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HomeMy WebLinkAboutResolution 483 - Brookdale Gardens Tent. Plan~'~:~ ~~ PLANNING COMMLSSLON RESOLUTION NO. 483 A RESOLUTION GRANTING TENTATIVE PLAN APPROVAL FOR A LAND PARTITION AND PLANNED UN1T DEVELOPMENT (Applicant (s) :Hamrick Road Investment Corporation ) { 37 2W01 C Tax Lots 1200, 1300, and 372W01 CA Tax Lot 3100 ) Recitals 1. Applicant{s) has/have submitted an application for tentative plan approval for a land subdivision/P.U.D. on 4.54 -acres, located East of Hazxzrick Road in the City of Central Point, Oregon. 2. On April 4, 2000, the Central Point Planning Cozxzzxzissionconducted 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 POINT, OREGON, AS FOLLOWS: Section 1. Approval Criteria. The requirements for approval of land partitions and tentative plans are set foz-th in CPMC Title 16 and 17, relating to informational requirements, zoning, lot dimension, access, and similaz- requirements. Section 2. Finding,and Conclusions. The Planning Commission fznds and determines as follows: ~ ~ ~~ A. Tentativ~_Plan„R~uirements. The application and tentative plan are in the correct form and contain all of the information required by CPMC 16.10. B. Area and Width of Lot. This partitioning in an R-2 and R-3 zone would create the following parcels: Parcel 1: Approximately 3568 square feet; Parcel 2: Approximately 2992 square feet; Parcel 3: Approximately 2996 square feet; Parcel 4: Approximately 3598 square feet; Parcel 5: Approximately 4700 square feet; Parcel 6: Approximately 3730 square feet; Parcel 7: Approximately 5004 square feet; Parcel 8: Approxizxzately 3801 square feet; Parcel 9: Approximately 3721 square feet; Planning Commission Resolution No. 483_ {04042000 ) Parcel 10: Approximately 372I square feet; Parcel 11: Approximately 3721 square feet; Parcel 12: Approximately 3721 square feet; Parcel 13: Approxizrzately 3721 square feet; Parcel 14: Approximately 372I square feet; Parcel 15: Appraxiznately 3721 square feet; Parcel 16: Approxin-zately 3724 square feet; Parcel 17: Approximately 3782 square feet; Parcel 18: Approximately 3934 square feet; Parcel 19: Approximately 40$3 square feet; Parcel 20: Approximately 3970 square feet; Parcel 21: Approximately 3973 square foot; Parcel 22: Approximately 4552 square feet; Parcel 23: Approximately 3$94 square feet; Parce124: Approximately 3273 square feet; Parcel 25: Approximately 3248 square feet; Parcel 26: Approximately 3271 square feet; Parcel 27: Approximately 3399 square feet; Parcel 28: Approximately 3559 square feet; Parcel 29: Approximately 3633 square feet; Parcel 30: Approximately 3640 square feet; Parcel 3l : Approximately 3640 square feet; Parcel 32: Approximately 3640 square feet; Parcel 33: Approximately 3692 square feet; Parcel 34: Approximately 3640 square feet; Parcel 35: Approximately 3640 square feet; Parcel 36: Approximately 3640 square feet; Farcel 37: Approximately 3640 square feet; Parcel 38: Appraximately 4300 square feet; Parcels 1 through 38 meet the minimum area and width requirements for lots in the zone as set forth in the tentative plan P.U.D. and CPMC 17.68, and such parcels meet the general requirements for lots contained in CPMC 16.24.050. Section 3. Conditional Approval. The application for tentative plan for lazed partition herein is hereby approved, subject to the conditions set forth on Exhibits "A","B", and "C" attached hereto by reference incorporated herein, imposed under authority of CPMC Chapter 16.36. Also subj ect to allowing a 17.5 feet front yard setback on 25% or approximately 9 lots, changing a 3 feet easement to a 2.5 feet right of way, changing a 10 feet PUE to a 5 feet PUE on Hamrick Road if the applicants can get written authorization from the utility companies, a 10 year sunset clause on the possible road, allowing for the construction on one model unit, allowing for a l foot side yard setback to allow for a side entry garages, and allowing staff to work the applicants on the wording of the Public Works Staff report. Planning Commission Resolution No. 483_ (04042000 ) Passed by the PIanning Can~nlissian and signed by r~~e [r~ atrtherltication of its passage this ~~ day of _ A--YJ w ti ~ , 2000. ~- PIanning Co~xrrrxrissior~ Chair ATTEST: City Rep~~s'entative A"pproved by me this ~~ day of ~'~v ~ ~ , 2040. PIanning Commission Chair Planning Commission Resoiotion No. 483_ {04042000 } 4 e -- »i~ n. rsri o~ew ~+,ra.a. M~~:~""~°' na~o~mi.ras..