unit.
Construction drawings shall include the size, type, and location of all water mains,
hydrants, air valves, service connection, and other appurtenance details in accordance
with City PWD Standards and as required by the City PWD.
All connections to the water supply system must comply with OHD requirements. Water
will not be "turned on" by the City until such requirements have been met to the
satisfaction of the City's designated inspector (currently the Jackson County plumbing
inspector).
9. Water system shall be tested in accordance with City PWD Standards and requirements
at Developer's expense and must be approved by the City.
Site work, Grading and Design, and Utility Plans
Applicants shall provide agrading/paving plan(s) with the construction drawing
submittal to the City P.D. Plan(s) shall illustrate the location and elevations of the base
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flood event flood zone and flood way of streams iu proximity to the development (if
applicable); curb elevations; finish grades; and building pad and lowest floor elevations.
2. All structures shall have roof drains, area drains, and/or craw] spaces with positive
drainage away from the building. Drain lines shall be connected to the curb and gutter
and discharge from the curb face. '
Applicants shall provide the necessary "rough" lot grading to assure that all lots will
drain properly to the curb and gutter, or to a drainage system that drains to the curb and
gutter.
4. Provide the City with copies of any required permits and approvals (including any
mitigating requirements or conditions) from DSL, DEQ, and ACOE (including any
mitigating requirements), for any required wetland or flood hazard mitigation work to be
performed as part of the proposed development.
5. Grading plans must have original/existing grades and final grades plotted on the plan.
Typically, existing grade contour lines are dashed and screened back, and final grade
contour lines are overlaid on top of the existing grades and are in a heavier line width and
solid. Contour lines must be labeled with elevations.
6. Need to place streetlights on plans, with table indicating stationing and offsets.
7. Provide City with a utility plan approved by each utility company, which reflects all
utility crossings, transformer locations, valves, etc.
8. Utility locations must be accurately depicted on the as-built drawings, or as a separate set
of drawings attached to the as-built drawings.
Rights of Ways/Easements
All easements for improvements dedicated to the City shall have a minimum 15 foot
width and shall be located (whenever possible) contiguously along the exterior
boundaries of properties and shall not split lot lines. Public utility easements shall have a
minimum width of 10 feet.
The City will require a 50-foot ROW width on local streets and 60 foot ROW on
collector streets.
3. Applicants shall comply with all existing easement owner requirements regarding any
proposed development that may overlap any existing easement. Any development
proposed which overlaps or alters an existing easement must be approved by the
easement's owner in writing, and a copy of that written approval must be submitted to
the City P.D. prior to submission of construction plans for City P.D. review and approval.
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All existing easement locations and those proposed for this development shall be shown
on the final plat with reference to the recordation number and Grantee.
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