HomeMy WebLinkAboutResolution 490 - Country Meadows - Tent. Plan
PLANNING COMMISSION RESOLUTION NO. 490
A RESOLUTION GRANTING TIJNTATIVL PLAN APPROVAL
FOR A LAND PAR'I~ITION
(Applicant (s) :Marion I-lull, Bob Fellows )
( 37 2W 10C, Tax Lot 4700 )
Recitals
1. Applicant(s) laas/have submitted an application for tentative plaza approval for a land partition
on a 2.30 -acre parcel, located at the intersection of Hanley Road and East Pine Street in the City of
Central Point, Oregon.
2. On July 11, 2000, the Central Point Planning Commission conducted aduly-noticed public
hearing on the application, at which time it reviewed the City staff reports and heard testimony and
comments on the application.
Now, therefore;
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL
POTNT, OREGON, AS FOLLOWS:
Section 1. A~aroval Cz,~iteria. The requirezxzents for approval of land partitions and tentative
plans az•e set forth in CPMC Title 16 and 17, relating to informational requirements, zoning, lot
dimension, access, and similar requirements.
Section 2. Findin and Conclusions. The Planning Commission finds and determines as
follows:
A. Tentative Plan Requirements. The application and tentative plan are in the correct
form and contain all of the infoz-mation required by CPMC 15.10.
B. Area and Width of Lot. This partitioning in an R-1-8 zone would create 9 parcels:
All parcels meet the minimum area (8000 square feet for interiot lots and 5000 square feet
foz' cozxzer lots) and width (60 feet for interior lots and 70 feet for corner lots) requirements for lots
in the R-1-8 zone as set forth in CPMC 17.20.060, and such parcels zaaeet the general requirements
for lots contained in CPMC 16.24.050. .
Section 3. Conditional. A royal. The application for tentative plan for Iand partition herein
is hereby approved, subject to the conditions set forth on Exhibits "A", "B", and "C" attached hereto
by refez'ence incoz-porated herein, imposed under authority of CPMC Chapter 16.36 and adding
requirements froze Fire District No. 3.
Planning Commission Resolution No. ,490 {007112000 )
Passed by the Planning Contt~~issian and sigtled by the in authentication of its iaassage this
3 j~ day of „~ 1 ~ -_- , 2000.
Planning Camtnission Chair
4 ~ ~ day of .~ 4 ~ , 2000.
Planning Coinjnission Chair
Planning Commission Resolution No. _,_„49Q (QQ7112000 )
ATTEST:
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Exhibit B
PLANNING DEPARTMENT RECOMMENDED CONDITIONS OI+ APPROVAL
The approval of the Tentative Plan shall expire in one year on July 1 1, 2001 unless
an application for final plat or extension has been received by the City.
2. The project must comply with all applicable local, state and federal regulations.
3. The tentative anal Final plats shall depict utility easements requested by the City,
BCVSA and WP Natural Gas. Any changes to utility layout including fire hydrants
shall require subsequent approval by the respective service provider.
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19
CITY OF CENTRAL POINT
DEPARTMENT OF PUBLIC WORKS
STAFF REPORT
for
COUNTRY MEADOWS UNIT 1, PHASE 3
TENTATIVE PLAN REVIEW
PW##-000~7
City cif Ccntx~~.i L'nint
i'iannizz; De~~.rirnc~z't
Oate: July 5, 2000
Applicant: Marion Hull, 3545 Hanley Road
Agent: Robert Fellows, 2950 Phillips Way, Cenfral Point, Oregon 97502
Property
Owner:
Project:
Location:
Legal:
Zoning:
Area:
Units: -
Plans:
Report By:
Purpose
Same as Applicant
Country Meadows Subdivision, Uni# 1, Phase 3.
East of Hanley Road, West of Mendolia Way.
T37S, R2W, Section 10C, tax lot 4700
R-1-8
2.30 Acres (approximately).
9 lots ($ new lots and one remainder lot with an existing house and shop.
1 page entitled "Tentative Plat Country Meadows Subdivision, Unit 1, Phase 3 dated
April 19, 2000, with a one page revision with no date, prepared by L.J. Friar and
Associates.
Lee N. Brennan, Public Wori<s Director
Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer„)
regarding City Public Worlcs Department (PWD} standards, requirements, and conditions to be
included in the design and development of the proposed planned unit development. Ga#her
information from the Developer/Engineer regarding the proposed development.
