HomeMy WebLinkAboutResolution 464 - Valley of the Rogue Site Plan~ ~~ic~~
PLANNING COMMISSION RESOLUTION NO. 464
A RESOLUTION CONDITIONALLY APPROVING
E1 SITE PLAN APPLICATION
{Applicant (s): Valley of the Rogue Bank)
{372W01C Tax Lot 2600)
Recitals
1. This matter came before the Planning Commission for hearing on October 5,1999, on
applicant's site plan application fora 3215 square foot branch office and 15,000 square foot data center
in an C-4 Touristand Office Professional district ofthe City. The Planning Commission reviewed the
application and the City staff reports, and received comments from all persons wishing to be heard in favor
of and opposed to the application.
Now, therefore;
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL
POINT, OREGON, AS FOLLOWS:
Section 1. Criteria Aplalic~ble to Decision. The following chapters of the Central Point
Municipal Code apply to this application:
A. Chapter 17.44, C-4 Tourist and Office Professional Zone
B. Chapter 17.60, General Regulations;
C. Chapter 17.64, Off-Street Parking and Loading;
D. Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval.
Section 2. Findings and Conclusions. The Planning Commission hereby adopts by
reference all finding of fact set forth in the City staff reports, and concludes that, except where addressed
in the conditions to approval, the application and proposal comply with the requirements of the following
chapters of the Central Point Municipal Code:
A. Chapter 17.44, relating to uses, lot size, lot coverage, setback, building height and
screening in the C-4 Tourist and Office Professional district;
B. Chapter 17.60 relating to paving and landscaping requirements;
C. Chapter 17.64 relating to off-street parking and loading facilities;
D. Chapter 17.72 relating to site plan requirements.
Section 3. Conditional Approval The application for site plan approval is hereby
1 -PLANNING COMMISSION RESOLUTION NO. 464 (10051999 )
conditionally approved, subj ect to tl~e conditions set forth i n the Planning and Public Works Depat•tment
Staff Repart an Exhibit "A" and "B", which is attached hereto and by this reference incorporated herein and
subject to abarrdaning the primary driveway access off ofPine Street when a traffic signal is developed and
the secondary access will be abandoned when the proper•tyto the east is developed. A detention pond will
be built to handle the storm drainage fora 10 year event. ~
Passed by the Planning Commission and signed by me in authentication afits passage this
day of , 19~.
dc..-i--~r-t-~..~
Planning Commission Chairman
ATTEST:
City Re entative
Approved by me this ~`~"~ day of C7c.a~.i ~ , 19~~ .
Planning Commission Chairman
2 ~ PLANNING COMMISSION RESOLUTION NO. X64 (10051999 )
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within ~i~ days a("Pla~u~~in~~ C~:aznzx~-issi~~» aE~i>i~~~~v~~~l.
2, The project must catnply with alt applicable local, state: and federal re~;ulatians .
3. Zee project t~tust meet the ai~(~ st~~cti~t parking requirer~~~ents far professional offices, and t<;e par~i-xg,
access and maneuvering are~~s shall be paved with durable n~atc.rials fbr all-wc~lti~cr use a~xd
approved by the Public Works Department.
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for
Valley of Tl~e Rogue Branch Bank and Data Center
PWt~99061
Date:
Applicant]
Owner:
Project
Location
Legal:
Zoning:
Area:
Units:
Plans:
Repor# By:
Purpose
September 28, 1999
Valley of the Rogue Bank, 110 Pine Street, Rogue River, Oregon 975.17, 770-5500,
Contact: Felice Belifore
Agent: Abeloe & Associates: Attn Peter Gutting, 734-3853
Phase 1:3,215 sf (additional 2,400 SF future expansion) Branch Bank with Drive-up
window (2 lanes)
Phase 2: 2 Story 15,000 SF Data Center
South of E. Pine Street, South of Proposed Pear Blossom Center
T37S, R2W, Section OiC Tax Lots 2600 and 2700
G4, Tourist and Office Professional District
1.81 Acres.
2 Parcels: either to be combined, or lot lines realigned.
1 "Site Plan, Landscape Plan, Utility Plan" illustrating tentative driveway, road, building,
and parking layout for development; prepared by Abeloe & Assoc., dated August 20,
1999; and faxed drawings illustrating cross lot access and drainage easement, dated
September 23, 1999
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 commerciallprofessional office facility. Gather
information from the DeveloperlEngineer regarding the proposed development.