+s ~ TENTATIVE PLAN VICI NI'b'Y MAP BR44KDALE GARDENS ~ ° ~d~ A PLANNED COMMUNITY ~i x ~... ~'~ ~"~ Lo~catdd h tM Na-thrvd~[ Gne-CUa^tor of Section f, / TowaAip 37 50vttt Rc»ge ? Yfe~t, Wr!lamdtto ~ ~ l ! ,~,~„~,,,,y~ , ~ ~ 1"k.'rk11Q1, fifttf Pf CafrtrQf ~plRl, ,k7Lk70n COLYlltJ, Ol"cg011. ~ - ~. 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J jf ~/ ~ Tan LOl la.rerr T1 T'lgC~ I,X._O TO• :Al M/•41~ 71 ar~gG 17L~6 TO" LOt M+14w~ S1 ~a~0'4A St[w 1' ~ /( ,( (! ~ L ( 'aa Ac~•agn OREGON Gontovr Intervpl JULY t9~ 1994 [ndex Gontovr = PRIVATE STREET ,. B" ~~~~~ V• NE4THAMER , „ , 2675 ~ „ ,w , Hdsle Ot B<•7'{tlei: ~~«~~~'^~'~•R 'l~ 4 f2enewal I1ate /2l3//00 TT• Emt LH q 0.G 39 Vcatra i ~a.ve. ~ ' 'y A~~a.v~ar oT ewct~o.~ f, Yo.e.vp 7 wst ar Vw nocrn.t,r nFlac.l ~ nl , r~ we r~ ~ ~ xa o-rgm. Rrrr.` w ~ilw sw„sy n. I ~* ~~~ PREPARED BY th N S . RI~DUGED ea emer vrvc : i ~.e...ve~~~,m „~,,,,, '~; SG E OF 309 SoLth Centr ,Medford, Ore on ~ Phony (5!!J 732 ~.,._ ~ THE ORIGINAL xtir {s91> >sz-; PR07£Cf' N L'IIBER: 9-dJ> 4xt'L l/.n ~ ?~i -y '~ '~: w PRIVATE STREET "A" r~aT la .eaw ATTACHMENT B PLANNING DEPARTMENT RECOMMENDED CONDITIONS Or APPROVAL Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CC&Rs) for the Brookdale Gardens PUD. 2. The applicant shall comply with all requirements of affected public agencies and utilities as they pertain to the development of the Brookdale Gardens PUD. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with all federal, state and local regulations, standards and requirements applicable to the development and construction of the Brookdale Gardens PUD. I1Cl'~'[?PDCICity WidelPlanning10007.wpd o~rJ ATTACHMENT C CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS STAFF REPORT for BROOKDALE GARDENS PLANNED UNIT DEVELOPMENT TENTATIVE PLAN REVIEW PW#00007 Da#e: March 31, 2a0a Applicant: Hamrick Road Investment Corporation (HRIC), Post Office Box 5163, Central Point, Oregon 97502 Agent: Bob Neathamer, Neathamer Surveying, 145 Grape Street, Medford, Oregon 975x1 Property Owner: Project: Location: Legal Zoning: Area: Units: Plans: Report By: Purpose Star (1200}; Coryell and HRIC (1300); and DeCarlow Homes Inc. (3100} Brookdale Gardens P.U.D. North of E. Pine Street; East of Hamrick Road, and West of Meadowbrook Drive. T37S, R2W, Section 01 C, tax lots 1200 and 1300; T37S, R2W, Section 01 CA, tax lot 31 a0. R-2 4.84 Acres {approximately). 40 spaces (38 pad lots, 1 "pocket park", and 1 "remnant" lot). 1 page entitled "Tentative Plan Brookdale Gardens, a Planned Community", dated March 2o, 2aaa. Lee N. Brennan, Public Works Director Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer) regarding City Public Works Department (PWD) standards, requirements, and conditions to be included in the design and development of the proposed planned unit development. Gather information from the DeveloperlEngineer regarding the proposed development. Special Requirements Existing Infrastructure: The Developer shall demonstrate that al! connections to existing infrastructure {i.e. streets; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will not interfere 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 andlor 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, andlor property owner involved. 2. Residential Lane: The Developer is proposing the use of public streets with a modified residential lane street section with a cul-de-sac end, a street outlet, and a private street. The PWD has approved development of this residential lane concept on Shelterwood, Griffin Creek Estates, Lindsey Meadows, Beall Estates IV, and Parkwood Terrace Estates subdivisions. Typically residential lanes have been designed to serve a maximum of 12 lots. The proposed layout will serve 38 lots in one direction. The Developer is proposing a "residential lane" public street with a 22-foot-wide paved section, with 3-foot-wide rolled curbs on both sides of the street. This provides for a driveable road surface of approximately 26 feet. We would Brookdale Gardens PUD Terrtalive Plan Review PWD S1afJ"Report Page 2 recommend #hat the paved-sec#ion be increased 2 feet to 24 feet in width to provide a driveable road surface that would provide fora 28-foot-wide driveable surface {2 ten-foot wide trove! lanes and arse eight-foot wide parking strip). The applicant has also proposed parking on one side of the street: the south side of the street. The PWD is concurring with the requirement that