Loading...
HomeMy WebLinkAboutResolution 470 - Cedar Shadows Tent. Plan PLANNING COMMISSION RESOLD"PION NO. 470 A RESOLU'T'ION GRANTING TI~NTA`I~1VE PLAN APPROVAL FOR A LAND PAD LOT SUBDIVISION (Applicant (s) :Dallas Page ) ( 37 2W 11 A "fax Lot 900 ) Recitals 1. Applicant(s) has/have submitted an application for tentative plan approval for a land partition on a .25 -acre parcel, located in a R-3, Residential Multiple Family District in the City of Central Paint, Oregon. 2. On December 7, 1999, 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 POINT, OREGON, AS FOLLOWS: Section 1. Approval Criteria. The zequirements for approval of land partitions, tentative plans and padlots are set forth in CPMC Title 15 and 17, relating to informational requirements, zoning, lot dimension, access, and similar requirements. Section 2. Finding 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 information required by CPMC 16.10. B. Area and Width of Lot. `I"his partitioning in an R-3 zone would create the following parcels: Parcel 30: Approximately 3,409 square feet; Parcel 27: Approximately 2,511 square feet; Parcel 28: Approximately 2,231 square feet. Parcel 29: Approximately 2,231 square feet. Parent Tots meet the minimum area and width (60 feet for interior lots and 70 feet for corner lots) requirements for lots in the R-3 zone as set forth in CPMC 17.60, and such parcels meet the general requirements for lots contained in CPMC 15.24.050. Planning Comrr:ission Resolution No. _470 rtD~9~~) ~~- ~a~~ Section. 3. Conditional Approval. 'I'he application for tentative plan for la~ld partition ]~erein is hereby approved, subject to the conditions set faz•tl~ at the meeting existing of 1.) `T'lle sight distance triangle he approved by the Public Works Department 2.) Sidewalks only be installed on the South. side of Shadow Way 3.) lmproven~ents on Freeman Road ca be passed on to lots within the Cedar Shadows P.U.D. as well 4.) The Street light can be deferred u~~til Freeman Road is improved, if there is enough temporary light to light the entrance on Shadow Way 5.) Tl~e applicant submits plan to BCVSA showing the rnovement of the building out of the easement. Also subject to Exhibits "A" and "B", attached hereto by reference incorporated herein, imposed under authority of CPMC Chapter 16.3 6. Passed by the Planning Commission and signed by me in authentication of its passage this 7th day of December, 1999. Planning Commission Chair ATTI sT: City Repres ~ tive Approved by me this "7 ~^ day of t7~-~w~~-, 1999. Planning Commission Chair Planning Commission Resolution No. _470 (059998 } r~ Attachment A RECOMMENDED PLANNING DEPARTMENT CONDITIONS OF APPROVAL l . The approval of the Tentative Plan shall expire in one year on December 7, 20a~ 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 and final plats shall depict utility easements requested by the City, BCVSA and WP Natural Gas. Any changes to utility layout including but not limited to,fire hydrants shall require subsequent approval by the respective service provider. 24 CITY OF CENTRAL POINT Attachment B DEPARTMENT OF PUBLIC WORKS STAE=F REPORT for CEDAR SHADOWS PUD PW#99073 Date: Owner) Applicant: Project: Location: Legal: Zoning: Area: Units: Plans: Report sy Purpose December 1, 1999 Estate of Russell Slack, Attorney Representative Doug Gand 313 South Ivy Street Medford, OR 97501 Cedar Shadows Planned Unit Development, Phase 2 East of Intersection of Freeman Road and Ash Street T37S, R2W, Section 11A, Tax Lot 900 R-3, Residential Multiple-Family District 0.26 Acres. 4 Tots 1 page entitled "Tentative Subdivision -Cedar Shadows, Unit 2", dated November 19, 1999, prepared by Eagle-Eye Surveying Corporation. 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 #o be included in the design and development of the proposed residential planned unit development. Gather information from the DeveloperlEngineer regarding the proposed development. Review Note: This partition appiication was submit#ed as an addendum to the Cedar Shadows PU©. As such, the requirements established for the Cedar Shadows PUD and the Mock Partition would be applicable to this second additional phase of development. Previously approved development on Tax lot 301 is for a minor partition (hereinafter referred to as the "Mock parti#ion". The Cedar Shadows PUD needs vehicular and pedestrian access across lot 3U1. This staff report is based on the assumption that suitable access across_tax [ot 300 can be obtained by the Developer to meet the requirements of the City. Special Requirements Existing_Infras#rucfure: The Developer shall demonstrate that all 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 exis#ing infrastructure as the result of the connection of the proposed development's infrastructure, ar will be improved by and at the expense of the Developer to accommodate the additional flows andlor demands; while maintaining or improving the existing level of service of the affected facility, as approved by (as applicable), the regulatory agency, utili#y owner, andlor property owner involved. 