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HomeMy WebLinkAboutResolution 513 - Twin Creeks Tent. Plan~ `~ day of ~ ?.v ~ 2001. -- -_ ~. -~-~-fir.-~~~~~~~<~.~.~. Planning Commission Chair A' tative by zne this ~~ day of _ _~ Z" ~1 , 2001. Planning Commission Chaiz• Planning Commission Resolution No. _513 (03062001 ) uwrs OF 100 rrAR Ftopa -. _...--- -- T~NTATIV~ PLAN FUTURE PHASES OF TWIN CREEKS PIR F,E.4.". ~DDpW"~ "M1P {srr No?Gs) I. ~ ., GRlFFlN OAKS UNfT No. 2 ~~ ,~ . ~~ ~~ \.~~ ~ ~~~ ~,~;~~ of x~ `~~~ ~ ~~~ r ~~\ 4~~~i, TW1N CREEKS x `C' I ~ ~ h ~ ~r//j%il~ ro~aEee rFl 4 S ~ ~ \ ~\ ////./S~ NORTHWEST ONS Q!lARTER OF SECTION 3& =' / I ;' /j1./ TOWNSHIP 38 SOUT1i, RANGE 2 WEST ,../ ?.~ E ~S / ~ " ~ \, /%/ )_ S~LLAMET7E MERPAJAN, JACKSON COLN7Y, 4i2ECON i ~ \\. \~ n \, 1'/ %// for z I - ~ _ \ 3 7F q,n \ ~~ \ r/l///1 TWIN CREEKS ~f]EVELaPMENT, LLC \~4`~~,, \ \ \\~/ //f/ t46? EAST McANDRfSVS ROAD 72a~~ rt. \ ~ ~ 'D, Y \~~////i//~1 M£DFORD, ORCCON 97501 I' 24' R/w ALLkY ~ R '~ \ /////f H ab~lo Sv.rl. 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J / /] m s, ss w r~ • o ~T , sa n \ ; 79.22 2. 2.DD E i0 ~ ~\ `~ ////~ tot 7 Los SO 94 DO E ~ I ~ ' g Lor ai $ T S I I ' 6495 Sgll.~ 6750 Sv~ft. ~ $ 9 0. ~ as sq,! °ro $ 8271 5 .il. \ \ 89.31 90.00 °~ ; 8.72 rn L0T 42 00.• O7 91 ~ I g $ LOT fOq$ I $ ?4 ! n,] s`a`n I II.{ t 0 Sq.fS, t~ 7070 sq.n. ab 8698 Sq.fl.$ i0 8000 5411. ~ \ '\~ I iet 4 7Q.a0 ~ 90.00 10 10$.7'1 a4. 0 /0. 10.00 \ y N LOT Q8 \ ^~» BqY Si,fl $ 6800 Sq,~.fl. 1 tv 00 a 9 97 '? I ^+ f'RQf•OSEO 7200 t'RORtxr1T' .~.~ _ m 3 case. ~ cb 6666 sq.n. I1NE AOA39'GMENT To _ 7§.50 tD0.00 D ;4 2 I 10s.72 '~"L~°~0~~"n ._._._._._._,,._._.~ ~ ...._..._~ r ~SILVr*R SPRINGS DRIVE ASSESSORS MAA N0, 37 2W 03C TL 202, 4403 ~ f ~ ~~~~ w.4 ! NDTES: All 57RUTUR[S WItiON iHC BOUNDARIES Cf UN11 Ho. z 1H[L B€ REM0IED eEFOAE CO)IPICTNNI 47 rhCH PHASe. AOD1110HAL INFIX1Mh;lON; r` uC Hafer GRApcs Mtrn coNr4R,1 Tb THE uw HDU/ uAUUOU sTAN4Afln or the arr or cEHTRAL ?OwT. B. A 10` PVBUG OtllUr EASEMENT rnu 9E PLACED ON LOTS ADJACCNT T6 IHE RIGHT OF WAY ItNC. 1JiY ADDi710NAt EASEixENTS AND THERE LOCA71gN vACL LIE OETCRMINEp ynTN THE C07eTflVCT10N i1RA1MNGS. C. THE SMACLE9T LOT IS 3501 s0 FT. D, AJKAS DCSIGNATE FOR PARKS AHD P(pC51RIAH PaNHS ARC S150YM. E. AVERAGE Lnl SIZE IS 7085 50 FT. FEMA FlR6 AHp f14001YAY MAPS PLR C4NMiJMTI' No. 13 60 69-0102 OA7rD APRN. t, 7466 Surveyed by. FARl3ER & SONS, INC. dba FARBJ"R SURVEYING (547) 776-0846 OFFICE LOCATfOlV: ATk1LJNG ADDR£55: 120 MJSTLE70E P, O. 80X 5286 AIEOFORD, OREGOJV 97507 CENTRAL ROfNT, OREGON 97502 SCALC: i' . 100' OATf: b£GCtaBER J0, 3000 .A.xpENOCb FfBR!/ARY a'a:. 700f JOB NO,: 09190-ae ORA NfNG F/LE: J095\CRANf O\TN7N,,,CA£LKS\GR-2-OA!(S.FLR CITY OF CENTRAL POINT EX~IIBIT DEPARTMENT OF PUBLtC WORKS REVISED STAFF REPORT for GRIFFIN OAKS UNIT NO. 2 TENTATIVE PLAN REVIEW PW #01006 Date: March 1, 2001 Applicant: Twin Creeks Developments, LLC, 1461 McAndrews Road, Medford, Oregon 87501 Agent: Herb Farber, Farber Surveying, 120 Mistletoe St., Medford, Oregon 97601 Property Owner: Project: Location: Legal: Zoning: Plans: Report By Purpose: W.L. Moore Properties, LLC, and .fohn A. Duke, 9461 McAndrews Road, Medfiord, Oregon 97501 Griffin Oaks Unit No.2 North of Taylor Road, East of the Intersection of Brad Way. T38S, R2W, Section 36 R-2 B 1 page entitled "Tentative Plat of Griffin Oaks Unit No.2, dated ,tanuary 23, 2001 prepared by Farber and Sons, Inc. Centro! Point Public Works Dept. Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer) regarding Gity Public Works Department (PWD} standards, requirements, and conditions to be included in the design and development of the proposed residential subdivision. Gather information from the DeveloperlEngineer regarding the proposed development. Special Rectuiremen#s Existing infrastructure; The Developer shall demonstrate that af! connections to existing infrastructure (i.e. streets; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will not interfiere with or provide for the degradation of the existing effective level of service or operation of the infrastructure facilities, and that the existing infrastructure facilities have either 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, or will be improved by and at the expense of the Developer to accommodate the additional flaws andlor demands; while maintaining or improving the existing level of service of the affected facility, as approved by (as applicable}, the regulatory agency, utility owner, and/or property owner involved. 