parking be limited to one side (preferably the south side of Brookdale Avenue); with a further restriction that only automobiles and pick-ups be allowed to park on the street. We would also recommend tha# no parking be allowed in the first 10q feet of Parkwood Terrace from Meadowbrook Drive, to facilitate vehicular turning and access movements associated with this intersection. We would also request that Brookdale "Avenue be renamed as Brookdale NLane~ to coincide with the City's classifica#ion of the street as a °residential lane" and not a "standard residers#ial s#ree#". The residential lane standard for this proposed development with parking permitted on one side, with a rolled curblgutter section, would have the following minimum requirements: ^ A 24-foot-wide paved section, with a 2 percent crown ^ A 3-foot-wide roiled curb and gutter section ^ A 5-foot-wide sidewalk section (6-inch thick with strengthened edge) coca#ed on both sides of the street with suitable wheel chair ramps at all intersections. ^ A 2.5 foot-wide strip of land to be located behind the sidewalk for installs#ion of water meter service boxes, fire hydrants, etc. ^ Requires a 45-foot-wide right-of-way. ^ Street parking allowed an one side only. The applicant has proposed 6-foot sidewalks which are accep#able to the public works department, but which will require additional right-of-way dedication. The applicant is proposing to utilize a street cross section that has a 40-fast-wide right-of-way and which will have a 2.5 foot easement located behind the sidewalk {and corresponding right-of-way} for placement of the City's infrastructure {i.e fire hydrants, water meter boxes, street lights, etc.}. These facilities are normally placed within the City's right-of-way. In light of the depths and widths of the lots fronting on #o Brookdale Lane, it is the PWD recommendation that the right-o#--way width be increased to 45-feet and the City utilities would be installed within the right-o#-way. It is further recommended that the minimum setback from a garage to the right-of-way shall be 20 feet. It is the PWD's understanding that the 32-foot width on the park is far future road purposes. Since the right-of-way for any road connection would be either 40- or 45-feet-wide, this should be illustrated on the plat with the designation of the area for future road development. This will reduce the area available for the park from 11,421 square feet {sf), to approximately 10,660 sf (with a 40-foot righ#-of-way) or 10,185 sf (with a 45-foot right-of-way}, It is further recommended that the Developer be required to develop this street section with the development of the proposed project to the northern limits of the project. Parking could be made available on this short section, with a temporary concrete barrier rail or other suitable barrier placed at the northern end of the parking area to prevent vehicular access to the north, until such time as the adjoining properties are redeveloped. 3. Private Street As discussed wi#h the Developer, this private street is only for access to lots 1, 2, 3, and 4, with access from Brookdale Lane. There will be no direct vehicular access to Hamrick Road. It is recommended that a rolled gutter section (with suitable corner radii) be installed at the end of the private drivelconnection to the radius of Brookdale Drive. with a sui#able concrete driveway/pedestrian access way {minimum width of 12 feet) installed at the I3r•nokdrtle (irrrda'rts 1'1.'U Trsrhrltrc~ I'lrrrr Rt~ru•sr 1'lf'U S1rrlf Relurrr Pa,~u .i north end of the private drive, connecting with the sidewalk of Beebe Raad. A suitable breakaway gate or bollards will need to be installed to prevent non-emergency vehicular access from the private drive to Hamrick Road, but which would allow emergency vehicle egress and pedestrianlbicyclist ingress and egress from the private drive to Beebe Road. The Developer has proposed to have the pedestrian utility easement to be 15 feet wide. To facilitate the placement of two or more City1BCVSA utilities within this easement, the easement would have to be a minimum of 20 feet wide {as discussed below}. This "pedestrian waylutility easemenk" would be for pedestrian/bicycle access and for City1BCVSA facilities only, and not as a public utilities easement. City1BCVSA facilities are not to be placed within a Public Utility easement that has access by natural gas, electrical, cable, or phone company, or other hazardous material conductors. It is recommended that the northern and southern ends of the private drive be a standard curblcurb and gutter radius section that connect to the driveways of lots 1 and 4. For private street section B, the developer is proposing a 4-foot wide sidewalk on both sides of the private street. The PWD is recommending that this street section be changed to {going east to west) a 4-foot sidewalk, the 3-foot rolled curb section, a min 20-foot paved section, and a standard gutter section if the street sea#ion is crowned, or a standard curb if the street section is "vaileyed". 