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HomeMy WebLinkAboutResolution 462 - Parkwood Terrace~~~.~ ~ PLANNING COMMISSION RESOLUTION NO. 462 A RESOLUTION CONDITIONALLY APPROVING A FINAL DEVELOPMENT PLAN (Applicant {s): Packwood Terrace, LLC.} {372W01B Tax Lot 250Q) Recitals 1. This matter came before the PIanrzing Commission for hearing on September 7,1999, on applicant's application for afinal develapznentplan in an R-2, Residential Two-Farrzily district of the City. The Planning Commission reviewed the application and the City staffreports, and received camznents frazxz 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 Applicable to Decision. The following chapters of the Central Point Municipal Code apply to this application: A. Chapter 17.24, R-2 Residential Two-Family Zoning 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. Findin sg and ,Conclusions. The Planning Commission hereby adopts by reference all finding of fact set forth in the City staff reports, anal concludes that, except where addressed in the conditions to approval, the application and proposal comply with the requirements ofthe following chapters of the Central Point Municipal Code: A. Chapter 17.24, relating to uses, lot size, lot coverage, setback, building height and screening in the R-2 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 conditionally approved, subject to the conditions set forth in the public works and planning staff reports, 1 -PLANNING COMMISSION RESOLUTION NO. 462 {372WO1B2500 ) or Exhibits "A" and "B" which is attached hereto and by this reference incorporated herein., also subject to coming into compliance with Public Works requirements for Street Isights, conducting art expansive soils, fill , and geotechnical reports for the building department, and''allowing for the construction ofone model until the final plat is recorded. Passed by the Planning Commission and signed by me in authentication of its passage this ~'f day of~~~ ~ y- , 19~. Planning Commission Chairman ATTEST: City by me this ~ ~ day of Ste- 1~-~~'t~-- , 19`~`~ . Planning Commission Chairman 2 -PLANNING COMMISSION RESOLUTION NO. 462 {372W01B2500 ) Attachment A RECOMMENDED PLANNING DEPARTMENT CONDITIONS OF APPROVAL I . A final development plan, containing in final fozm the information required in the preliminary plan shall be submitted to the City within six months ofapproval or by December 1,1999. A six month extension may be granted by the City upon the applicant's request and for good cause. 2. The project must comply with all applicable local, state and federal regulations including, but not limited~to, the Oregon Uniform Fire Code and Structural Specialty Code. 3. The applicant shall submit final parking, landscaping, lighting and sign plans to the City for approval as part of the final development plan. ~. The applicant shall submit a copy of the Covenants, Codes and Restrictions {CC&Rs) or any comparable agreement governing the use, maintenance and continued protection ofthe PUD as part of the fsnal development plan. 5. - . The applicant shall schedule and attend pre-design meetings with WP Natural Gas, Fire District No. 3, applicable irrigation districts and the Bear Creek Valley Sanitary Authority to more specifically identify utility easements and the placement of fire hydrants and pipelines and other utilities. ~~ CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS STAFF REPORT for PARKWOOD TERRACE ESTATES, P.U.D. TENTATIVE PLAN REVIEW PW#99032 Attachment B Date: May 24, 1999 Applicant: Packwood Terrace Estates, LLC, 415 Harvard Place, Medford, Oregon 97504 Agent: Dick Neathamer, Neathamer Surveying, 145 Grape Street, Medford, Oregon 97501 Property Owner. Project: location: legal: Zoning: Area: Units: Plans: Repor# By: Purpose Same as Applicant with DeCariow Homes Inc., 814 E. Jackson St., Medford, OR 97504 Packwood Terrace Estates, P.U.D. South of Beebe Road, East of Hamrick Road, and West of Meadowbrook Drive. T37S, R2W, Section 01 B, tax Iot 2500, and lot 49 of Central Point East, Phase 2. R-2 4.4 Acres (approximately). 48 spaces (45 pad lots, 2 Pocket Parks, and 1 landscape strip). 1 page entitled "Tenfative Plan Packwood Terrace Estates, a Planned Community', dated May 21, 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 o~ the proposed planned unit development. Gather information from the Developer/Engineercegarding the proposed development. Special Requirements 1. - Existin Infrastructure: The Developer shall demonstrate.that alt.connections to existing . infrastructure {x.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 senr~ee or operation of the infrastructure faalities, and #hat the existing infrastructure facilities have either adequate capacities to accommoda#e fhe flows andlor demands impaled on the existing infrastructure as the result of fhe connection of the proposed development's infrastructure, or will be improved by and at the expense of the Developer to accommodate the additional flows andlor demands; white maintaining or improving the existing level of service of the affected facility, as approved by (as applicable}, fhe regulatory agency, utility owner, andlor property owner involved. 