The proposed Development is a redevelopment of a former retail store at this location and vacant land
#o the South.. The surrounding parcels are currently rural residential from Bear Creek to Hamrick
Road, that are in the process of redevelopment as a commercial district. If appears that Pulver and
Leever may have control or at least indirect influence regarding future development of the surrounding
properties. It is-the public works department's recommendation that only limited ingress and egress
access be allowed to the southern side of E. Pine Street, similar to what is being considered for the
Pear Blossom Center, which is located across E. Pine Street from the proposed Development. This
would include a "main driveway" entrance (affording westbound, northbound, and eastbound traffic
movements) aligned across from the "central driveway" of the Pear Blossom Center (signalized
intersection). Other right-inlright-out driveway connections could also be afforded along the south E.
Pine Street frontage at minimum 350-foot spacings.
It is further recommended that prior to construction plan and Tina! plat approval {and possibly before
tentative approval) of the proposed development, that approved master plans of connections to Pine
Street, internal streetldriveway layout, water, storm drain, and sanitary sewer, and other utilities be
prepared for the subject tax lots and ail the parcels between Bear Creek and Hamrick Road that adjoin
to Pine Street.
Special Rec{uirements
Existing Infrastructure. The Developer sha11 demonstrate that all connections to exist€ng
infrastructure (i.e. streets; water, sanitary sewer, storm drain systems; natural drainage
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syste€}is. etc:.) w€#I not €ntorfere w€ih or prov€de for tine [fegradat€on of thc~ ex€st€ng effect€ve level
of servrGe ar operat€on of the infrastructure fac€i€tres. and that the ex€st€nc~ rnfr~7strtrcture facil€tres
have erti~er adequate capacrt€cs to acconiniodate the flows andlor demands imposed on the
ex€sting infrastructure as the result of the connect€on of t#~e proposed deveiopr~~ent's
infrastructure, or will be improved by and at the expense of the Developer to accor7~rriodate the
additional flows andlor demands; while ma€ntaining or €r~~proving tt~e ex€st€ng level of service of
the affected facility, as approved by (as applicable) tt~e regulatory agency. [rtrlity owner, andlor
property owner involved
2 Master Plans: As discussed above, rn association with City PWD staff and property owners
and representatives or agents of Pulver and Leever and the Pear Blossom Center, it is
recommended that the Developer (and others) prepare master plans that include the limited
connections to Pine Street; the internal streetldriveway system; water, storm drain, and sanitary
sewer distribution/collection/conveyance systems, and other utilities (natural gas, power,
telephone, etc.} far the subject tax fats and all the parcels between Sear Creek and Hamrick
Road that adjoin to Pine Street. The master plans would also include "stub-outs" far
connections to the surrounding parcels. The master plans should take into account the flows or
demands of the proposed development, any future development on neighboring portions of the
subject tax lots, on neighboring properties, and any other areas deemed by the City that wil4
need to connect into the proposed development's or existing neighboring infrastructure. The
prepared master plans should fake into account any previous rriaster plans that have been
prepared and approved by the City and Jackson County.
3 Easements: The Developer shall provide suitable and acceptable 15-foot-wide minimum
easements for any City public works infrastructure located outs€de the public rights-of-way
These easements shall be dedicated for sole use by the City, and shall not overlap (crossings
are acceptable, as long as required infrastructure separation is maintained) other utility or
infrastructure easements. A separate ~0-feat minimum width public utilities easement {P.U.S.}
should also be required for utility installation outside the 1=. Pine Street right-of-way along the
property's exterior frontage with E. Pine Street.
Vehicular and Pedestrian Access to All Proposed Development: Access agreements or similar
documents will need to be granted on the proposed Development's property to allow for public
and private vehicular and pedestrian access (ingress and egress) on and/or across the
proposed Development's property to afford access to the various adjoining parcels (cross-
access easement agreements).
All construction plans and as-built drawings shall accurately portray (both horizontally and
vertically} utility line and appurtenance locations and the locations of any existing and new
easements on the proposed development Alf final plats Wall accurately portray the horizontal
location of ail easements and rrgl~t-of-ways dedicated as part of tt~e devel[~prnPnt of th€s protect
Ail right-of-way and easement dedication Wall he completed prior to final construction plan
approval,
Site_LayouUTraffic Circulatron.Pl~rt T#~e developer shall prepare and subr~rt for City PWD
approval a suitable site traffic c€rculat€on plan for the proposed development and neighbor€r~g
parcels identified for the master planning work recturred. The traff€c crrculatian plan shall
illustrate that all driveways and connections to streets shall accommodate the turning and
access n~overr~ents of <3fl expected truck, hus. emergency vehicle (ref€re truck} ar~d all other
applrcahiP vehicles including but not 1€mrted to a WB-67 track (fond-haul delivery truck). a n~otc~r
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home rn combination wrth a boat trailer; a single ~rnrt bus (f7VTD); and frre-fighting equipment
It rs further recommended that the development of the subleci parcels and or adlornrr~g parcels
rnclude bus "turn-outs" either internal to the development of tt~~s area south of Pine Street, or
that adjoin Pine Street, that will provide for rider shelters and bus loading facilities for RVTD
buses. All vehicular movements shall be designed to avoid infringing into opposing or
adjoining travel lanes when the traffic movements are made by the studied vehicle.