4. Street Lights: The Developer has requested the use of private street lights in lieu of the s#andard street lights required by the City. PWD would concur with the use of private street fights on the public and private streets, as long as the street lights installed provide the same or better illumination of the street and sidewalk areas as typically provided by the City's standard 5800 lumen street light, at 200 foot spacings. The street lights would be either privately (i.e homeowners association) owned, operated, and maintained (including power consumption costs); owned, operated, and maintained by the City at the homeowner's expense; or owned, operated, and maintained by Pacific Power {excluding the private street). 5. Hamrick Road Right-of--Way, Access, Fencing, and Improvements: Hamrick Road is identified as a secondary arterial. Current right-of-way width on the eastern half of Hamrick Road ranges from 30-feet {undeveloped areas) to 50-feet in width (along Central Point East [CPE]}. The existing right-of-way width adjoining the subject development's property is 30-feet- wide from centerline. The County's current development plans specify a road section that will not be able to accommodate the installation of sidewalks and street appurtenances behind the curb, within the current right-af-way. The County will also be installing a northbound right-turn deceleration lane on Hamrick Road at the Beebe Road entrance to CPE. These improvements wilt require additional right-of-way dedication to facilitate installation. Other facilities such as a bus pull-out and acceleration lane from Pine Street may need to be developed in this portion of Hamrick Road. The City PWD is recommending that the development be required to dedicate an additional 20 feet of right-of-way along the development's property frontage with Hamrick Road, as illustrated in the tentative plan. We are also recommending that no permanent access be allowed onto Hamrick Road from the Development's property. A suitable fence {preferably constructed with the same types of fencing materials and construction which matches the other fencing at the entrance to CPE) should be installed along the property's frontage with Hamrick Road, with a provision that na gates be allowed to be constructed in the fence which would allow ingress or egress to Hamrick Road. If the Developer will require temporary construction access to Hamrick Road to facilitate construction equipment traffic (thus minimizing impacts to the exis#ing paved roads of CPE), then the City PWD would concur with this temporary access if it is approved and as permitted Brookdale Gardens PUD 7`entative Plan Review PWD SraJj'Report Page 4 by the Jackson County Roads and Parks Services (JC Roads). The PWD is also recommending that the Developer be required to design and construct the necessary improvements to Hamrick Road along the property's frontage with Hamrick Road that are not being constructed as part of the County's planned road improvement project with Hamrick Road. The improvements would be constructed along the entire portion of the 241.12 foot length of the western boundary of the plat for this developmen#. These improvements include, but are not limited to, an acceleration lane/bus pull-out {as applicable); a 6-foot wide sidewalk (preferably meandering sidewalks set back a minimum of 3-feet from the back of curb); an irriga#ed landscape buffer similar to the one required for the CPE development and in conformance with the City's callectorlarterial street cross-section being proposed in the revised transportation system plan; street lights; storm drainage; fire hydrants; and traffic control and delineation. All improvements shall be constructed in accordance with City standards and shall be coordinated and approved by JC Roads and the City PWD. As approved by the City Administrator, the Developer may request or be required to defer any or all of the required improvements along Hamrick Road until a later date {but no later than when the redevelopment of the neighboring tax lots occur). 