2. Residential Lane: The Developer is proposing the use of public streets with a residential lane with a cul-cie-sac end, a street outlet, and a private street outlet. The PWD has approved development of this residential lane concept an Shelterwood, Griffin Creek Estates, Lindsey Meadows, and Beall Estates [V subdivisions. Typically residential lanes have been designed to serve a maximum of 12 lots. The proposed layout will serve 23 lots in one direction, and 22 lots in the other direction. The Developer is proposing a "residential lane" public street with a 23-foot- wide paved section, with 3-faot-wide rolled curbs on both sides of thy: street. This provides #or a driveable road surface: of approximately 27 feet. We would recommend that the paved-section be increased 1-foot to 24 feet to provide a driveable road surface that would provide fora 28-foot- wide driveable surface {2 #en-faotwide travel lanes and one eight-feat wide parking strip). The 38 1 Parkwood Terrace Eslates PUD Tenlaiive Plan Review PWD Sla,(j~Repor! Page 2 applicant has also proposed parking an ane side of the street, alternating sides of the street at open spaces between driveways. This spacing of parking areas is too close to provide for adequate two-way passage of vehicles without severe meandering. Therefore, the PWD is recommending That parking be limited to ane side {preferably the south side of Packwood Terrace ©rive}; with a further restriction that only automobiles and pick-ups be allowed to park on the street. We would also recommend that no parking be allowed in the first 104 feet of Packwood Terrace from Meadowbrook Drive, to facilitate vehicular taming and access movements associated with this intersection. We would also request that Parkwaod Terrace "Drive" be renamed as Parkwaod Terrace "Lane" to coincide with the City's classification of the street as a "residential lane" and not a "standard residential street". The residential lane standard for this proposed development with parking permitted on one side, with a rolled curb/gutter section, would hand the following minimum requirements: ^ A 22-foot-wide paved section, with a 2 percent crown © A 3-foot wide rolled curb and gutter section ^ A 5-foot-wide sidewalk section {6-inch thick with strengthened edge) located 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 installation of water meter service boxes, fire hydrants, etc. ^ Requires a 45-foot-wide right-of--way. ^ Street parking allowed on one side only. 3. Private Sfreef: As discussed with the Applicant, this private street is only for access to lots 25, 26, and 27, with access from Packwood Terrace Lane. There will be no direct vehicular access to Beebe Road. According to the developer, this "half-street" section is intended to be completed to a "full-street" section when supplemental development of the property (tax lot 2640} located to the west of the private street occurs. It is recommended that a rolled gutter section (with suitable comer radii) be installed at fhe end of the private drive (at a point just to the north of the driveway of lot 25) with a sui#able concrete drivewaylpedes#rian access installed at fhe north end of the private drive, connecting with the sidewalk of Beebe' Road. A suitable breakaway gate ar bollards will need to be~ installed to prevent non-emergency vehicular access from the private drive to Beebe Road, but which would allow emergency vehicle egress and pedestrian/bicyclist ingress and egress from the private drive to Beebe Road. ~. Street Lights: The ©eveloper has requested the use of private street lights in Heu of fhe standard street lights required by the City. PV1/D would concur with the use of private street lights 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 Cites standard 5840 lumen street light, a# 200 foot spacings. The street lights would be privately {i.e homeowners association) owned, operated, and maintained (including power consumption costs). 5. Hamrr`ck Raad Righf-of-WaV, Access, _Fencfnq, and I~rovemenfs: Hamrick Road is identified as a secondary arterial Current right-of-way width on fhe eastern ha{f of Hamrick Raad ranges from 30-feet (undeveloped areas) to 54-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-of-way. The County will alsa.be installing a northbound right-tam deceleration Lane on Hamrick Road at the Beebe Road entrance 3 C~PE. These improvements wilt require ., ,~~.... .. ... .r, .., ., ,.:r:i, 1'.,. ,~, , ~~ 'il f 5 ~:.. ,,, .. addrtronal right-of-way dedication io facrlrtate installation. The C~iy f'WD is recommending that fire development be required to dedicate an additional 20 feet of rig#tt-of-way along the developrnent~s property frontage with Hamrick Road We are also recommending that no permanent access be allowed onto Hamrck Road from the Development's property. A suitable fence (preferably constructed with the same types of fencing materials and construction which matches the of#ter fencing at ttte entrance to CPE) should be installed along the property's frontage with Hamrick Road, with a provision that no gates be allowed to be constructed in the fence which would allow ingress or egress to Hamrick Road. €f the Developer will require temporary construction access to Hamrick Road to facilitate construction equipment Traffic (thus minimizing impacts to the existing paved roads of CPE), then the City PWD would concur with fhis temporary access if it is approved and as permitted 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 pail of the County's planned road improvement project with Hamrick Road. These improvements include, but are not limited to, a deceleration lane, a 6-foot wide sidewalk {preferably meandering sidewalks set back a minimum of 3-feet from the back of curb), an irrigated landscape buffer similar #o the one required for the CPE development, street