2. Rights-of Way and Easements: Taylor Road is designated as a secondary arterial type street. Developer should provide dedication far expansion of the right-of-way along Taylor Raad to a minimum of 88-feet in width (44-feet each side of centerline). Since the existing right-of--way width for Taylor Raad is 70 feet (40-feet north of centerline), the City will require a minimum of an additional 4-foot dedication for right-of-way along the Developer's property frontage with Taylor Road. This requirement of right-of-way dedication may be increased or decreased in width pending the conclusions and recommended street cross-sections to be provided in the traffic impact analysis and street network plan studies as approved by the City, that are to be prepared #or the studied streets. The Developer should provide suitable and acceptable easements (minimum 15-foot in width) for any existing public works infrastructure, or public works infrastructure required for the rage ~ 2~ Gri~~t Oaks Unit 2 Tentative Flan Review FYYD Staf~Report development, that are located outside the public rights-af--way. A separate 10-fact minimum width public utilities easement (P.U.E.j should also be dedicated by the Developer for utility installation outside the Taylor Road right-of-way along the property's exterior frontage with Taylor Road. Other P.U.E. are also required for dedication along the proposed streets in accordance with City PWD standards. 3. Street L.aya~f: See Transportation Plan for framework Infrastructure on page 1D in Twin Greeks Transit-Oriented Development, Master Plane 4. Improvements and Access fo Taylor Road: Taylor Road along the frontage of the subject tax lot is a rural road that does not meet Gity or County urban standards. The road will need to be improved, as a minimum, to meet City standards. The Developer will be responsible for, as a minimum, alt "half-street" improvements to Taylor Road along the proposed development's property frontage with Taylor Road, and any applicable taper or end sections. The improvements include, but are eat limited to, street section, curbs, gaffers, sidewalks, an Irrigated landscape buffer, bike lanes/ways, street fighting, storm drainage, and traffic control and delineation, which shall be coordinated and approved by the JC Roads and the City PWD, and designed and constructed at the expense of the Developer as part of the development of the proposed residential subdivision. The planned street section for Taylor Road will have acurb- to-curb width ranging #ram 6Q to 72 feet. The actual paved street width required will be determined by the estimated traffic flows expected far the intersection presented in the traf#ic study and impact report to be completed for this area, and the road design determined by the City PWD. Sidewalks wi11 need to be 6-feet in width. We are also recommending that no permanent access be allowed onto Taylor Road from the Development's property. If the Developer will require temporary construction access to Taylor Road to facilitate construction equipment traffc, then the City PWD would concur with this temporary access if it is approved and as permitted by the Jackson County Roads and Parks Services (JC Roads). As approved by the City Administrator, the Developer may request ar be required to defer any or all of the required improvements along Taylor Raad until a Eater date. If any or all of the improvements are to be deferred to a later date, then the Developer will be required to enter into a suitable deferred improvement agreement with the CitylCounty for the developmen~mpravement of the street section and appurtenances (i.e. sidewalks, curb, gutter, street fights, landscape buffer, storm drainage, etc.) along the development's frontages with Taylor Road, as required and approved by the JC Roads and City PWD. ~. Dther Roadway Improvements: Developer Shall construct improvements in phases according to ADT counts specified in TODs' uPhasing Plan Triggers", Page 81 in "Twin Creeks Transit-Oriented Development, Master Plan". f. Erosion Gonfrol Plan: To meet current DEQ requirements, and pending federal mandated Phase it Stomp Water Qual'€ty requirements, a suitable erosion control plan, utilizing best management practices and procedures, must be prepared and submitted to the Oregon Department of Environmental Quality (DEQ) and the City PWD far review and approval far the construction of any improvements associated with this development. The construction plans associated with this development will not be approved by the City PWD until the City PWD Page 2 e^} !~q Gri~rt finks U~tif 2 Terttativc Plan Review P 3rD Staff Report receives a copy of the written approval of the erosion control plan by the DEQ. The approved erosion control plan must then be implemented to control and mitigate construction site storm waterrun-off, erosion control, silt and sand migration, nuisance dust generation and migration, and pollution prevention. 