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HomeMy WebLinkAboutResolution 453 - Bohnert Estates - Tent. Plan,~. 7 «> r_1 PLANNING COMMISSION RESOLUTION NO. 453 A RESOLUTION GRANTING 'I"ENTATIVE PLAN APPROVAL FOR A LAND SUBDIVISION (Applicant (s) : W.L. Moore Properties, LLC & Joh~~ I7~~ke ) (372W03 Tax lot 4403, Bohnert Estates ) RecitaFs 1. Applicant(s) has/have submitted an application for tentative pla~~ approval for a land partition on a 12.7-acre parcel, located north of Taylor Road and west of Haskell Street in the R-2 zoning district in the City of Central Point, Oregon. 2. On June 1, 1999, the Cezatral 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 requirements for approval of land partitions and tentative plans are set forth in CPMC Title 16 and 17, relating to informational requirements, zoning, Iot 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. This partitioning in an R-2, Residential Two-Family zone would create the following parcels: Parcel 1: Approximately 14,535 square feet; Parcel 2: Approximately 23,873 square feet; Parcel 3: Approximately 10,683 square feet. Parcel 4: Approximately 9,896 square feet. Parcel 5: Approximately 9,863 square feet. Parcel 6: Approximately 9,831 square feet. Parcel 7: Approximately 9,893 square feet. Parcel 8: Approximately 14,139 square feet. Parcel 9: Approximately 15,680 square feet. Punning Commission Resolution No. 453 (06011999 } Parcel 8: Approxianatcly 14,139 square feet. Parcel 9: Approxiantatcly 15,680 square feet. Parcel 10: Appraxianately 9,674 square feet. Parcel 11: Approxianatcly 9,674 square feet. Parcel 12: Approxianatcly 9,559 square feet. Parcel 13: Approximately 9,645 scluarc feet. Parcel 14: Approximately 9,760 square feet. Parcel I5: Approximately 9,760 square feet. Parcel 16: Approximately 15,680 square Rect. Parcel 17: Approximately 15,680 square feet. Parcel 18: Approximately 9,760 square feet. Parcel 19: Approximately 9,760 square feet. Parcel 20: Approximately 9,645 square feet. Parcel 21: Approximately 9,645 square feet. Parcel 22: Approximately 9,760 square feet. Parcel 23: Approximately 9,760 square feet. .Parcel 24: Approximately 9,645 square feet. Parcels 1 and 2 and 3 rneetthe aninirnum area (6,000 square feet for interiat lots and 7,000 square feet for corner lots) and width (60 feet for interior lots and 70 feet for corner lots} requirements for lots in the R-2, Residential Two-Family zone as set forth in CPMC 17.24, and such parcels meet the general requirements for lots contained in CPMC 16.24.050. Parcel one meets the area and width requirements far flag lots contained in CPMC 16.36.040. C. Access to Flag Lot. CPMC 16.36.040 requires an access of at least 20 feet in width, paved with cement or asphaltic surface, for all flag lots created bypar-tition. The tentative plan submitted herein provides fora 20-foot wide access, to be paved with concrete, which satisfied the City code requirement. Section 3. Conditional Approval. The application for tentative plan for ]and partition herein is hereby approved, subject to the conditions set forth in Exhibits "A" arxd "B",narration and material submitted by Herb Farber, a bikeway, and a mutual agreement (to be resolved} on sidewalk repairs. The garages onOtto 1=3oulevard steal l have a 20 foot setback from the sidewalk and the City and the Developer shall reach an agreement regarding the flood plain. The utilities steall remain above ground until the completion ofthe "I,aylor• Road improvements. All exhibits attached hereto or by reference incorporated herein, are imposed under authority of CPMC Chapter 16.36. Passed by the Planning Commission and signed by me in authentication of its passage this ~'~' day of M , 199~'~ ~~%~A_s Planning Commission Resolution No. 453 (06011999 } ~'laa~aiin~ Coataat~issic~n Chair Approved by ane; this ~T~ day of I~t , 199~.~ Plaaaa~ia~~; Coanmissioa~ Chair Plann€ng Commission Resolution No. _453 (06011999 ) A TTF CT Exhibit B CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS REVISED STAFF REPORT for BOHNERT ESTATES TENTATIVE PLAN REVIEW PW#99003 Date: May 28, 1999 Applican#: W.L. Moore Construction, LLC, 1461 McAndrews Road, Medford, Oregon 97501 Agent: Herb Farber, Farber Surveying, 120 Mistletoe St., Medford, Oregon 97501 Property Owner: Project: Location Legal: Zoning: Area: Units: Plans: Report By Purpose W.L. Moore Properties, LLC, and John A. Duke, 1461 McAndrews Rnad, Medford, Oregon 97501 Bohnert Estates North of Taylor Road, East of the Intersection of Brad Way. T37S, R2W, Section 3, tax lot ~~43. R-2 8.7 Acres (approximately}. 