2. Shadow Wa : In approval of the construction plans for the Cedar Shadows PUD, it was understood that if the property was ever developed to the north of Shadow way (i.e the subjec# tax lot) that the access road (Shadow Way) would tae improved to meet the conditions of the City and County far connection to Freeman Road. These include major changes to the ('rel~u'.1'llerrhr,s:e.~rar~rr„'rsr<ur 1`t ~O. 1'Irrr.~e• ' !i'rr1<rlr,'e' I'lurr I'tI'I ).17u1/ lic'I~crr7 I ),'Cc'tttl+<'r' 1, 1 ~Jc1c1 I'crL<' _ approach slope and width of the road. The City will require that a standard driveway approach be installed with a 30-foot "throat. This thirty foot "throat" or street width will be extended to a minimum of 25 feet behind the sidewalk and then be tapered to the 24 font width of the road. The first 25-feet of this approach {as measured beginning at the back of the sidewalk), shall be at a maximum grade of 3% and be graded so as not to create a "high-cen#er" point at the back of sidewalk. The maximum grade for the remainder of the private street shall be 12 percent. The concrete driveway approach may be deferred #o a later date, as approved by the City Administrator and as executed in a suitable agreement. However the approach road and lots must be designed #o incorporate the final design of the improvements of the driveway approach and road widening when Freeman Road is widened. 3. ='- Sight-Triangles: Field review of this proper#y's access #o Freeman Raad indicates that the sight-triangles are currently blocked by topography, trees, and other obstructions that do not afford the proper sight triangles fora "residential access" or "local street" that connects to a secondary arterial {the classification for Freeman Road), which requires a 55-foot sight triangle. The Develo er shDulcf be_ req.u.ire~ to._mafce arrangements with, the adjacent property owners to o twin the pro er sight trl~ngtes, clear of obstructions, prior to the initiation of new development on this partition. This includes removal of the large diameter tree nn the subject tax lot's frontage with Freeman Road. 3. ~- ,~~Sidewalks: The City PWD is recommending that a 5=foot wide sidalk section (with a `` suitable public ingress and egress easement requirement) be provided overlying the public- ' utility-easement or partitioned properties and/ar la#s to facilitate pedestrian traffic. The sidewalk ~..w would be installed as part of the development and will be maintained by the property owner, similar to the City's current ordinance requirement. 3. Sform Drainage Infrastructure: It is our understanding that the storm drainage infrastructure will be privately operated and maintained. A suitable system will need to be designed for a minimum 1n-year storm event, designed to the City`s Public Works Department's Standard Specifications and Details {PWD Standards), or as otherwise approved by the City Administrator or his designee. The discharge point and potential retention of storm water run= off shall be coordinated with aspects of the proposed development to provide an aestheticaliy~ pleasing, efficient, and low maintenance facility. Any storm water retention facilities shalt be suitably landscaped; designed to mitigate erosion and sediment and hydrocarbon deposition; and to mitigate the "attractive nuisance" hazards associated with these facilities. if applicable, the Developer shall also secure written permission to connect/discharge into adjoining storm water conveyance facilities managed by other jurisdictional agencies. 4. Water Distribution System: The four lots of the subject proposed development can be serviced off of the Ci#y's existing 8-inch water main in Shadow Way. Due to the "active" status of the water line, the necessary water service laterals, meters, and meters boxes shall be furnished and installed by City personnel, at the Developer's expense. 5. Rights-of -Way. As illustrated on the tentative plan, the Developer shall provide dedication for expansion of the right-of-way along Freeman Road to 84-feet in width (42-feet each side of centerline). This will require dedication of 72-feet of right-of-way from the Developer's property that fronts Freeman Road. Provide suitable and acceptable easements for any public works infrastructure located outside the public right-nf-way. A separate 1g-foot minimum width public utilities easement (P.U.E.} should also be required outside the Freeman Road right-of-way and Shadow Way street section for utility installation. ( ~ra/~rr.tilt,n(rnr.