The realignrr~ent of the "main driveway" will also likely necessitate relocation of the parking
spaces indicated along the western border of the subject development. This will require
reconfiguration of the planned improvements to provide for the required parking.
5. Clear Vrsion Areas/Triangles. Ali driveway approaches of the proposed Development
connecting to public roads shall maintain a minimum 55-foot sight vision triangle as measured
from the edge of the right-of-way to the center of the driveway. This requirement may be
adjusted by the City PWD, depending on final orientation and lane layout of the adjoining roads,
in accordance with AASHTO clear sight-vision requirements. Adequate clear vison
arealtriangles shall also be maintained at all interns( driveway intersections.
6. Traffic Study: lmprovemenfs fo Hamrick Road and E. Pine Sfreef; and Right-of Wad
Dedication: A traffic impact study for the Pear Blossom Center development, prepared by
Kiftefson & Associates, Inc., dated June 1999, has been submitted to the City. The traffic study
analyzed the year 2003 (anticipated year of build-out of the center) projected traffic flows and
intersection levels of service at the major street intersections most likely to be impacted from
the Bear Blossom Center development. The traffic study included the residential development
already approved to the north and east of the site (Walnut Grove, New Haven, Central Point
Bast, and Parkwood Terrace); the USF Reddaway site, and the potential retail/professional
office facilities on land owned by USF Reddaway on the southeast corner of the intersection of
Hamrick Road and East Pine Street. However, the traf€ic impact study, does not include any
new development along the southern frontage of E. Pine Street or "build-out" (i.e full
development within the current UGB) traffic flow conditions for the northeast portion of the City
which greatly influences the "build-out" design and right-of-way requirements and needs far two
of the City's main arterial roads: Hamrick Road and East Pine Street.
The City is currently updating the City's Transportation System Master Plan {TSP} which will
classify certain streets and project "build-out" traffic flows for this nor#heast portion of the City.
Unfortunately the overall road classification and lane determination needs for IWasf Pine Street
to accommodate "build-out" conditions have not been determined by the City, nor by Jackson
County. Thus, additions( master planning will be warranted once the TSP is completed.
However, it is projected that this additional master planning work will probably not be completed
prior to the end of year 2001.
Another issue not addressed by the traffic impact study, is how access to l=ast Pine Street will
be affordedliimited for the properties located to the south of East Pine Streot in the area
immediately to the South of the proposed Development; and what affects will development of
the parcels to the south of F. fine Street have on the identified streets and intersections in the
Pear Blossom Center Traffic Impact Study. It is recommended that the Developer and the
owners/agents of the adjoining parcels on the South side of E. Pine Street (from Bear Creek to
Hamrick Road} either prepare a seoarate Traffic impact study, or prepare an amendment to the
Pear t3lossorn C{•ntr~r Traffic Impact St!~dy, that evaluates thr. impacts to the ident~t~ed
intersections and tyre connections to F fine street as the result of the development of the
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identified parcels located to the south of E. Pir7e Street.
To allow for development of the proposed project prior to the completion of the traffic master
planning needed for the area, the City PWD recommends the following:
A. The Developer be required to pay an equitable share of the signal development
and installation costs (and associa#ed improvements) to the signal at the
intersection of the Pear Blossom Center's Central Driveway and East Pine
Street.
B. The Developer be required to construct street widening, bike lane, curb and
gutter, storm drainage, sidewalk (including driveway aprons and wheel chair
ramps}, planting strip with landscaping, traffic delineation (including median
traffic islands on E. Pine Street}, and street lighting (with maximum 20Q foot
spacing) improvemenfs for fhe portion of E. Pine Street that adjoin the proposed
development. The portion of E. Pine Street that adjoin the subject development
is developed as a "rural" road that does not meet current City or County urban
standards. The road will need to be improved, as a minimum, to meet City
standards, as reviewed and approved by Jackson County Roads, and the City
PWD. This could be deferred (as executed in a deferred improvement
agreement by and between the Developer and the CitylCounty) until other
development is implemented on the adjoining parcels south of E. Pine Street.