7. Water Distribution System: The primary water service will come from the City's existing '12- inch water main that runs parallel to Highway 99, east of the site (refer to Exhibit ~~, page 'l8 in the "Twin Creeks Transit-Oriented Development, Master Plan"). Other connections will be made to the existing water main that come firom the south, off Taylor Road (currently connected from Phase 1). Collector streets will typically have 'l2-inch service lines and neighborhood streets 8-inch. The system wil! be looped to assure adequate pressure distribution throughout Twin Creeks. 8. RRVID ~'aciiities: !f the development will require the alteration or modification of existing Rogue River Valley Irrigation District {RRViD} irrigation facilities, then the Developer should be required to coordinate with and perform the required alterationslmodi~cations to accommodate the proposed development and maintain the RRV1D facilities, as approved by RRVI©. g. Sic,~hf-Triangles: TOD residential local s#reet connection (GriftEn Oak Street} to secondary arterial street (Taylor Road} and 70D residential local street conne~ctian (Oak Wood Street} to secondary arterial street {Taylor Road}, these type of street intersection requires establishment and maintenance of a minimum 55-foot sight triangle, unless otherwise permitted by the PW Director in accordance with AASHTO/ITE standards. The location of the sight vision triangles shall be illustrated on the construction plans prepared and submitted for the proposed development. The sight vision triangle areas should be cleared ofi any abstractions prior to the commencement of construction work on this project. General All construction of public improvements shall conform #o the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, and/ar upgrades as may be approved by the City Administrator or his designee prior to the approval of the construction plans for the proposed development. 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 implementation. 2. Developer shall provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but riot limited ta, the 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 JC Roads, as applicable. 3. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-built„ drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy" form (produced an Mylarr~"} and in a "digital" format compatible with AutoCAD®, ar other form as approved by the City PWD. ~~~~ ~ 1 u Grim Qakr Unit Z Tentative Plan Review PWD StafJ'Report As-built drawings are to be provided to the City which provide "red-fine" changes to final approved construction plans that identity the locations and or elevations (as appropriate) of actual installed items, including, but not limited to, invert, inlet, and rim or lip elevations; spat 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~'), ar an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD® compatible drawing electronic file to the City at completion of construction and prior to acceptance of public infrastructure facilities completed as part of the proposed development, or as otherwise approved by the City Administrator or his designee. ~l. All elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shaft 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 shalt be as jointly determined by the City PWD and the Developer. ~. If applicable, all existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shaft be removed from the site and either recycled or properly disposed of in accordance with the requirements of the DEQ. 6. Easements for City infirastructure (i.e. sanitary sewer, water, and storm drain [if applicable]) should be a minimum of 15-fleet wide, and should not split lot lines. Easements for public storm drainage, sanitary sewer, and water lines should be dedicated to the City and not just a P.U.E. Centerline ofi buried infrastructure shall be aligned a minimum of five (5) feet from the edge of the easement. ff two or mare City awned utilities are located within an easement, then a minimum ofi 2D-foot width for the easement should be required. Easement dedications in final deeds or CC&Rs need a statement which should clearly indicate that easements must be maintained with suitable, driveable vehicular access to City public infrastructure facilities, as deterrr-ined by the City PWD. 7. Prior to the City PWD final approval of the construction plans for the proposed improvements, the following should be submitted: ^ A copy of written approval from Fire District 3 of the final street and driveway layout, site access, fire hydrant placement, and water system improvement plans for the proposed development. ^ The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blocks should be completed on the plans. ^ A copy of written approval from JC Roads regarding Taylor Road improvements {as applicable) and temporary construction access connections to Taylor Road. 8. Field verify ail existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, top of banks, ditch/channel inverts, street elevations, etc.), to which the proposed development's infrastructure wi11 connect into existing improvements, prior fo final construction plan design and submittal for final approval. babe ~ `~~ Grim Daks Ut~rt 2 Tentative ,1'!an Review PWD StafJ~k2e,~ar•t 9. Overhead power lines. If applicable, coordinate efforts with Pacific Power and Light, U5 West, and TCI Cable, to convert any overhead electrical power, telephone, or cable facilities within or adjoining the proposed development 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 these facilities from overhead to underground facilities, she!