24 lots, single family residences 1 page entitled "Tentative Plat of Bohnert Estates, 24 lots, dated May 22, 1999 prepared by Farber and Sons, Inc. Les 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 residential subdivision. Gather information from the DeveloperlEngineer regarding the proposed development. The proposed subdivision is in an area north of Taylor Road that is in an area of the City that has not undergone thorough master planning of public infrastructure: C~ City PWD staff are unaware of any street network master planning that has been reviewed and adopted by the City for this area of the City. a The City's current Water Master Plan illustrates a 12-inch diameter "grid" far the general area, with a 12-inch-diameter water line aligned near the eastern border of the subject property. ~ BCVSA's master planning for this area only indicates the existing lower bear creek interceptor. ~ City PWD staff are unaware of any storm drainage or flood controllconveyance master planning performed for this area of the City. However, it is our understanding that the Developer (wha owns or has an option to purchase land on neighboring properties) is in the process of performing the master planning required. Unfortunately, because of the current lack of thorough master planning for this portion of the City, 'r# is difficult if not impossible to determine the required public infrastructure needs and requirements far the proposed development. In particular: ~~ E3ofviert Estates Tentative Plan Review PWD ,staff Report Ma}r 25, 1999 Page Z ^ Streets: - The proposed development indicates a wider street right-af-way on Ot#a Boulevard which may correspond to classification of Otto Boulevard as a "collector" street. However it is unknown how this "collector" s#reet is planned to connect to either Highway 99 or Gran# Road; or on the planned alignment and configuration of the remainder of Otta Boulevard through the properties to the north of the proposed development. - The proposed intersection connection of Otto Boulevard to Taylor Road does not provide for the minium intersection separation distance of 300 feet to potentially 500 feet (if Brad Way were to be reclassified as a "collector" street as part of the LSNP work being currently performed} required for the separation of the proposed Otto Boulevard intersection and the existing Brad Way intersection located to the west of the proposed development along Taylor Road. -- The City and the Developer are actively participating in a project involving developing a transit oriented type development for #his area of the City, and the Ci#y is working with RVCOG and others to complete the Ci#y's Transportation System Plan (TSP) and Local Street Network Plan (LSNP} to determine the specifics and efficient layout of the City's s#reets and transportation system. The results of this work will likely dicta#e the layout and classification of the streets adjacent to and associated with this development. - It is possible, based on the limited access available #o Taylor Road, that the future access connection to the properties to the west and northwest of the proposed development would require access through Benston Drive, thus potentially classifying these streets as "collectors", which would require additional right-of-way dedica#ion and a wider street section for the development of these streets. However, the Developer is willing to stipulate tha# the street network system would not be developed so tha# Benston Drive would become a collector street as the result of fu#ure developmen#. ^ Domestic Wa#er: -- The "grid" system identified in the water master plan could be modified to potentially have the 12-inch-diameter water line aligned along Otto Boulevard; but designations of practical, feasible routes (typically aligned under streets} for interties afi this 12-inch-diameter water main to the existing 12-inch water line along Highway 99, and the future 12anch-diameter water line installation along Grant Road, north of Taylor Road, need to be determined prior to development of this water line "grid". ^ Storm OrainagelFlood Control: - Because of problems and inconsistencies noted in the review and analysis of other floodplain and floodway analyses work performed by FEMA on other portions of Griffin Creek, the PWD is recommending that a supplemental and/ar reanalysis of the Griffin Creek FIRM floodway and floodzone studies be performed, with participation by the Developer. The supplemental flood study would involve the .~. si 13ofrnert Estates Tentative Plan Review P IUD Staff Report May 25, 1999 Page 3 reach of Griffin Creek from Taylor Road to the point where Griffin Creek discharges under the railroad and highway crossings should be performed to identify floodway and flood zone boundaries, problem areas of flood conveyance, and potential mitigating measures which could be implemented prior to or concurrent with the development of the lands in this area to reduce the flooding potential and narrow the "area of special flood hazard" associated with Griffin Creek and raise the City's "Community Rating System" standard which could result in lower flood insurance rates far the affected City residents. The existing "area of special flood hazard" associated with Griffin Creek, as mapped by FEMA, nearly encompasses the entire proposed