C. The Site plan be revised to reflect a permanent "main entrance" that is located
directly across from the signalized "Central Driveway" of the Pear Blossom
Center. No other permanent access to E. Pine Street on the subject parcels
would be allowed. A temporary access to E. Pine Street could be permitted that
is located near the northeast corner of the subject property. This temporary
access would function only until the "main driveway°~is completed; and then the
temporary driveway would be removed. Again, only one access would be
afforded either temporarily or permanently. Additional right-inlright-out accesses
to E. Pine Street could be afforded, that are located at a minimum spacing of
350 feet from the "main driveway".
D. Regarding the road right-of-way adjoining the proposed Development: the
Developer be required #o dedicate additional .land for street and City utility
purposes a minimum of 62 feet from the right-of-way centerline of E. Pine Street.
Currently the right-of-way width an the "southern half' of E. Pine street along the
subject property's frontage is 5D feet. This would require dedication of an
additional 12 feet for road and City road and utility improvement purposes. After
completion of build-out master piar~ninglcanstruction, any dedicated property that
was not necessary, would be "vacated" and returned to the adjoining parcels of
the proposed Development.
E. That appropriate "deceleration" and "acceleration" tapers (both temporary and
permanent) on E. Pine Street be constructed at the driveway enfrancelexit to the
proposed development, as jointly determined by the Developer's Traffic engineer,
the City PWD, and Jackson County.
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Landsc~e Buffers Meanderirrct Side~v~Iks,._artd_ Cit~_Utility_Strrp_ ~ In keeping with the
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landscape buffers and meandering sidewalks established with the Central Point Easi
Development and proposed for the Pear Blossom Center Development, tl~e City PWD is
recommending that the Development be required to develop an approved landscaped buffer
(includ€ng suitable irrigated landscaping and meandering sidewalks) located in the strip of land
between 12.5 feet to 2.5 feet from the back edge of fhe E. Pine Street right-of-way to be
established for the Development. The remaining 2,5 feet of right-of-way is to be reserved for
City utility location (i,e street lights, fire hydrants, air relief vents, etc.), but should be landscaped
as appropriate.
8. Erasion Control Plan: A suitable erosion control plan must be prepared and submitted to the
Oregon Department of Environmental Quality (DEQ) and City PWD far the construction of any
improvements associated with this development. The construction plans associated with this
development will not be approved by the City PWD until the City PWD receives a copy of the
written approval of the erosion control plan by the DEQ.
9. Storm Drainage System: The storm drain system shall be designed to accommodate the
storm water run-off from and run-on onto the proposed development (either surface run-on or
culvert or creek ditch conveyance}; any future development on adjacent properties; conveyed
storm drainage or surface water flow, and any flows from areas deemed by the City That will
need to connect-into the proposed development's SD System. Depending on topography, this
may include surface water flows from the properties east, south, and west of the subject tax lots
that drain across the subject tax lots. However, if applicable, the City PWD is further
recommending that the Developer be required to design the storm drain conveyance system to
accommodate projected post-development flows from these adjoining properties. City PWD
would propose reimbursement to the Developer for up-sizing the applicable up-sized portions}
of the storm water conveyance system to accommodate the future development on these
neighboring properties, as applicable. The City is currently developing a schedule for the cost
differences far up-sizing storm drain pipe and manholes. Once the cost table is developed, the
cost differences will be multiplied against the lineal feet of storm drain pipe for the various pipe
up-sizing, and the number of manholes up-sized, to determine the total reimbursement that
would be due the Developer. Once fhe amount of the reimbursement is determined, it is
proposed that the City would enter into an agreement with the Developer that calls for payment
of the determined reimbursement amount (which would likely be designated as the "E. Pine
Street South Commercial Center storm drainage project fee") as it is collected from the
developers of the affected properties.