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 City/County for the developmentlimprovement of the noted improvements along the development's frontages with Hamrick Road, as required and approved by the JC Roads and City PWD. 6. RRVID Facilifies: If the development will require the alteration or modifcation of existing RRVID irrigation facilities, then the Developer should be required to coordinate with and perform the required alterationslmodifications to accommodate the proposed development and maintain the RRVID facilities. It is suggested that the modifications to the RRVID facilities may include developing a surface water conveyance feature that may be incorporated into the improvements of the pocket park, if feasible. 7. Utility Easements: A dedication of a 10-font wide public utility easement (PUE) should be required of the Develapmen#'s property along the adjusted right-of--way on Hamrick Road, and adjacent to (behind) the City's right-af-way/easements of Brookdale Lane, along both sides of the public and private street section "A" of Brookdale Lane. A 10-foot wide PUE should also be dedicated immediately to the west of the private street section B easement boundaries. The public utility easements within the private street road sections shall be changed from "public utility easement" to "CityIBCVSA easement". Any City infrastructure installed outside the City's right-of-way will require suitable easement dedication, meeting current minimum required easement widths for infrastructure separation for installation, maintenance, and repair. 8. Sight-Triangles: Field review of the subject property's access to Meadowbrook Drive indicates that the sight-triangles can be developed that afford the proper sight triangles far a local street connection to the collector streets. These types of street intersections require establishment and maintenance of a minimum 55-foot sight triangle. This will restrict development on lots 22 and 23. it is also recommended that lots 22 and 23 take driveway access off of Meadowbrook Drive, near the northern boundary of lot 23, and the southern boundary of lot 22, as safe driveway ingress and egress from these lots off of Brookdale Lane may not be able to be maintained. Current City standards require that the throat of the driveway be located a minimum of 25 feet from the right-of-way intersection of two-streets. Brookdale Gardens PUD Tentative Plan Review PWD Sla~j'Report Page S Sight vision triangles on lot 5 and the park of 25 feet may also res#rict development in these areas. The driveway (ovation problems of lots 22 and 23 area also experienced on lot 5. It may be better to take driveway access for lot 5 off of the private drive. S. Traffic Canfrol Device {Signal) of the Intersection of Hamrick and Beebe Roads: A traffic signal has been identified for installation at the noted intersection to afford safe pedestrian and bicycle access crossing of Hamrick Road by residents of the proposed development and other residents of CPE and surrounding developments. Similar #o what was required of the other neighboring developments within CPE, it is the PWD's recommendation that the Developer should be required to abide by the requirements (including the payment of funds for the Development's apportioned share of the costs for the traffic signal design and implementation} of a City and Jackson County approved cost sharing agreement or fee structure which provides the necessary funding for the design and implementation of the traffic signal. 10. Hamrick Road Water Master Meter and Main Transmission Lines: The Development of the northeast area of the City required the installation of a new water master meter connection to the City of Medford Water Commission facilities and construction of new 12-inch- and 16-inch- diameter main transmission lines. Since these projects were oat identified in the City's water system Capital Improvement Program, the CPE, Walnut Grove Village Mobile Home Park, and New Haven Estates residential developments were conditionally approved with the requirement that the master meter and main transmission lines were to be installed by the Developer's at the developer's expense, and conveyed to the City after construction completion. Any request for cost reimbursement was to be developed by the Developers and submit#ed to the Ci#y for review and consideration. The cost reimbursement methodologies and agreements have been established and Brookdale Gardens is identified as one a# the participants in the cost share. '! 