This project is an "in-fifi° type residential development of land that is somewhat "landlocked°. This
proposed Development utilizes a modifed residential lane, that provides far street parking.
The Public Works Department is recommending approval of this project based upon the following
requirements and conditions:
Special Requirements
1. Existing Infrastructure: The Developer shall demonstrate that all connections to existing
infrastructure (i.e. streets; water, sanitary sewer, storm drain systems; natural drainage
sys#ems; etc.,} wi[I not interfere with or provide for the degradation of the existing effective level
of service or operation of the infrastn.~cture 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 flows and/or demands; while rr~aintaining or improving the existing level of service of
the affected facility, as approved by (as applicable}, the regulatory agency, u#ility owner, and/or
property owner involved.
2. Residential Lane: The Developer is proposing the use of a public street as a modified
residential lane with a "hammerhead" (Zachary Lane). The f~VVD has approved development of
this residential lane concept on Sheltenvood, Griffin Creek Estates, Lindsey Meadows, Beall
Estates lV, Parkwood Terrace, and Cody sut~divisions. Typscaliy residential lanes have Been
f;l
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designed to serve a maximum o€ 12 lots. The proposed layout wilt serve & lots, witf~ the future
passibility of serving up to 12 lots. The residential lane has the following sfandards:
^ A 25-foot-wide traveled section (curb-to-curb width), with a 2 percent crown
^ Standard curb and gutters
^ A 2-foot-wide strip located behind the curb for instal#ation of water meter service boxes,
fire hydrants, street fights etc.
^ Requires a 30-foot-wide right-of-way.
^ Street parking not normally allowed on residential tones.
To address the tack of on-site or near-by visitor parking, the Devefaper is proposing to moll€y
the residenfiaf lane standard by providing for a standard 36-foot wide street; thus adding two
parking strips to allow for on-street parking. This wiff require .a 4~-foot-wide right-of-way width,
The "T° shaped uhammerhead" furnaround shall be designed and implemented, as approved by
the City PWD and Fire District fro. 3.
The connection to Mendolia Way wilt be a standard driveway connection with a 5-foot concrete
"landing" Behind the driveway apron; the driveway apron shall have a 30-float throat. Zachary
Lane wi{I have a minimum width of 30 feet (measured curb face #o curb face) from the
connection to Mendolia Way, to a minimum of 60 feet to fhe eas# of the driveway connection to
provide far required turning movements, and safe ingress and egress from Mendolia Way and
Zachary Lane.
3. Sidewalks and Sidewalk Easement: The residential lane does not provide for sidewalks. The
City PWD is recommending that a 5-foot wide public sidewalk section (wi#h a suitable public
ingress and egress easement requirement) be provided adjoining the right-of-way on the east
and west sides of Zachary lane. This wilt also require that the garage s#ructure setback be
increased to 25 fee# to afford driveway parking that does not interfere with pedestrian traffic on
the sidewalk. The ~0-foo#-wide public utilities easement would be moved to the outside of the
sidewalk easement to mitigate interference with public utility installation and facility placement
{i.e transformers, risers, pedestals, etc.), The 5-foot sidewalk easement would not be a P.U.E.
As required on other recent developments utilizing the residential lane street standard, the
sidewalk would be installed at the Developer's expense as parE of the development and wild be
mainfained by the property owner, similar to the City's current sidewalk ordinance requirements.
4. Utility Easements: A 10-foot wide public utility easement (PUE) will be required outside the
City's right-of-way of Zachary Lane, on both sides of fhe Pane. Ta facilitate placement of the
sidewalk section, the PUE would be located adjacent to the sidewalk easement, and extend 15-
feet behind the right-of-way. A 90-foo# P.U.E. shaufd also be required to be dedicated outside
of the Pine/Hanley Street right-of-way on lot 6.
5. W. Pine StreetlHaniey Road Righf-of--Way Access and lmpravemenfs: W. Pine Streetl
Hanley Road is identified as a secondary arterial. The existing right-of-way width adjoining the
subject proposed development's property (laf 6) is 6C3 feet (30 feet from centerline). To
accommodate future street widening work and to accommodate the installation of sidewalks
and street appurtenances behind the curb, the City will require additional right-of-way. The City
PWD is recommending that the development tie required to led#cate an additional 14 feet of
right-af-way along the development's property frontage with W. Pine Street/Hanley Road.
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We are also recommending that no construction or permanent access be allowed onto W. Pine
StreetlHanley Road from the proposed Development's property, except the access used
exclusively for Lot 6.