10. Off Site Storm Drainac~lnfrastructure; f"or any storm drainage infrastructure constructed or
improved outside the City's rights-of-way or easements for drainage of surface waters frnm the
subject development, the Developer shall provide a suitable document or documents which
contarn approvals for the implementation of such connection and/or improvements and which
describe:
(~ Who is responsible for the operation, maintenance, and repair of the infrastructure
facilities to maintain the original design parameters associated with the infrastructure, if
the City is to operate and maintain the infrastructure, the applicable funding mechanism
that will be created (i.e local improvement district) for the associated City expenditures;
`J How wrll all-weather driveah(e access be afforded and maintained ir~dE:tir~itely to maintain
and repair the infrastructure facilities;
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U Thaf an easement or other suitable conveyance document has been granted, as
necessary, to provide suitable access on private property for the inspection.
maintenance, and repair work to be performed on the infrastructure facilities. The
easement shall include a statement which allows access by City personnel for
inspection, maintenance, and repair purposes.
1 1. Water Distribution System and Fire Protection: it is recommended that the water system far
the development and neighboring properties to the east, south, and west shall be master
planned, to not only accommodate the needs of the proposed Development, but to provide far
mainline valves and stub-outs for future main distribution networks and "reinforced looping" of
the adjoining properties to the east south and west. The water distribution system 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 (as master planned). The water fines shall be
sized to accommodate all fire demand flows of the development. Fire hydrant or service vault
locations and needs shall be determined by Fire District No. 3. The 12-inch-diameter water line
along the northern portion of E. Pine Street will be constructed in late 1999 or early 2000.
Unless fire protection needs can be made from the on-site domestic well, it is recommended
that development not proceed until the waterline along E. Pine Street is in full operation.
12. Above round Utilities: If applicable, coordinate efforts with Pacific Power, US West, and
Falcon (TCI) CabEe, to convert any overhead electrical power, telephone, or cable facilities
within the proposed development to underground facilities, prior to the acceptance by the City
PWD of the public improvements associated with the proposed development. Ali 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.
13. Shallow. Groundwater. Because of the groundwater level and quality degradation concerns `',' y~ ~~v
raised on the neighboring properties to the proposed development, the PWD is recommending `~
that the Developer conduct a hydrogeological investigation of the shallow groundwater
underlying the proposed Development to determine what affects the proposed development
and associated improvements may have on groundwater levels and quality, and expected
affects to surrounding properties.
Genera[
Public Improvements: 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, and/or 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 shalt be
submitted in writing by the Developer's engineer to the City PWD for approval prior to
implementation.
Permits and Approvals: Developer sha11 provide copies of any permits, variances, approvals,
and conditions as may be required by other agencies, including, bui not limited to, 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 (ALOE), affected
irrigation districts, and Jackson County Roads and Parks Services (JC Roads), Fire District No_
3, and t3ear Creek Valley Sanitary Authority {E3CVSA), as applicable The Developer shall
submit vrritten approvals of the final construction plans from Fire District No 3 (fire hydrant
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placement, waterline sizing, and emergency vehicle access), Bear Creek Valley Sanitary
Authority (BCVSA, for sanitary sewers), and JC Roads, (E Pine Street irt~provert~ents and
drrvewaylaccess road connections) prior to Tina! construction plan review and approval by City
PWD.
3. As-8uilts: 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 to be provided to the Cify which provide "red-line" changes to final
approved construction plans which identify the locations and or elevations {as appropriate) of
actual installed items, including, but not limited to, invert, inlet, and rim or lip elevations; spot
elevations identified on drawings; water lines, valves, and fire hydrants; water and sewer lateral;
modifications to street section; manhole and curb inlet; street light locations; other below grade
utility lines; etc. Provide a "red-fine" 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 proposed development, or as otherwise
approved by the City Administrator or his designee.
4. Elevations: All elevations used on the construction plans, on temporary benchmarks, and on
the permanent benchmark shall be tied into an established City approved benchmark and be so
noted on the plans. At least one permanent benchmark shall be provided for the proposed
development, the location of the benchmark shat! be as jointly determined by the City PWD and
the Developer's surveyor.
5. ExistincLinfrastructure~ As applicable, field verify all existing intros#ructure elevations and
locations (i,e. pipe inverts, curb elevations, street elevations, etc.}, to which the proposed
development wil€ connect into existing improvements, prior to final construction plan design and
submittal for final approval. The accurate locations of any existing underground and above
ground public in€rastruc#ure, and the location of the associated easements with these facilities,
shall be accurately portrayed (both horizontally and vertically) on the construction plans.
6. Fill Placement: All fill placed in the development shall be engineered fill that is suitably placed
and compacted in accordance with City PWD and Building Department standards, except far
the upper 1.5-feet of fill placed outside of public rights-of-way and that does not underlie
building, structures, or traveled vehicular access ways or parking areas.