1. Packet Park and Landscape Buffers: The PWD is encouraged by the proposed development of the pocket park within the development, due to the limited amount of backyard space available on the proposed lots. It is the PWD recommendation that these park facilities be designed, developed, and constructed by the developers {at the developer's expense) as part of the development of this project. It is our understanding that this pocket park will be awned and maintained by the homeowners association established with the development. The Hated landscape buffer along Hamrick Road will be implemented by the Developer and established and maintained by the Developer for a minimum 1-year period. Maintenance of the buffer after the initial 1-year period would then be the responsibility of the City. 12. Sidewalks: Sidewalks within this proposed development (both private and public) will be designed to accommodate a single unit truck, and the weight requirements of Fire District No. 3. They shall be constructed of portland cement concrete with a minimum depth of 6-inches. 13. Water Distribufion Sysfem: If is recommended that the water system far the development and neighboring properties to the north and south shall be master planned, to not only accommodate the needs of the proposed Development, but to provide for mainline valves and stub-outs for future main distribution networks and "reinforced looping" of the adjoining properties to the north and south. The water distribution for the proposed Development shall be of reinforced loop" design; a minimum of two connections will need to be made to the City's distribution system: one connection to the 12-inch line in Meadowbrook Drive, and a second connection to the 16-inch-diameter line Curren#ly being constructed along Hamrick Road. The water lines shall be sized to accommodate all fire demand flows of the development (minimum 8-inch-diameter}. Brookdale Gardens PUD Texlafive Plan Review PWD SlafJ"Repor! Page b General 1. Ali cans#ruction of public improvements shall conform to the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, andlor upgrades as may be approved by the City Administrator or his designee prior to the approval afi the construe#ion 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 not limited #o, 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 on Myfar~") and in a "digital" format compa#ible with AutoCAD~, or other form as approved by the City PWD. As-built drawings are to 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 tip elevations; spot elevations identified on drawings; road alignment; wafer lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; street fight locations; other below grade utility line locations and depths; etc. Provide a "red- line" hard copy (on Mylar~'), or an approved alternative #ormat, of cons#ruction drawings, and if feasible, an acceptable AutoCAD® compatible drawing electronic fle to the City at completion of construction and prior to acceptance of public infrastructure facilities completed as part of the proposed developmen#, or as otherwise approved by the City Administrator or his designee. 4. 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 Hated 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. 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 wi#h the requirements of the DEQ. 6. Easements for Ci#y infrastructure (i.e. sani#ary sewer, water, and storm drain [if applicablej} should be a minimum of 15-feet 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 of buried infrastructure shall be aligned a minimum of five (5} feet from the edge of the easement. If two or more City owned utilities are located within an easement, then a minimum of 20-foot wid#h 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 determined by the Ci#y PWD. f3rookdale Gardens PUD Tentative Plan Review PWD Stafj"Reporl Page 7 7. Prior to the City PWD final approval of the construction plans for the proposed improvements, the following should be submitted: d 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 A copy of written approvaE from JC Roads regarding Hamrick Road improvements (as applicable} and temporary construction access connections to Hamrick Road. 8. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, top of banks, ditchlchanne! inverts, street elevations, etc.}, to which the proposed development's infrastructure will connect into existing improvements, prior to final construction plan design and submittal for final approval. 9. Overhead power lines. If applicable, coordinate efforts with Pacific Power and Light, US West, and TCI Cable, to convert any overhead electrical power, telephone, or cable facili#ies within or adjoining the proposed development (excluding those major power and telephone facilities that are aligned along Hamrick Road} 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, shall 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 construction plans, as-built drawings, and final plat map. 11. The Developer`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 Pla# shall be tied to a legal Government corner and the State Plane Coordinate System. The Final Plat shall either reflect or be later modified to reflect any applicable gyred-line" changes noted in the construction uas-bunts", at the discretion of the City Administrator or his designee. 12. if applicable, Developer shall provide a Statement of Water Rights (on a City approved form), for any affec#ed properties. For properties determined to have water rights, the developer will coordinate wi#h 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 - Hamrick Road -Secondary Arterial. Current R4W GO' wide, varying street wid#h. Right-of Way required: 50 feet east of centerline. Meadowbrook Drive: Varying street widths with 60-foot right-of-way widths. Brookdale Gardens PUD Tentative Plan Review PWD Sta~"Report Page 8 Construction drawings for this Tentative Plan shaft include a Street Lighting Plan. Additional street lights will also need to be installed or existing street lights possibly modified along Meadowbrook Drive to afford proper lighting of the public street intersection with the proposed development. 2. The City PWD, at the cost of the Developer, shall evaluate the strength of the native soils and determine the street section designs far Broakdale Avenue in accordance with the City PWD Standards. Minimum street section for this street shall be as follows: - 3-inches Class "B" A.C. - 6-inches of 7"-0" crushed rock - 8-inches of 4"-d" crushed rock {City of Medford specifications}, - Woven geotextile fabric over compacted subgrade. Street section (excluding the asphalt concre#e portion) shall be extended underneath and a minimum of two feet beyond the rolled 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 Meadowbrook Drive. No parking signs and curb painting shall be installed by the City PWD (at the Developer's expense} along the first 1Q4-feet of Brookdale Lane from the intersection with Meadowbrook Drive. S#arm Drainage, Irrigation Improvements 1. 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 ar culvert or creeklditch conveyance), the Developer shall demonstrate that the storm water flows from the completion of the proposed development (and at any time prior to completion of development) do not 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 predevelopment flaws. 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. 2. The developer shall develop a facility plan for the storm drain collection and conveyance system which provides for run-off from and run-on onto the proposed development, any future 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 north and south of the proposed development). It is our understanding that the storm drainage infrastructure within the proposed PUD will be a public system, operated and maintained by the City. 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 tax lots (i.e. "Area of Benefit") located to the north and south of the proposed development. ff 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") north and south of the proposed Br•onkdale Gcu•derrs PUCJ 7enlative Plcrn Heti~ie~r PJYD Sfnf] RcpnrY Pn~e 9 development, to provide additional capacity to accommodate the projected future developed flows of the Area of Benefit tax lots, #hen the PWD would propose to compensate the Developer for the upsizing above a minimum pipe size of 24-inch-diameter as per the methodology approved by the City Council. 3. 