The PWD is also recommending that the Developer be required to design and construct the
necessary improvements to W. Pine StreetlHanley Road along the property's frontage with
W. Pine StreetlHanley Road (lot 6). W. Pine Street/Hanley Road along the frontage of the
subject tax [at is a rural road That does not meet City or County urban standards. The road will
need to be improved, as a minimum, to meet City standards. The Developer will be responsible
far, as a minimum, alt "half-street" improvements to W. Pine Street/Hanley Road along the
proposed development`s property frontage with W. Pine StreetlHaniey Road, and any
applicable taper or end sections. The improvements include, but are not limited to, street
section, curbs, gutters, sidewalks (meandering sidewalks set back a minimum of 3-feet from the
back of curb), an irrigated landscape buffer, bike laneslways, 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. Sidewalks will need to be 6-feet in
width.
As approved by the City Administrator, the Developer may request ar be required to defer any
or all of the required improvements along W. Pine Street/Hanley Road until a later 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 improvemen# agreement with the CitylCounty for the
development/improvement of fhe street section and appurtenances (i.e. sidewalks, curb, gutter,
street lights, landscape buffer, storm drainage, etc.) along the development's frontages with W.
Pine Street/Han€ey Road, as required and approved by the JC Roads and City PWD.
6. RRVID Facilities: If the development will require the alteration ar modification of existing
RRVID irrigation facilities, then the Developer should be squired to coordinate with and
perform the required afterationslmodifications to accommodate the proposed development and
maintain the RRVID facilities.
7. Si ht-Trion lee: Field review of the subject property's access to Mendolia Way indicates that
the sight-triangles can be developed that afford the proper sight triangles far a local street
connection to a local street. This type of street intersections require establishment and
maintenance of a minimum 25-foot sight triangle. Fencing will also have to be constructed on
the two existing adjoining lots to facilitate required setbacks and sight vision triangles.
8. W. Pine_Sfr~e_f/Hanrrey Raad Water Main Transmission Lines: The Development of the
Country Meadows Subdivision (and for future development of the Rosewood Estates
development) required the installation of a new water line along Pine Street. The casts for this
waterline were to be borne by the affected developer's . Since the developer's changed, the
City paid for the cost of the installation of this line. The City is in the process of establishing a
project foe and area of benefit for the water line project, to be assessed to the development's
that will henefit from this extension. The subject proposed development lies with the area of
benefit, and thus would be assessed the apportioned project cost at the time of final plat
submittal.
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9. Water Distrif~ufiorr System:. The wafer distribution for the proposed Development shall be of
"reinforced loop" design; a minimum of two connecfions will need to be made to the City's
distribution system: one connection to the 12-inch line in Mendolia Way, and a second
connection to the 12-inch-diameter line in W. Pine SfreetlHanley Road.
General
All construction of public improvements shat[ conform to the City's PWD Standards, the
conditions approved and stipulated by the Planning Commission, and other special
specif:ca#ions, details, standards, andlor upgrades as may be approved by the City
Administrator ar his designee prior to the approval of the construction plans far the proposed
development. During construction, changes proposed by fhe Developer shall be submitted in
writing by the Developer's engineer #a fhe City PWD far approval prior to implementation.
2. Developer shalt provide copies of any permits, variances, approvals, and conditions as maybe
required by other agencies, including, but not limited to, the Oregon Department of Fish and
Wildlife (DFVII}, 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 on
Mylar~) and in a "digital" format compatible with AutoCAD®, or other form as approved by the
City PWD.
As-built drawings are #a be provided to the City which provide "red-line" changes to final
approved construction plans that identify the locations and or elevations (as appropriate) of
actual installed items, including, but not limited to, invert, inlet, and rim or lip elevatrons; 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 Myla~), or an approved alternative format, of construction drawings, and if
feasible, an acceptable AutoCAD® compatible drawing electronic file to the City at comp[e#ion of
construction and prior to acceptance of public infrastructure facilities completed as part of the
proposed development, ar as otherwise approved by the City Administrator or his designee.
4. Ali elevations used on the construction plans, on temporary benchmarks, and on the permanent
benchmark shall be tied info 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.