development. - A storm drainage master plan should be developed which illustrates how areas will drain to Griffin Creek and the required pipe sizes that will need to be installed to convey storm water run-off and surface drainage from the outlying areas to the west and east of Griffin Creek, to Griffin Creek. Based an the limited master planning that has been performed, and on the assumption that this development will be approved by the Planning Commission prior to the completion of the required infrastructure master planning, PWD staff have made some conservative recommendations and requirements as part of this staff report. If results, findings, and recommendations of the on-going infrastructure master planning indica#e that less conservative assumptions and measures are required, then the recommendations and requirements of this staff report could be modified by either staff approval or by Planing Commission action, as required by law. The City PWD is recommending that if the proposed development is approved then the proposed Development should be conditioned with requirements that are forthcoming from required traffic impact and street networking analyses, the TOD study, and flood studies that are currently under development or that will be completed as part of conditional approve[ of this and other planned or approved development in this area of the City. It is also recommended that this Development be conditioned with the requirement to participate in and pay an allocated portion of the cost for preparation of the traffic impact study and street network analysis and to complete floodway and floodzone supplemental analyses of Griffin Creek. It is proposed that the allocation of costs associated with the traffic impact study and street network analysis would be based on the #ax lot(s) size in ratio to the total area to be developed that is encompassed by these reports. The requirements, recommendations, and suggestions stated in this staff report are based on these premises. It should be noted that this staff report only addresses the first 24 lots, as subsequent development on the property to the north may will require supplemental or revised conditions of approval. Specie! Requirements Existing Infrastructure: 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 facili#ies, and that the existing infrastructure facilities have either adequate capacities to accommodate the flows and/or demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure, or will .. ~ti Bohnerf Estates Tentative Plan Review PWD Staff Report May 25, 1999 Page 4 be improved by and a# 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, utility owner, andlor property owner involved. 2. Rights-of Way and Easements: Taylor Road is designated as a secondary arterial type street. Developer should provide dedication for expansion of the right-of way slang Taylar Raad to a minimum of 88-feet in width {44-feet each side of centerline). Since the existing right-of-way width far Taylor Road is 70 feet {40-feet north of centerline}, the City will require a minimum of an additional ~-foot dedication for right-af-way along the Developer's property frontage with Taylar Road. This requirement of right-af-way dedication may be increased or decreased in width pending the conclusions and recommended street crass-sections to be provided in the traffic impact analysis and street network plan studies as approved by the City, that are to be prepared for the studied streets. The Developer should provide suitable and acceptable easements (minimum 15-foot in width} for any existing public works infrastructure, or public works infrastructure required for the development, that are located outside the public rights-of--way. A separate 90-foot minimum width public utilities easement (P.U.E.} should also be dedicated by the Developer for utility installation outside the Taylor Road right-of-way along the property's exterior frontage wi#h Taylor Road. Other P.U.E. are also required far dedication along the proposed streets in accordance with City PWD standards. 3. Traffic Study: As previously discussed with the Developer, a separate traffic impact study and street network analysis will not be required fior this development at this time. The City is working with the Developer and other developersllandowners in the northwest portion of the City to coordinate and develop a traffic impact study and street network analysis for the area based on projected development of the properties in the immediate vicinity of the proposed development. Therefore, it is the City PWD recommendation that the Developer should pay an allocated portion of the cost for preparation of this traffic impact study and street network analysis report. It is proposed that the allocation of cost would be based on the tax lot(s) size in ratio to the total area remaining to be developed within the study area. It is anticipated that this report will need to be completed during the master planning work associated with the upcoming development planned for the property to the north of the subject development. 