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 not impact existing public storms drainage facilities. Any private storm drain system exceeding 3-inches in diameter shall be designed to directly connect to the public s#orm drain system (at a manhole ar curb inlet onlyJ, and shall not be designed to discharge to the street surfaces. 4. Roof drains and underdrains shall not be directly connected to public storm drain fines, and shat[ drain ei#her to an on-site private storm drain system or discharge through a City approved "pop-up drain" located in the landscape area behind the City's sidewalk. 5. 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 incorpora#e the use of the City PWD's rainfall/in#ensity curve, and City approved run-off coefficien#s, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. 6. 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. 7. if inletslcatch basins are #o exceed 4.5 feet in depth from the lip of the inlet to the bottom of the catch basin, then the inlets and catch basins shall be designed to afford suitable "man" entry for maintenance/cleaning purposes. 8. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots for private and public storm drains. Plot HGL on profile or provide a separate profile drawing that indicates the HGL on the profile. Pipes should maintain cleansing velocity (minimum 2.0 feet per second) and have adequate capacities without surcharging during the design storm. 9. 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 ^ Minimize silts, sands, gravels, and fines migration from the native soils into the SD system. The plotted HGL shall include both the groundwater infiltration, and the storm water run-off and run-on inflows into the SD system. 10. Maintain a minimum 0.2-foot drop 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 Brookdale Gardens PUD 7"enlalive Plan Review PWD S~afJ"Report Page 10 (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 slope shaft be maintained through the base of the manhole or curb inlet. If flow velocities exceed 3.0 fps, and there is other than relatively direc# horizontal alignment between the inlet and outlet 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 steal[ be farmed in the manhole or curb inlet base to mitigate transi#ional losses and enhance flow through the manhole or curb inlet. 11. Sheet flow surface drainage from the property onto the public rights-of-way or onto neighboring properties is unacceptable. Sheet flow surface drainage towards the Hamrick Road right-of-way is unacceptable. Sanitary Sewer Afl 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. 2. The construction plans and the as-built drawings shaft 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 fallowing the fnal approval and signature on the construction plans by BCVSA, the Public Works Director will approve the plans in final farm. 4. Afl testing and video inspection of lines and manholes shaft 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 16-inch-diame#er water line installed in Hamrick Road and 12-inch-diameter Meadawiarook Drive. 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 Ci#y PWD and Fire District 3. Maximum spacing of fire hydrants shalt be 300 feet, unless otherwise approved~by Fire District No. 3 and City PWD. The water system shall be of reinforced flow ("looped") design, with valved connections (taps) to the existing 12-inch- diameterwaterlines in Meadowbrook Drive and the 16-inch-diameter line in Hamrick Road. Water service lateral connection stationing and size shall be provided on construction plans and as-built drawings. 2. Developer shat! comply with Oregon Health Division (OHD) and City requirements for backflow prevention. 3. Water service meter boxes shall be City PWD specified "Christy" brand meter boxes, that Brookdale Gardens PUD Tentative Plan Review PWD Sta,J}"Repor•t Page II accommodate the Sensus touch-read equipment. City PWD will perform all "hot" connections to active water lines (including service lateral taps}, unless otherwise approved by the Public Works Director. Site work, Grading, and Utility Plans Grading plans should have originallexisting 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 should be labeled with elevations. 2. All structures shall have roof drains, area drains, andlor 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 current adopted UBC standards, except for the upper ~.5-foot of fill placed outside of public rights-of-way and that does not underlie buildings, structures, ar vehicular access ways ar parking areas.