lights, storm drainage, fire hydrants, and Traffic control and delineation. All improvements shalt 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 al[ of the required improvements along Hamrick Road until a later date {but no later than when the redeveEapment of tax lot 2600 occurs). If any or all of the improvements are to be deferred to a Eater date, then the Developer will be required to enter into a suitable deferred improvement agreement with the CitylCounty 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 Facllltles: Ef the deve[apmen# will require the alteration or modification of existing RRVID irrigation facilities, then the Developer should be required to coordinate with and perform the required alterations/modifications fo 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 info the improvements of Pocket Park No.1. 7. Utillt~ Easements: A dedication of a 10-foot wide public utility easement (PUE) should be required of the Development's property along the adjusted right-of-way on Hamrick Road, and adjacent to (behind) the City's right-of-way of Packwood Terrace lane and Parkview Avenue, along both sides of the streets. A 10-foot wide PUE should also be dedicated immediately to the east of the private street boundaries. Any Csty infrastructure installed outside the City's right-of-way will require suitable easement dedication, meeting current minimum required easement widths for infrastructure installation, maintenance, and repair. 8. Sight-triangles: Field review of the subject property's access to Hamrick Road and Meadowbrook Drive indicates that the sight-triangles can be developed that afford the proper 40 Packwood Terrace Esra[es PUU Tenlarive Plan Review PWD S1a,(J"Report Page 4 sight triangles for a local street connection to the two collector streets. These types of stree# intersections require establishment and maintenance of a minimum 55-foot sight triangle. 9. Traffic Canfro! Device SI nal of the Infersecfion of Hamrick and Beef~e Roads: A traffic signal has been identified for installation at the noted intersection to afford safe pedestrian and bicycle access crossing of Hamrick Raad by residents of the propased development and other residents of CPE and surrounding developments. Similar to 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 traff[c signal design and implementation) of a City and Jackson County approved cost sharing agreement ar fee structure which provides the necessary funding for the design and implementation of the fraffc signal. 10. Hamrick Road Water Master Meter and Main Transmission !-fines: The Development of the nor#heast 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- diametermain transmission lines: Since these projects were not identified in the City's water system Capital Improvement Program, the CPE, Walnut Grove VElage Mobile Home Park, and New Haven Estates residential developments were condi#ianafly approved with the requirement that the master meter and main transmission fines were to be installed by the Developer's at the developer's expense, and conveyed to the City after construction completion. Any request for cast reimbursement was to be developed by the Developers and submifted to the City for review and consideration. The cast reimbursement methodologies and agreements have not been established at this time, but it is recommended that if and when these cast reimbursement methodologies and agreements are established, and the area of benefit determined, that the subject Devefo~ment be required to pay the apportioned share of costs for the new master meter and transmission line installations. 11. Pockef Parks and Landscape Buffers: The PWD is encouraged by the proposed development of the pocket parks within the development, due to the limited amount of backyard space available an the propased Pots. [# is the PWD recommendation that these.park facilities be designed, developed, and constructed by the developers (a# the developer's expense} as part of the devefopmen# of this project. It is further recommended that an irrigated Landscape buffer be installed along the sides of ParkviewAvenue. It is our understanding that these pocket park and landscape buffer facilities will be owned and maintained by the homeowners association established with the development. General Ali 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 writing by the Developer's engineer to the City PWD for approval prior to implementation. 2. Developer shat! provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but not Limited to, the C}regon Department of Fish and 4i 14rr~,rr~<~<I lrr,rr~,~ l.crrrfc~s 1'1 !~ !r•,rrrun-,• lYrnr l;rrn•,s 1' l i ~/ 1 ~~lNl j lit'14 aY 1'c1•L i' ~ 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. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-guilt" drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy" form (produced on Myiar~) and in a "digital" format compatible wifh AutoCAD®, or other form as approved by the City PWD. As-built drawings are to be provided to the Gity which provide "red-line" changes to final approved construction plans that identify the locations and or elevations (as appropriate) of actual installed items, including, but not limited to, invert, inlet, and rim or lip elevations; spot elevations identified on drawings; road alignmen#; water lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; street light locations; other below grade utility line locations and depths; etc. Provide a "red-line" hard copy (on Myla~), or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD® compatible drawing electronic file to the Cify 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. Alf elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shalt be tied into an established City approved benchmark and be so noted on the plans. At feast one permanent benchmark shall be provided for the proposed development, the location of which shall be as jointly determined by the City PWD and the Developer. 