~ ,ti'trh~In•rsrrur I'('f ~. !'hir,ci' _' fwrf~Nrrc' 1'h„r 6. lm rovements to Freeman Road: All improvements to Freeman Road (along the subject #ax t~,aats frontage with Freeman Road) including, but not limited to, street sectian, curbs, gutters, .. =~'' sidewalks, bikeways, stree# lights, storm drainage, and traffic control and delineation, shall be ~`" coordinated and approved by the JC Roads and the City PWD, and constructed at the expense n : ` 't`~~, of the Developer as part of the development of the prapased subdivision. Accelera#ian and r~ v i , "~ '~~ deceleration lanes meeting JC Roads standards may need to be provided at the proposed L.. development's intersections with Freeman Road. !~1 .~~ , As approved by the City Administrator, the Developer may request or be required to defer any .j x. ar all of the required improvements along Freeman Road anti! 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 improvement agreement with the City for the development improvement of the street section and appurtenances (i.e. sidewalks, curb, gutter, street lights, storm drainage, etc.) along the development's frontages with Freeman Road, as required and approved by the JC Roads and City PWD. ~_ 7. :, ~`~freet Lights: A suitable street lighting plan shall also be submitted to provide adequate • ~ illumination for the private street of Shadow Way. A street light meeting City standards will i . `y" „~_:~ need to be installed at the intersection of Shadow Way with Freeman Road. General All construction 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 of the construction plans for the proposed development. During construction, changes proposed by the Developer shall be submitted in wri#ing 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 to, the Oregon Department of Fish and Wildlife (DEW), Oregon Department of Environmental Quality (DEQ}, Oregon Division of State !,ands (DSL), U.S. Army Corps of Engineers (ACOE), affected irrigation districts, and JC Roads. 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 #o 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 ta, invert, inlet, and rim or lip elevations; spot elevations identified on drawings; road alignment; water lines, valves, and fire hydran#s; 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~), or 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 ('c~(ur•.1'lrrr~lrnr.<,~rnc~firi.crnir 1'l l>. 1'lr~r,ci• ? li•~rr<rIn•r lYuii 1'if'1~.ti1~rl] Rry+r~rr !k'rr~fil+ir !. 1sl~J~J 1'u,Lc' a proposed development, or as otherwise approved by the City Administrator or his designee. 4. Afl elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shall be tied into an established Gty approved benchmark and be so noted on the plans. At least one permanent benchmark shalt be provided for the proposed development, the location of which shaft be as jointly determined by the City PWD and the Developer. 5. if applicable, ail existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shall be removed from the site and either recycled or properly disposed of in accordance with the requirements of the DEQ. 6. Easements for City infrastructure {i.e. sanitary sewer, water, and storm drain [if applicable]} should be a minimum of 15-feet wide, and should not split lot Gnes. 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 shelf be aligned a minimum of five {b) feet from the edge of the easemen#. 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 the City PWD. 7. Prior to the City PWD final approval of the construction plans far the proposed improvements, the following should be submitted: A copy of writ#en approval from Fire District 3 of the final s#reet and driveway Payout, site access, fire hydrant placement, and water system improvement plans for the proposed development. O 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. d A copy of written approval from JC Roads regarding Freeman Road improvements {as applicable) and driveway connections to Freeman Road. 8. Field verify all existing infrastructure eleva#ions and locations {i.e. pipe inverts, curb elevations, top of banks, di#chlchanneP inverts, street elevations, etc.), to which the proposed devefopmen#'s infrastructure wilt connect into existing improvements, prior to final construction plan design and submit#al for final approval. 9. Overhead power fines. if applicable, coordinate efforts with Pacific Power and tight, US West, and TCI Cable, to convert any overhead electrical power, telephone, ar cable facilities wi#hin the proposed developmen# to underground facilities {including along Shadow Way), 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, shat[ be accurately portrayed (both horizontally and vertically) on the construction plans and as-built drawings. (•a'rl~rr,Ckrarfnu:~ .~•trh,lrrrcrnu I'1 1 ~, 1'Irrrcr 1w11,un~~ !'I,rrr 1'(~ 1 ~ ~•l~111 I~rlrrd7 !'.