{ be by and between the utility owners and the Developer. 10. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed (both horizontally and vertically} on the cons#ruction plans, as-built drawings, and final plat map, as applicable. 11. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced an Myfar~' and in an acceptable electronic fiorm in AutoCAD® format. The Final Plat shall be tied to a Legal Government corner and the State Plane Coordinate System. The Final Plat shaft either reflector be later modified to reflect any applicable "red-line" changes noted in the construction "as-bunts", at the discretion of the City Administrator or his designee, and as permitted by law. 12. If applicable, Developer shall provide a Statement of Water Rights {on a City approved form), far any affected properties of the praposed development that Dave existing water rights, or which are going to obtain water rights. For properties determined to have water rights, the developer will coordinate with the State Watermaster the re-allocation of any waters attached to lands no longer irrigable as a result of the proposed development. StreetslTraffic Existing Improvements - Taylor Road -Secondary Arterial. Current ROW 60' wide, varying street width. Right-of Way required: 44 feet north of centerline. 1. Construction drawings for this Tentative Plan shall include a Street Lighting Plan and Traffic Delineation Plan in accordance with the requirements of the City PWD. Additional street lights will also need to be installed at the intersection of Griffin Oak Street and Taylor Road, along Taylor Raad, and the streets and intersections of the praposed subdivision in accordance with City requirements. The street lights on Taylor Road will be at approximate 200-foot spacings. Street lights installed within the Development shall be placed in a "zig-zag" pattern along the streets and at maximum 200-foot spacing (as measured from light post to ligh# past) to afford proper lighting of the pubFic rights-of-way. The Street lighting PEan shall be of a design and at locations as approved lay the City PWD and Pacific Power. 2. The City PWD, at the cost of the Developer, shall evaluate the strength of the native soils and determine the street section designs for the subdivision's streets and Taylor Road 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 street section designs in accordance with the City PWD Standards. Minimum street section for the subdivision streets shalt be as follows: Page 5 30 Gr~n aakr Unit 2 Tentative Plan Review PWD Staff ~Repord - 3-inches Class "B" A.C. - ~-inches of 314"-Q" crushed rock - 8-inches of 4"-0" crushed rock (City of Medford specifications), - Woven geotextile fabric over compacted subgrade. Minimum street section for Taylor Road shall be as follows: - 4-inches Class "B" A.C. - 8-inches of 314"-0" crushed rock - 14-inches of 4"-0" crushed rock (City of Medford specifications), - Wavers geotextile fabric over compacted subgrade. Street section (excluding the asphalt concrete portion) shall be extended underneath and a minimum of two feet beyond the curb and gutter section. 3. As applicable, stop signs and traffic delineation (i.e. "stop bars") shall be required and installed by the City PWD (at the Developer's expense} at the proposed development's intersection with Taylor Road, and the intersections with Griffin Oak Street. Storm Drainage, Irrigation improvements The developer shall develop a plan for the storm drain collection and conveyance system which provides for run-off from and run-on onto {including surface water conveyance) the proposed development, any future and existing development on adjacent properties, and any areas deemed by the City that will need to tie-into the proposed development's storm water collection and conveyance system {i.e tax lots to the west of the proposed development). 