5. If applicable, all existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shat[ 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 applicablej} should be a minimum of i5-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 width far the easement should be required. Easement dedcations 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 for the proposed improvements, the following should be submitted: Q A copy of writ#en 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 SCVSA, and the appropriate signature blocks should be completed an the plans. 42 . , ' Par•l~wood Ttrract Esrares PUD Tenrative Plan Review PiYD SraJJ•Rgwrt Page 6 © A copy of written approval 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, ditch/channef inverts, street elevations, etc.), to which fhe proposed development's infrastructure will connect into existing improvements, prior to final construction plan design and submittal for fnaf approval. 9. Qverhead power fines. If applicable, coordinate efforts with Pacific Power and Light, US West, and TC[ Cable, to convert any overhead electrical power, telephone, or cable faa{ides within or adjoining the proposed development to underground facilities, prior to the acceptance by fhe City PWD-of the public improvements associated with the proposed development. Alf agreements and casts associated with the conversion of these facilities from overhead to underground facilities, shat{ be by and between fhe utility owners and the Developer. 10. The accurate locations of any existing underground and above ground public infrastructure, and the [ovation of fhe associated easements with these facilities, shall be accurately portrayed (both horizontally and vertically) on the construction plans, as-built drawings, and final plat map. ~ 1. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on My[ar~ and in an acceptable electronic form in AutoCAD® format. The Final Plat shalt be tied to a legal Government comer and the State Plane Coordinate System. The Final Plat shat[ either reflector 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 applicable, Developer shall provide a Statement of Water Rights (on a City approved form), for any affected properties. For properties determined to have wafer rights, the developer will coordinate with the State Watermaster the re-allocation of any waters attached to lands no longer - irrigable as a resuf# of the'p~opased development. ~- - - - - ~ ~ - - ~ - SfxeetslCraffrc Existing [mprovements - Hamrick Road -Secondary Arterial. Current ROW 60' wide, varying street width. Right-af Way required; 50 feet east of centerline. Beebe Road and Meadow -Brook Drive: Varying street widths with 64-foot right-of--way widths. 1. Construction drawings for this Tentative Plan shall include a Street Lighting Plan. Additional street tights will also need to be installed or exiting street lights possibly modified along Beebe Road and/or Meadowbrook Drive to afford proper fighting of ttie public and private street intersections with the proposed development. 2. The City PWD, at the cost of fhe Developer, shall evaluate the strength of the native soils and determine fhe street section designs for Packwood Terrace Lane and Paricview Drive in accordance with the City PWD Standards. Minimum street section far These two streets shad be as follows: 43 Par~Ewoaf Terrace Estates PC1D Tentative Plan Review PWD Sta,(f Report Page 7 - 3-inches Class "B" AC. - 6-inches of 1 "-0" crushed rock - 8-inches of 4"-0" crushed rack (City of Medford specifcatioos}, - Woven geatextile fabric over compacted subgrade. Street section (excluding the asphalt concrete 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 fhe proposed development's intersections with Beebe Road and Meadowbrook Drive. Storm Drainage, Irrigation Improvements 1. During the design of the storm drain collection and conveyance system (SO System}, which shall provide for and convey storm water run-off from and run-on onto the proposed development {either surface run-on or culvert or 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 approve! of the applicable properties owners and regulatory agencies has been obtained}, which accommodate any additional flow which exceed predevelopment flows. The Developer and the City PWD steal[ agree on the applicable run-off coef#icients, 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 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, wil{ need to be provided and storm drain conveyance tines may need to be up-sized as necessary to accommodate existing and future developed property storm water run-off from the applicable tax lots ~.e, "Area of Benefit"} located to the south of the proposed development. !f 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"} south of the proposed development, to provide additional capacity to accommodate the projected future developed flows of the Area of Benefit tax lots, Then the PWD would propose to compensate the Developer for the upsizing above a minimum pipe size of 24inch-diameter as per the methodology approved by the City Council. 