4. Sfreet Lavout: As noted above, the proposed intersection connection of Otto Boulevard to Taylor Road does not provide for the minimum intersection separation distance required. Depending on the conclusions derived from the street network analysis of the traffic study described above, the orientation and layout of the streets may need to be modified from the street layout presented in the tentative plan. In particular would be the potential requirement for the movement of the Otto Boulevard intersection along Taylor Road so that the intersection either is moved further to the east, away from the Brad Way intersection to obtain the required separation, or to move the intersection to the west, and align Otto Boulevard with Brad Way. Both scenarios would require the Developer to obtain land which he does not currently con#roI and which he may not be able to obtain. The traffic study may identify other traffic control measures which could be installed on Taylor Road, Otto Boulevard, andlor Brad Way, which might mitigate the safety and traffic J / Bohnert Pstates 7'extative Plan Review PWD StaJj"Report May 13, 1999 Page S conveyance concerns that would be the result of the lack of the required spacing between intersections. 5. Otto Boulevard Callecfar Street Designation It is the City's PWD recommendation that if Otto Boulevard is to function and be classified as a "collector street", as described in the City's comprehensive plan, as currently required by ODOT for the development of collector streets and the provision for alternative modes of transportation. then the traveled way width (measured from curbface-to-curbface) shall include provisions for a minimum of two 'I2-foot-wide travel lanes, traffic turning lanes (14 feet in width, as required}, and bicycle lanes B feet in width as measured from the curb face. !t is also the City's PWD recommendation that if street parking were required by the developer on Otto Boulevard, that the street section width be increased by 6 or 12 feet, depending on if the Developer would request parking on one or both sides of the street. The total right-of-way dedication required for this "collector street" must include the development of 4.5 foot minimum width sidewalks, and a 2.5 foot-wide strip of land (which is located behind the sidewalk within the right-of--way far installation of water meter service boxes, fire hydrants, street light bases, etc}, on both sides of the street. The City's PWD and Planning Department are working with consultants on revising street-section requirements to possibly include the incorporation of a planter strip between the curb and the sidewalk. This planter strip would be a minimum of 3-feet wide and provide a space for placing "street trees", and other decorative plantings, and allow for provision of a "safety buffer" between the curbline and the sidewalk for pedestrians. This would require supplemental righ#-of-way designation and increase in sidewalk widths from the ~i.5-foot-width minimum to a b-foot-width minimum. The Developer is encourage to look at and possibly incorporate this type of "neo- classic" street design into the proposed subdivision. As illustrated on the tentstive plan, additions! turn lane and entrance lane street section width (and corresponding right-of-way width} may be required on Otto Boulevard at the intersection with Taylor Road. 6. Benston Drive Callectc,r Street Designation If Benston Drive is to be classified as collector streets to accommodate the projected future traffic flows from surrounding development, then the PWD is recommending that the street section width and required right-of-way dedications would be similar to the requirements fisted above for collector street designation of Otto Boulevard. 7. Improvements an_d Access to Taylor Raad: Taylor Road along the frontage of the subject tax lot is a rural road that does not meet City or County urban standards. The road will need to be improved, as a minimum, to meet City standards. The Developer will be responsible for, as a minimum, all "half-street" improvements to Taylor Road along the proposed development's property frontage with Taylor Road, and any applicable taper or end sections. The improvements include, but are not limited to, street section, curbs, gutters, sidewalks (preferably meandering sidewalks set back a minimum of 3-feet from the back of curb), an irriga#ed landscape buffer, bike laneslways, street lighting, storm drainage, and traffic control and delineation, which shall be coordinated and approved by the JC Roads and the City PWD, and designed and constructed at the expense of the Developer as part of the development of the proposed residential subdivision. The planned street section for Taylor Road will have acurb-to-curb width ranging from 60 to 72 feet. The actual paved street width required will be