7 Raad/Driveway/Parking Areas The Developer shall evaluate the strength of the native soils
and determine the access road, parking, and driveway section designs to handle the expected
loads (including fire equipment) to be traveled on these private driveways, access roads, and
parking areas. Need to provide designed road section for review. The roadlstreet/driveway
sections within the public rights-gf-way shall be constructed per the design of the City PWD.
II. Utiiit~Plarrs: The utility plans shall be drawn to scale with accurate horizontal and vertical
depiction of utility fines and appurtenances (transformers, valves, etc.} Utility infrastructure
location must be accurately incEuded ar, the as-built drav,~ings, or as a separate set of dravdEr~c3s
attached to the as-built drawings
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hydrocarbon retent~ar~ Tt~e private storm drain system shall ho dc~srgned to directly connect la
tt~e put~l~c storno dram system. and sl}all r~oi t~e~ clesigraed to d~SC:harge to tt~e street surfaces
Public storm drain pipe materials shall be PVC, HDP1=, or reinforced concrete, with water-i~ght
joints Provide concrete or sand-cement slurry encasement where required in areas of
n~inir~~um cover
Roof drains ar~d underdrains shall not be directly connected to public stone drain lines and shall
drain to the on-site private storm drain system.
As applicable, any discharge points of the storm water facilities shall be designed to provide an
aesthetically pleasing, useful, and law maintenance facility, that are designed to mitigate
erosion, damage, or loss during a 100 year storm event; and that mitigate the "attractive
nuisance" hazards associated with these types of facilities.
Prior to City PWD construction plan review, the Developer shall provide fhe 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/intensity curve, and City approved
run-off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., That are used
in the engineering calculations.
Sheet flaw surface drainage from the property onto the public rights-of-way or onto neighboring
properties is unacceptable
Plans which propose to include the discharge to Bear Creels and any construction or
n~od~f3cation within tho floodway of E3ear Creek ar in the road ditches, shalt be in con~plianco
with DSl_, ACOI~, ODFW, DFQ, JC Roads, andlor City PWD (as applicable) guidelines and
requirements and any applicable conditions and or approvals, of these regulatory agencies.
13. Fire Hydrants: Provide locations of existing and any new required fire hydrants. Fire Hydrants
need to be connected to 8-inch-diameter and larger lines, with the supply lines being "looped'
as feasible. If applicable, steamer ports at hydrants located near the building shall face the
buildings. Fire hydrants shall be suitably protected from potential vehicle damage and
encroachment.
14. Wafer S sfem Crass Connection Confrol; Developer shall comply with Oregon Health
Division {OHO) and City requirements for cross connection control If a pressurized irrigation
system andlor domestic water wells exist on the property, the Developer will be required to
instal! the required backflow prevention assemblies directly behind the City's water meters
15 Wafer S~f~rn. Construction drawings steal! rncl~~dc the size, type. and location of all water
mains, hydrants, valves, service connection, meter, service laterals, and other appurtenancE
details in accordance with City PWD Standards and as required by the City PWD
1G Raof/Area_Dr_air~s /111 Strtrclures Shall have; roof cira~ns, arc~3 drams ar~d/ar cravdl spaces v.~'f~
positive drainage away cram the build€ng
17 Grading Plans Grading plans sh21[ have originallnxisting rlratir?s anti final grades plotted on
tl~c plan T Y~~iGt~lf•~ -_~,st~r~~ r.Tr<3c!<=: !;cJnlcrur !~ric~S air, t!a1i;c.rJ r3rirl >r rr~s~r~C:d t~~3c,'r <3=~r_i frr~~~? ~;'.~Cic
contour Imes are o••~r_r!a~d on lop c,f the ex[sirr~y rlrazJr~s anrJ are rn a heavier I€nc~ ~,~ridth and sei3d
{,
f ,,ii~'ti ~ ! !i„ !~.>>;tre I~~..~~. !~ 1;.~~:i ~...r r`'.:r,: s ~ ar.
/'li'(~ Sr,rll Rrl~rrr
f'.{e~• Irl
Contour sines should be lobe#ed with elevations.
fig. Sanitary Sewer AN sanitary sewer collection and conveyance system (SS System) design,
construction and testing shall conform to the standards and guidelines of the Oregon D~Q,
~ 990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority (BGVSA}, and
the City PWD Standards, where applicable. The construction plans and the as-built drawings
shall identify lateral stationing for construction of sewer laterals.
39. Water Rights: 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 will coordinate with the State Watermaster the re-allocation flf any waters attached to
lands no longer irrigable as a res~l# of the proposed development.
~~