{L'c' 11. The Developer's engineer or surveyor shall provide #o the Public Works Department a drawing of the recorded Final Plat map reproduced on Mylar~' and in an acceptable electronic form in AutoCAD® format. The Final Plat shall be Pied to a legal Government corner and the State Plane Coordinate System. The Final Pfat shall either reflect 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. 12, if the proposed development places structures within the 100-year floodzone of Mingus Creek, the Developer's engineer will be required to explain and provide detail as to what affect the placement of these structures will have on the floodzone; what affect it will have on the floodplain elevation and floodzone boundary; and what affects the modification of the floodplain elevation and floodzone boundary will have on the existing and proposed facilities, and properties surrounding the proposed development. As applicable, the Developer's engineer shall determine the existing Base Flood Elevation contours and illus#rate the existing boundaries of the Floodplain and floodway fora 100-year storm event (commonly referred to as the "Base Flood Event") associated with Mingus Creek, an the construction plans submitted for the development. The drawings shall also indicate the revised Base Flood Elevation contours and boundaries of the Flaadplain and Floodway expected to occur following the completion of any development within the identified floodzone (also referred to as the `Area of Special Flood Hazard"). StreetslTraffic Existing Improvements - Freeman Road -Secondary Arterial Current ROW 60` wide, varying street width. Right-of Way required: 84-foot width; 42-foot on either side of centerline. Jurisdiction -Jackson County. Construction drawings for this Tentative Plan shall include a Street Lighting Plan in accordance with the requirements of the City PWD or as otherwise approved by the City Administrator or his designee. The construction drawings shall include clear vision areas designed to meet the City's PWD Standards. 2. The Developer's engineer shall, at the cost of the Developer, evaluate the strength of the native soils and determine the driveway/street section designs to accommodate the expected loads (including fire equipment) to be traveled on these driveways. If a public street, then the City will design the required street section. Storm Drainage, Irrigation Improvements Developer's engineer shall develop a facility plan for the storm drain collection, retention, and conveyance system (SD System) which provides for storm water run-off from and run-on onto the proposed development (either surface run-on or culvert or creeklditch conveyance), any existing or future development on adjacent properties, conveyed storm drainage, or surface water flow (i.e. Mingus Creek), and any areas deemed by the City that will need to connect-into the proposed development's SD System. 2. Developer's engineer shall de#ermine how SD system will work during 10-year and 100 year flood events associated with Mingus Creek. Identify the HGL in Mingus Creek during 10- and 100-year storm event, and what affect it will have on the proposed outlets and storm drain ( ~~'~Grr.~'!lrrr(<rrs~.r SrrPelrrr.<rnu I'1 7). 1'her.+'i' _` 1~'rrl~r7rrr IYuri yrc'c'rrrl k'r I. ! rJr1'1 1'r{L'c' system. System should be designed to adequately drain 10-year storm without surcharging ar showld be provided with adequate s#orage to prevent surcharging; and be designed to prevent backflow of water from Mingus Creek up into SD system during storm events. 3. During the design of the SD system, the Developer's engineer shall consider the effect of the proposed improvements and structures with regard to the 100-year base flood event floodway and floodplain of Mingus Creek. The design of the storm drain collection and conveyance system (SD System) should provide for storm water run-off from and run-on onto the proposed development (either surface run-on ar culvert or creek/ditch conveyance); the Developer shall demonstrate that the storm wa#er flows from the comple#ion of the proposed development {and at any time prior to completion of development) do not exceed predevefopment flaws into Mingus Creek; or that allowances or provisions have been made (and approval of the applicable properties owners and regulatory agencies has been obtained), which accommodate any additional flaw which exceed predevefopment flows. The Developer and the City PWD shall agree on the applicable run-off coefficien#s, curve numbers, retardance, etc., to be used in the engineering calculations. 