determined by the estimated traffic flows :~~- ~~ Bohnert Estates Tentative Plan Review PWI? Sta~Repor•t May 25, 1999 Aage 6 expected for the intersection presented in the traffic study and impact report to be completed for this area, and the road design determined by the City PWD. Sidewalks will need to be 6-feet in width. We are also recommending that no permanent access be allowed onto Taylor Road from the Development's property. This will require that lots ~ and 2 will need to have access on Otto Boulevard, and remove any existing access to Taylor Road. A suitable fence {constructed in accordance with City requirements} should be installed along the property's frontage with Taylor Road, with a provision that no gates be allowed to be constructed in the fence which would allow ingress or egress to Taylor Road. If the Developer will require temporary construction access to Taylor Road to facilitate construction equipment traffic, then the City PWD would concur with this temporary access if it is approved and as permitted by the Jackson County Roads and Parks Services {JC Roads). As approved by the City Administrator, the Developer may request or be required to defer any or all of the required improvements along Beall Lane until a later date. If any or all of the improvements are to be deferred to a later date, then the Developer wi[I be required to enter into a suitable deferred improvement agreement with the City/County for the development/improvement of the street section and appurtenances {i.e. sidewalks, curb, gutter, street lights, landscape buffer, storm drainage, etc.) along the development's frontages wi#h Beal[ Lane, as required and approved by the JC Roads and City PWD. $. Other Roadwa !m rovements; The Development will likely impact off-site arterial and collector roadways and intersections including, but not limited to, Grant/Taylor, TaylorlHaskefl, Haskell/Pine, Pine/Highway 99 and Grant/Beall roads and intersections. The extent of these impacts is unknown at this time, but will be quantified as a part of the pending traffic study (discussed in item 3 above}. It is recommended that if the City does not have a street SDC for collector and arterial streets improvements established at the time of building permit issuance for this proposed development, that the Development will be responsible for its cost share of the improvements made to the transportation system to mitigate the impacts to the system, as noted in the traffic impact study. The cost share attributable to the impacts presented by this Development will be quantified in the trafFc s#udy. 9. ;Erasion Control Plan: To meet current DEQ requirements, and pending federal mandated Phase 11 Storm Water Quality requirements, a suitable erosion control plan, utilizing best management practices and procedures, must be prepared and submitted to the Oregon Department of Environmental Quality {DEQ) and the City PWD for review and approval for 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. The approved erosion control plan must then be implemented to control and mitigate construction site storm water run-off, erosion control, sift and sand migration, nuisance dus# generation and migration, and pollution prevention. '10. Griffin Creek Setbacks :The Developer should address the requirements of CPMC Chapter '17.f0 pertaining to setbacks from floodways and creek banks, and CPMC Chapter 8.24 pertaining 6~ F}ohnert Estates Tentative Plan Revietiv PWD Sia~'1Zeport May 2S, 1999 Page 8 was not the result of the flow demands of the development, but is the direct result of providing additional capacity for the supplemental demands that may be placed on the water distribution system caused by additional surrounding future development (that is not related to the proposed development), or to address existing capacity shortcomings. The reimbursement methodology for water line up-sizing includes payment of the estimated material cost differences for the 8-inch-diameter versus 12-inch-diameter pipe and appurtenances. This reimbursement methodology is very similar to the methodology used by the Medford Water Commission for this same type of water line up-sizing. The methodology involves the City staff performing a pipe material take-off and determining the quantities of pipe materials needed. City staff will then obtain price quotes for the materials from two local material vendors. The staff will then average the quoted prices and develop a materials cost sheet for the 8-inch-diameter pipe and appurtenances and the 12-inch diameter pipe and appurtenances. The difference in the total materials costs obtained for the 8-inch-diameter and the 12-inch-diameter water line and appurtenances would be the amount that was eligible for reimbursement to the Developer. The reimbursement can be by direct reimbursement to the developer, or by credits issued against copection of City wa#er distribution system development charges (SDC) for the proposed development. Direct reimbursement can only be accomplished if adequate funds are available in the City's water distribution SDC fund and the funds have been identified and approved for reimbursement to a particular development in the fiscal year in which reimbursement is requested. 