5. If applicable, 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 fhe requirements of the DEQ.
~. Pasemenis for City infrastructure (i.e sanitary sewer, water, and storm dra:n [if applicable)
should he a minirnum of ~ 5-feet wide, and should nOl split lot linos. traserr~ents for public storm
dr<~in,'~c~c'. 5~3n€t~3ry ~~r'wr~r, ~~nr~ w~`~1or lir~t;s sho~~ld lac. ctr:diCatr~r~ to the City ~nn~1 nr~t lust n t~ U f~
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Centerline of buried infrastructure shall be aligned a minimum of five (5) feet from fhe edge of
the easement. If two or more City owned utilities are located within an easement, then a
minimum of 20-foot width 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 determined by fhe
City PWD.
7. Prior to the City PWD final approval of fhe construction plans for the proposed improvements,
the fallowing should be submitted:
^ A copy of written approval from Fire District 3 of fhe 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 Hanley RoadlW. Pine Street
improvements (as applicable) and any street connections to W. Pine StreetlHanley
Road.
8. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations,
tap of banks, ditchlchannel inverts, street elevations, etc.), to which the proposed
development's infrastructure will connect into existing improvements, prior fo final construction
plan design and submittal for final approval.
9. Overhead power lines. If applicable, coordinate efforts with Pacifc Power, US West, and TCl
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. A!I
agreements and costs associated with the conversion of these facilities from overhead to
underground facilities, shall be by and between the utility owners and the Developer.
'! 0. 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 construction plans and as-built drawings.
'l 1. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing
of the recorded Final Plaf map reproduced on Myla~ and in an acceptable electronic farm in
AutoCAD® format. The Final Plat shall be Pied to a legal Government corner and the State Plane
Coordinate System. The Final Plat shah either reflec# or be later modified to reflect any
applicable "red-line" changes noted in the construction "as-builts", at the discretion of the City
Administrator or his designee.
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Existing Improvements - Mendolia Way - Local Street. Current ROW 52' wide, 36-foot
streef width,
W. Pine StreetlHanley Road: Current right-af-way: 60-feet.
Right-of Way required: 88-foof width. Jurisdiction -Jackson
County.
1. Canstn.rction drawings for this Tentative Plan shall include a Street Lighting Plan and Traffic
Delineation Pfan in accordance with the requirements of the City PWD. Street lights shat[ be
placed in a "zig-zag" pattern along the streets and at maximum 200-foot spacing (as measured
from light post to light post) to afford better lighf'rng of the public rights-of-way. The street lights
an.the residential fans will be of a design and at locations as approved by the Cify PWD and
Pacific Pawer..Street {fights will also need to be installed or possibly modified along Mendalia
Way to afford proper lighting of the street intersection.
2. The City PWD, at the cost of the Developer, shalt evaluate the strength of the native soils and
determine the street section designs far Zachary Lane 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 Zachary Lane
shall be as follows:
- 3-inches Class "l3" A.C.
- 6-inches of 1 "-0" crushed rock
- 8-inches of 4"-0" crushed rock (City of Medford specifications),
Woven geotextiie fabric over compacted subgrade.
3. As applicable, stop signs and traffic deGneatian (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
Mendolia Way, No parking signs and yellow curbing (as needed) will also be placed along
Zachary Lane, by the City PWD at the Developer's expense.
4. Traffic Barricade and Turnaround: a suitable City approved permanent traffic barricade shall be
designed and implemented at the western end of Zachary Lane. A suitable "T" shaped
"hammerhead" turnaround shall be designed and implemented, as approved by the City PW D
and Fire District No. 3.
Storm Drainage, irrigation Improvements
Existing Improvements - Existing 24-inch-diameter storm drain to the west of Sots 1 and 8.
During the design of the storm drain collection and conveyance system {SD System), which
shall provide for and convey storm water run-off from and run-~on onto the proposed
development (either surface run-on or culvert or creek/ditch conveyance), the Developer shat(
demonstrate that the storm water flows from the completion of the proposed development (and
at any time prior to completion of development) do oat exceed predevelopment flows; or that
existing capacity, allowances, or provisions have been made {and approval of the applicable
properties owners and regulatory agencies has been obtained), which accommodate any
additional flow which exceed predeveiopment flows. The Developer and the City F'WD shall
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agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the
engineering calculations. ,
2. 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 downstream facilities, and
pooling water on City streets; or must be provided wifh adequate storage to prevent
surcharging; and be designed to not 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.
3. Roof drains and underdrains shall not be directly connected to public storm drain lines, and
shall drain either to an nn-site private storm drain system or discharge at the curb face.