2. Storm drainage conveyance pipe stub-outs, through suitable easements in the development, will need to be provided and storm drain conveyance lines may need to be up-sized as necessary to accommodate existing and future developed property storm water run-off from the applicable #ax tats (i.e. "Area of Benefit"} located to the west of the proposed development. if the storm drain lines are needed to be up-sized from the size necessary to accommodate the proposed development and the storm water flows from the existing development of the tax lots (i.e. "Area of Benefit"} in the vicinity of the proposed development, to provide additional capacity to accommodate the projected future developed flows of the Area of Benefit tax lots, then the PWD would propose to compensate the Developer far the upsizing above a minimum pipe size of 24 inch-diameter as per the methodology approved by the City Council. 3. During the design of the storm drain collec#ian and conveyance system (SD System}, the Developer shall demonstrate that the storm water flews from the completion of the proposed development {and at any time prior to completion of development} da not exceed predevefopment flows; or that existing capacity, allowances, or provisions have been made {and approval of the applicable properties owners and regulatory agencies have been obtained), which accommodate any additional flow which exceed predevelopment flows. The Developer and the City PWD shall agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering calculations. Page G 3 ~. Grim dales Unit Z Tentative Plan xevietiv p i~~ stA~-x~~ort 4. Developer's engineer shall provide a site drainage plan with the facilities being designed, at a minimum, to accommodate a 10 year storm event. The SD system must be designed to adequately drain the 10-year storm event without surcharging or must be provided with adequate storage to prevent surcharging; and be designed to net impact existing public storm drainage facilities. Any private storm drain system exceeding 3-inches in diameter shall be designed to directly connect to the public storm drain system (at a manhole or curb inlet only}, and shall not be designed to discharge to the street surfaces. 5. Roof drains and underdrains shall not be directly connected to public storm drain lines, and shall drain either to an on-site private storm drain system or discharge at the curb face. 6. Any discharge points ofi the storm water facilities shalt be designed to provide an aesthetically pleasing, useful, and low maintenance facility, that are designed to mitiga#e erosion, damage, ar lass during a 1 ti0 year storm event associated with Griffin Creek, as applicable; and that mitigate the attractive nuisance" hazards associated with these types of facilities. Developer's engineer shall determine how SD system will work during 10-year and 100 year flood events associated with Griffin Creek. Identify the HGI" in Griffin Greek during the 10- and 100-year storm events, and what affect it will have an fhe proposed outlets and storm drain system. System should be designed to adequately drain 10-year storm without surcharging ar should be provided with adequate storage to prevent surcharging; and be designed to prevent backliow of water from the creeks up into SD system during storm events. 7. Prior to City PWD construction plan review, the Developer shai! provide the City PWD with a complete set of hydrologic and hydraulic calculations and profile plots for sizing the SD system, which shall incorporate the use of the City PWD's rainfaliTintensity curve, and City approved run- off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. $. Storm drain pipe materials shall be PVC, HDPE, or reinforced concrete, with water-tight joints meeting the requirements of ASTM ©3212, 1x477, and C-~343Iv1, as applicable. Provide concrete (in areas within the rights-of-way) orsand-cement slurry (in areas outside the rights-of-way} encasement where required in areas of minimum cover. 9. if inletslcatch basins are to exceed 4.5 feet in depth from the lip ofi the inlet to the bottom of the catch basin, then the inlets and catch basins shall be designed to afford suitable "man" entry for maintenancelcleaning purposes, 10. Developer's engineer shall provide hydrology and hydraulic calculations and flow Tine plats far private and public storm drains. Plot HGL on profile or provide a separate profile drawing that indicates the HGI. on the profile. Pipes should maintain cleansing velocity (minimum 2.0 feet per second) and have adequate capacities without surcharging during the design storm. 11. The Developer may wish to incorporate the use of a perforated SD system. If so, then the perforated storm drain system shall be designed to have adequate capacities ta: C] Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and Page 7 ~~ Grz~n Oaks Unit 2 Tentative Plan Review .F'H'D StafJ,fteport ~3 Minimize sifts, sands, gravels, and fines migration from the native sons into the SD system. The plotted HGL shall include both the groundwater infiltration, and the storm water run-off and run-an inflows into the SD system. 