13. RRVID Facilifies: If the development will require the alteration or modification of existing Rogue River Valley Irrigation District {RRVID) irrigation facilities, then the Developer should be required to coordinate with and perform the required alterations/modifications to accommodate the proposed development and maintain the RRVID facilities, as approved by RRVID. 14. Sight-Triangles: Field review of the subject property`s access to Taylor Road indicate that sight-triangles can be developed only with significant tree and other vegetation removal an the Development`s property and on Tax Lot ~~402 to afford the proper sight vision triangles for a collector street connection (Otto Boulevard) to a secondary arterial street (Taylor Road). This type of street intersection requires establishment and maintenance of a minimum 55-foot sigh# triangle, unless o#herwise permitted by the PW Director in accordance with AASHTOIITE standards. The location of the sight vision triangles shall be illustrated on the construction plans prepared and submitted for the proposed development. The sight vision triangle areas should be cleared of any obstructions prior to the commencement of construction work on this project. General Alf 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 Administra#or or his designee prior to the approva! 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 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 ~~.. 6~ Rohnert Estates Tentative Plan Revretiv PWD 5tafj"Repw•t May 25, 1999 Page 9 Wildlife (DFW}, Oregon Department of Environmental Quality (DEQ), Oregon Division of State Lands (DSL}, U.S. Army Corps of Engineers (ACOE), affected irrigation districts, and JC Roads, as applicable. 3. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-built" drawings. if feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy" form (produced on Mylar®) and in a "digital" #ormat compatible with AutoCAD~, or other form as approved by the City I'WD. As-built drawings are to be provided to the City which provide "red-line" changes to final approved construction plans that identify the locations and or elevations (as appropriate) of actual installed items, including, but not limited to, invert, inlet, and rim or lip elevations; spot elevations identified on drawings; road alignment; wa#er lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to stree# section; manhole and curb inlet locations; s#reet light locations; other below grade utility line locations and depths; etc. Provide a "red-line" hard copy (on Myla~), or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD~' compatible drawing electronic file to the City at 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. All elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shat[ 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 which shall be as jointly determined by the City PWD and the Developer. 5. If applicable, all existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shall be removed from the site and either recycled or properly disposed of in accordance with 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 lines. Easements for public storm drainage, sanitary sewer, and water fines should be dedicated #a 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 for the easement should be required. Easement dedications in final deeds or CC&Rs need a statement which should clearly indicate that easements must be maintained with suitable, driveable vehicular access to City public infrastructure facilities, as determined by the City PWD. 7. Prior to the City PWD final approval of the construction plans for the proposed improvements, the following should be submitted: ^ A copy of written approval from Fire District 3 of the final street and driveway layout, site access, fire hydrant placement, and water system improvement plans for the proposed development. ^ The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blocks should be completed on the plans. ?3ohnert Estates Tentative Plan Review PWD Staff Report May 25, 1999 Page 1 D ^ A copy of written approval from JG Roads regarding Taylor Road improvements (as applicable) and temporary construction access connections to Taylor Road. $. Field verify all existing infrastructure elevations and locatians (i.e. pipe inverts, curb elevations, top of banks, ditchlchannel inverts, street elevations, etc.), to which the proposed development's infrastructure will connect into existing improvements, prior tv final construction plan design and submittal for final approval. 