~€. Prior to City PWD construction plan review, the Developer shall 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 rainfall/intensify curve, and City approved
run-off coefficients, curve numbers, retardance, pipe roughness coefficients, etc,, that are used
in the engineering calculations.
5. Storm drain pipe materials shall be PVC, HDPE, or reinforced concrete, with water-tight joints
meeting the requirements of ASTM D3212, F477, and C-443M, as applicable. Provide concrete
{in areas within the rights-of-way) or sand-cement slurry {in areas outside the rights-of-way)
encasement where required in areas of minimum cover.
6. if inletslcatch basins are to exceed 4.5 feet in depth from the lip of the inlet, then the inlets and
catch basins sha[l be designed to afford suitable "man" entry into the inletslcatch basin for
maintenancelcleaning purposes.
7. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots far
private and public storm drains. Plot HGL on profile or provide a separate profile drawing that
indicates the HGL nn the profile. Pipes should maintain cleansing velocity {minimum 2.0 feet
per second) and have adequate capacities without surcharging during the design storm.
$. 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 to:
Convey the collected groundwater and storm water with the minimum cleaning velocities
and without surcharging the collection and conveyance piping; and
d Minimize silts, sands, gravels, and fines migration from the native soils info the SD
system.
The platted HGL shall include both the groundwater infiltration, and the storm wafer run-off and
run-on inflows into the SD system.
9. Maintain a minimum 0.2-foot drop between inlcf and outlet pipe inverts in mar}hoies and curt
inlets, unless flow-through velocities during the design Storm event exceed 3.0 feet per second
(fps} If flov,~ velocities exceed 3.0 fps and the rnlef pipe is in relatively dErerl (i n 180 t 5
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degree) horizontal alignr~aent with the outlet pipe, then as a minimum, the pilae slope 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 tine inlet and Duffel pipes, then
a minimum of a 0.1-foot drop between inlet and outlet pipe inverts in manholes or curb inlet
must be maintained. A bottom channel shall be farmed in the manhole or curb inlet base to
mitigate transitional losses and enhance flaw through the manhole or curb inlet.
10. Sheet flow surface drainage front the property onto the public rights-af-way or onto neighboring
properties is unacceptable.
Sanitary Sewer
All sanitary sewer collection and conveyance system ASS 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.
2. The construction plans 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 final revisions to the plans by the Developer's engineer, and
following the final approval and signature an the construction plans by BCVSA, the Public
Works Director will approve the plans in final form.
4. All testing and video inspection of lines and manholes shall be done in accordance with BCVSA
requirements, at Developer's expense. The Developer shall provide BCVSA and the City with
test reports, N reports and certification of the sewer system construction prior to final
acceptance.
Water System
Existing Improvements - Existing 12-inch-diameter water lines installed in W. Pine
StreetlHanley Road, and on Mendofia Way.
The water system shall be designed fa provide the required fire flow demand capacities for the
proposed facility, 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 shall be 300
feet. Water service lateral connection stationing and size shall be provided on construction
plans and as-built drawings.
2. Developer shall comply with Oregon Health Division (OHD) and City requirements for backfiow
prevention.
3 Water service r-neter taoxes shall Tae City PWD specified "Christy" brand rr~eter boxes, that
accommodate the Sensus touch-read equipment City PWD will perform call "tzot" connections
to ac(~ve water IEnes, ~nr_lud~nc~ service lateral taps, unless othervr;se apprrave,d try the Pula€~c,
Works D~rectvr
~~
Country Meadows, Unit I, Pfrase 3, Bob Fe1lox~s
Tentative Plan heview SrafJ"Report
July S, 2000
Page 9
Site work, Grading, anc# Utility Pians
1. Grading plans should have originallexisting grades and final grades plotted on the plan.
Typically, existing grade canfour 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 shalt have roof drains, area drains, andlar crawl spaces with positive drainage
away from the building.
3. Provide City with a utility plan approved by each utility company which reflects ail 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.
~. All fill placed in development shall be engineered fill that is suitably placed and compacted in
accordance with City PWD and X994 UBC standards, except for the upper ~.5-foot of fil! placed
outside of public rights-of--way and that does not underlie buildings, structures, ar vehicular
access ways or parking areas.
Rights of Ways/Easements
If applicable, Developer shall provide a Statement of Water Rights (on a City approved form),
for any affected properties. I"or properties determined to have water rights, the developer will
coordinate with the State Watermaster the re-aifacation of any waters attached to lands no
longer irrigable as a result of the proposed development.
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