3. Developer's engineer shall provide a site drainage plan with the fiacilities being designed, at a minimum, to accommodate a 10 year storm event. The SD system must be designed to adequately drain the 'l0-year storm event without surcharging, or must #~e provided with adequate storage to prevent surcharging; and be designed to not impact existing public storm drainage facilities. Any private storm drain system exceeding 3-inches in diameter shall be designed to directly connect to the public storm drain system (at a manhole or curb inlet only), and shall not be designed to discharge to the street surtaces. 4~ 1'r~{,,,y.,! !,'"~z. ,' I +7~:4'~ 1'f Ir 1. ~~r,:rn.' 1'l, i+r 1~<-~~~ 1•!r 1~ „„!r 1,,,~„„ 4 Roof drains and underdrains shall root be direct€y connected to public storm drain fines, and shall drain either to an on-site private storm drain system ar discloarge through a "pop-up drain" located in the landscape area behind the City's sidewalk. Prior to City PWD construction plan review, the Developer shall provide the City PWD with a complete set of hydrologic and hydraulic calculations and profile plots for sizing the SD system, which shall incorporate the use of file City PWD's rainfalilintensify curve, and City approved run- off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. Storm drain pipe materials shall be PVC, HDPE, or reinforced concrete, with water-tight joints meeting the requirements of ASTM 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 inlets/catch basins are to 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 mainfenance/cleaning purposes. 8. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots for private and public storm drains. Plat HGL on profile or provide a separate profile drawing tha# 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. [f so, then the perforated storm drain system she€I be designed to have adequate capacities to: C] Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and d Minimize silts, sands, gravels, and fines migration from the native soils into the SD system. The platted HGL shall include both the groundwater infiltration, and the storm water run-off and run-an 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 par second (fps). If flaw 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 shell be maintained through the base of the manhole or curb inlet_ [f 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 transitional fosses and enhance flow through the manhole or curb inlet. 11. Sheet flow surface drainage from the property anfo the public rights-of-way or onto neighboring proper#ies is unacceptable. 45 Pnrkwood Terraet Fstates PUD Tentative Plan Revrew PK'D Sta,~Report Aage 4 Sanitary Sewer 9. All sanitary sewer collection and conveyance system {SS System) design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, '1994 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority {BCVSA}, and the City PWD Standards, where applicable. 2. The construction plans and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA far completion of the review process. Upan completion of the review by BCVSA, completion of final revisions to the plans by the Developer=s engineer, and fallowing the final approval and signature on the canstruction plans by BCVSA, the Public Works Director will approve the puns in final form. 4. ~ All testing and video inspection of lines and manholes shall be clone in accordance with BCVSA requirements, at Developer's expense. The Developer shall provide BCVSA and the City with test reports, TV reports and certification of the sewer system construction prior to final acceptance. Water System - Existing 'f 2-inch-diameter water line installed in Beebe Road and Meadowbraok Drive. 9 . The water system shalt be designed to provide the required fire flow demand capacities for the proposed development, which meet Fire District 3 requirements, wi#h fire hydrant placement as approved by the City PWD and Fire District 3. Maximum spacing of fire hydrants shall be 304 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- diameterwater[ines in Beebe~Road and Meadowbrook Drive. Water service-fateral connection stationing and size shall be provided an construction plans and as-built drawings, 2: Developer shall comply with Oregon Health Division (OHD} and City requirements for backflow prevention. 3. Water service meter boxes shag be City PWD specified "Christy" brand meter boxes, that accommodate the Sensus touch-read equipment. City PWD will perform all "ho#" connections #o active water lines {including service lateral taps), unless otherwise appraved by the Public Works Director. Site work, Grading, and Utility Plans 9. Grading plans should have originallexisting grades and Tina[ grades plotted on the plan. Typically, existing grade contour lines are dashEd and screened back, and final grade contour fines 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. " 4G Parlwood Terrace 1<states P(/D Tentative Plan Review PWD SIa,Q'Report Rage IO 3. Provide City with a utility plan approved by each utility company which reflects a[I utility line locations, crossings, transformer locations, valves, etc. ~. Utility iocations must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. S. Afl f ll 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 1.5-foot of fili placed outside of public rights-of-way and that does not underlie bui{dings, structures, or vehicular access ways or parEcing areas. ;~