9. Overhead power lines. If applicable, coordinate efforts with Pacific Power and Light, US West, and TCI Cable, to convert any overhead electrical power, telephone, or cable facilities within or adjoining the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. All agreements and costs associated with the conversion of these facilities from overhead to underground facilities, shall be by and between the utility owners and the Developer. 10. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed (both horizontally and vertically) on the construction plans, as-built drawings, and final plat map, as applicable. ~ 1. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on Myla~' and in an acceptable electronic form in AutoCAD® format. The Final Plat shall be tied to a legal Government corner and the State Plane Coordinate System. The Final Plat shall either reflect or be later modified to reflect any applicable "red-line" changes noted in the construction "as-builts", at the discretion of the City Administrator or his designee, and as permitted bylaw. '12. If applicable, Developer shall provide a Statement of Water Rights {on a City approved form), for any affected properties of the proposed development that have existing water rights, or which are going to obtain water rights. Far properties determined to have water rights, the developer will coordinate with the State Watermaster the re-allocation of any waters attached to lands no longer irrigable as a result of the proposed development. StreetslTraffic Existing Improvemen#s - Taylor Road -Secondary Arterial. Current ROW 60' wide, varying street width. Right-of Way required: 44 feet north of centerline. Construction drawings for this Tenta#ive Plan shall include a Street Lighting Plan and Traffic Delineation Plan in accordance with the requirements of the City PWD. Additional street lights will also need to be installed at the intersection of Otto Boulevard and Taylor Road, along Taylor Road, and the s#reets and intersections of the proposed subdivision in accordance with City requirements. The street lights an Taylor Road will be at approximate 200-foot spacings. Street lights installed within the Development shall be placed in a "zig-zag" pattern along the streets and a# maximum 200-foot spacing (as measured from light post to light post) to afford proper lighting of the public rights-of--way. The Street Ligh#ing Plan shall be of a design and at locations as approved by the City PWD and Pacific Power. J r - ~ V 13ol~nert Estates Tentative Plan Review PWD Stafj"Report May 25, 1999 Page 11 2. The City PWD, at the cast of the Developer, shall evaluate the strength of the native soils and determine the street section designs for the subdivision's streets and Taylor Road in accordance with the City PWD Standards. The City's engineering staff or selected engineering consultant (at Developer's expense}, shall evaluate the strength of the native soifs and determine the street section designs in accordance with the City PWD Standards. Minimum street section for the subdivision streets shaft be as follows: - 3-inches Class "B" A.C. - 6-inches of 314"-g" crushed rock - 8-inches of 4"-0" crushed rock (City of Medford specifications}, - Woven geotextile fabric over compacted subgrade. Minimum street section for Taylor Road shall be as follows: - 4-inches Class "B" A.C. - 8-inches of 314"-0" crushed rock - 14-inches of 4"-0" crushed rock (City of Medford specifications}, - Woven geotextile fabric aver compacted subgrade. Street section (excluding the asphalt concrete por#ion) shall be extended underneath and a minimum of two feet beyond the curb and gutter section. 3. As applicable, s#op signs and traffic delineation (i.e. "stop bars") shall be required and installed by the City PWD {at the Developer's expense} at the proposed development's intersection with Taylor Road, and the intersections with Otto Boulevard. Storm Drainage, Irrigation Improvements 1. The developer shall develop a plan for the storm drain collection and conveyance system which provides far run-off from and run-on onto (including surface water conveyance) the proposed development, any future and existing 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 west of the proposed development). 2. Storm drainage conveyance pipe stub-outs, through suitable easements in the development, will need to be provided and storm dram conveyance lines may need to be up-sized as necessary to accommodate existing and future developed property storm water run-off from the applicable tax lots {i.e. "Area of Benefit"} located to the west of the proposed development. if the storm drain lines are needed to be up-sized from the size necessary to accommodate the proposed development and the storm water fifows from the existing development of the tax lots (i.e. "Area of Benefit"} in the vicinity 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 far the upsizing above a minimum pipe size of 24- inch-diameter as per the methodology approved by the City Council. J ~ohnert Estates Tentative Plan Review PWD Staff Report May 25, 1999 Page 12 3. During the design of the storm drain collection and conveyance system (SD System), the Developer shall demonstrate that the storm water flows from the completion of the proposed development (and at any time prior to completion of development) do not exceed predevelopment flows; or that existing capacity, allowances, or provisions have been made (and approval of the applicable properties owners and regulatory agencies have been obtained), which accommodate any additional flow which exceed predevelopment flaws. The Developer and the City PWD shall agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering calculations. 