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 mus# be designed to adequately drain the 10-year storm event without surcharging ar must be provided with adequate storage to prevent surcharging; and be designed to not impact existing public storm drainage facilities. Catch basins and area drains shall be designed for on-site sediment and petroleum hydrocarbon retention. The private storm drain system shall be designed to directly connect to the public storm drain system, and shall not be designed to discharge to the street surfaces. Surface drainage from the fuel storage and dispensing facilities shall not be directly connec#ed to the storm drainage system without prior approval by the DEQ and City PWD. 5. Roo# drains and underdrains shall not be directly connec#ed to public storm drain lines, and shall drain to the on-site private storm drain system. 6. Any discharge points of the storm water facilities shall be designed #o provide an aesthe#ically pleasing, useful, and low maintenance facility, that are designed to mitiga#e erosion, damage, or loss during a 100 year storm event; and that mitigate the "attractive nuisance" hazards associated with these types of facilities. 7. 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/intensity curve, and City approved run-off coefficients, curve numbers, re#ardance, pipe roughness coefficients, etc., that are used in the engineering calculations. Storm drain pipe materials shall be PVC, HDPE, ar reinforced concrete, with water-tight joints. Provide concrete or sand-cement slurry encasement where required in areas of minimum cover. 9. if inletslcatch basins are to exceed 4.5 feet in depth from the lip of the inlet, then the inlets and catch basins shall be designed to afford suitable "man" entry into the inletslcatch basin for maintenance/cleaning purposes. 10. ©EVeloper's engineer shall provide hydrology and hydraulic calculations and flow line plots for [•rclrrr.tiGuduu•.c.Gnc~&cvsrnrrl'I'l). !'lur.cc~ _' lcvrluln•r!'&,rr 1'11'1) .Crr{17~1~rluuY !'ut'c' 7 private and public storm drains. Plot HGL on profile ar provide a separate profile drawing that indicates the HGL on the profile. Pipes should maintain cleaning velocity (minimum 2.0 feet per second) and have adequate capacities without surcharging during the design storm. i 1. 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 #o: ^ Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and ^ Minimize sifts, 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 5D system. 92. 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 (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 shall be maintained through the base of the rnanhale 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 inlet and outlet 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 transitions! fosses 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. 14. Plans which propose to include the discharge #o Mingus Creek and any construction or modification within the floodway of Mingus Creek or in the road ditches, shall be in compliance with DSL, ACOE, ODI=W, DEQ, JC Roads, andlor City PWD {as applicable) guidelines and requirements and any applicable conditions and or approvals, of these regulatory agencies. Sanitary Sewer All sanitary sewer collection and conveyance system (SS System) design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, 1990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA}, and the Gity 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 fonn+ard 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. (~c'r!<rr• ,~hctrlri~~'.+ .S+rh<(rri cr<~rr 1'1 ~I1. 1'husc• ~ T e'+tlctlrs•c' I'lcrr+ 1'f l 7> ,tiRtll 1{cyurr! !h'c'rnnc~'r 1, 1 Vc)9 1'rtt,~<' .ti 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 The wafer system shall be designed to provide the required fire flow demand capacities for the proposed facility, which meet hire District 3 requirements. An additional fire hydrant may need to be installed near the intersec#ion of 1=reeman Road and Shadow Way, on the subject tax lot. Maximum spacing of fire hydran#s shall be 300 feet. The water system shall be of reinforced filow {"looped"} design. Water service la#eral 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 backflaw prevention. Site work, Grading, and Utility Plans Grading plans should have originaVexisting 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 fine width and solid. Contour lines should be labeled with elevations. 2. Ail structures shall have roof drains, area drains, and/ar crawl spaces with positive drainage away from the building. 3. Provide City with a utility plan approved by each utility company which reflects all 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. Rights of Ways/Easements if applicable, Developer shall provide a Statement of Water Rights (on a City approved form), for any affected properties. For properties determined to have water rights, the developer wilt coordinate with the State Watermaster the re-allocation of any waters attached to lands no longer irrigable as a result of the proposed development.