12. Maintain a minimum 0.2~foot dray between inlet and outlet pipe inverts in manholes and curb inlets, unless flow-through velocities during the design storm event exceed 3.0 feet per second (fps}. If flow velocities exceed 3.0 fps and the inlet pipe is in relatively direct (i.e. 180 ± 5 degree) horizontal alignment with the outlet pipe, then as a minimum, the pipe slaps shall be maintained . through the base of the manhole or curb inlet. If flow velocities exceed 3.0 fps, and there is other than relatively direct horizontal alignment between the inlet and outlet pipes, then a minimum of a 0.1-foot drop between inset and outset pipe inverts in manholes or curb inlet must be maintained. A bottom channel shall be formed in the manhole or curb inlet base to mitigate transitional losses and enhance flow through the manhole or curb inlet. 13. Sheet flow surface drainage from the property onto the public rights-of-way or onto neighboring properties is unacceptable, with the exception of surface drainage from front yards. The City has been permitting a variance from this requirement (and the municipal code) in regards to allowing surface drainage from front yards of residential development. 5ar;itary Sewer 1. 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, Sear Creek Valley Sanitary Authority (BCVSA}, and the City PWD Standards, where applicable. 2. The construction plaris and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by BCVSA, completion of fna[ revisions to the plans by the Developer's engineer, and fallowing the final approval and signature on the construction plans by BCVSA, the Public Works Director will approve the plans in #inai form. 4. All testing and video inspection a# lines and manholes shall be done in accordance with BCVSA requirements, at the Developer's expense. The Developer shall provide BCVSA and the City with test reports, TV reports, and certification, as applicable of the sewer system construction prior to final acceptance. Water System -- Existing 12-inch-diameter waterline installed in Valley Oaks Boulevard - Existing 8-inch-diameter waterline installed in Red Oak and Black Oak Drive. Page 8 JJ 33 Griffin Oaks U>fiit 2 Tentative Plar: Revic~v PWD Staff ReRort 1. The water system shall be designed to provide the required fire flow demand capacities for the proposed development, which meet Fire District 3 requirements, with fire hydrant placement as approved by the City PWD and Fire District 3. Maximum spacing of fire hydrants shaft be 300 feet, unless otherwise approved by Fire District No. s and City PWD. if feasible, the water system steal( be of reinforced flow ("looped"j design, with valved connec#ions (taps or direct connections) to the existing 12~inch-diameter waterline in Taylor Road. Wafer service lateral connection stationing and size shaft be provided on construction plans and as-built drawings. 2. Developer shall comply with Oregon Health Division (OHDj and City requirements for backflow prevention. 3. Water service meter boxes shall f}e City PWD specified "Christy" brand meter boxes, that accommodate the Senses touch-read equipment. City PWD will perform all "hat" connections to active water lines (including service lateral taps), unless otherwise approved by the Public Works Director. Site work, Grading, aryd Utility Plans 1. Grading plans should have original/existing grades and final grades plotted an 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 should be labeled with elevations. 2. All structures shall have roof drains, area drains, and/or crawl spaces with positive drainage away from the building. 3. Provide City with a utility plan approved by each utility company which reflects aft utility line locations, crossings, transformer locations, valves, etc. 4. Utility locations must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. v. All fit placed in development shall be engineered fill that is suitably placed and compacted in accordance with City PWD and current adapted UBC standards, except for the upper 1.5-foot of fill placed outside of public rights-of way and that does not underlie buildings, structures, or vehicular access ways or parking areas. Page 4 34 EXHIBIT C PLANNING DEPARTMENT RECOMMENDED CONDZT~ONS OI+" APPROVAL 1. Prior to final plat approval, the applica~it shall submit to tlae City a copy of the proposed covenants, conditions and restrictions (CC&Rs} for Unit 2 of tl~e Griffin Oaks Subdivision. 2. The applicant shall comply with all requirements of affected public agencies and utilities as they pertain to the development of the Unit 2 of the Grifhn Oaks Subdivision. Evidence of such compliance shall be submitted to the City prior to heal plat approval. 3. The applicant shall comply with all federal, state at~d local regulations, standards and requirements applicable to the development and construction of the Unit 2 of the Griff n Oaks Subdivision. H:1I']ar~n ing1010o5_wpd 35