4. Developer's engineer steal[ provide a site drainage plan with the facilities being designed, at a minimum, to accommodate a 10 year storm event. The SD system must be designed to adequately drain the 10-year storm event without surcharging or must be provided with adequate storage to prevent surcharging; and be designed to not impact exis#ing public storm drainage facilities. Any private storm drain system exceeding 3-inches in diameter shat! be designed to directly connect to the public storm drain system (at a manhole or curb inlet only), and shall not be designed to discharge to the street surfaces. 5. Roof drains and underdrains shall not be directly connected to public storm drain lines, and shall drain either to an on-site private storm drain system or discharge at the curb face. 6. Any discharge points of the storm water facilities shall be designed to provide an aesthetically pleasing, useful, and low maintenance facility, that are designed to mitigate erosion, damage, or loss during a 100 year storm event associated with Griffin Creek, as applicable; and that mitigate the "attractive nuisance" hazards associated with these types of facilities. Developer's engineer steal! determine how SD system will work during 10-year and 100 year flood events associated with Griffin Creek. Identify the HGL in Griffin Creek during the 10-and 100-year storm events, and what affect it will have on the proposed outlets and storm drain system. System should be designed to adequately drain 10-years#orm without surcharging or should be provided with adequate storage to prevent surcharging; and be designed to prevent backflow of water from the creeks up into SD system during storm events. 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 plats 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. $. 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) orsand-cement slurry (in areas outside the rights-of-way) 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 to the bottom of the catch basin, then the inlets and catch basins shall be designed to afford suitable "man" entry for maintenancelcieaning purposes. - ~i Rohnert Estates Tentative Plan Review PWD Staj}'Reporl May 25, 1999 Page 13 10. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots far private and public storm drains. Plot FiGL on profile or provide a separate profile drawing #hat 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 s#orm. 11. The Developer may wish to incorporate the use of a perforated SD system. If so, then the perforated storm drain system shall be designed to have adequate capacities to: C] Canvey the collected groundwa#er and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and C7 Minimize silts, sands, gravels, and fines migration from the native soils into the SD system. The plotted HGL shat[ include both the groundwater infiltration, and the storm water run-off and run-on inflows into the SD system. 12. 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 manhole 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 transitional losses and enhance flaw through the manhole or curb inlet. 13. Sheet flaw surface drainage from the property onto the public rights-of--way or onto neighboring properties is unacceptable, with the exception of surface drainage from front yards. The City has been permitting a variance from this requirement {and the municipal code) in regards to allowing surface drainage from front yards of residential development. Sanitary Sewer 1. Ali sanitary sewer collection and conveyance system {SS System} design, construction and testing shall conform to the standards and guidelines of the Oregon DBQ, 1990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority {BCVSA}, and the City PWD Standards, where applicable. 2. The construction plans and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by BCVSA, completion of final revisions to the plans by the Developer's engineer, and following the final approval and signature on the construction plans by BCVSA, the Public Works Director will approve the plans in final form. "~ 2 L3o'anert Estates Tentative flan Review PWD Staf}"Report May 25, 1999 Page 14 4. All testing and video inspection of (fines and manholes shall be done in accordance with BCVSA requirements, at the Developer's expense. The Developer shall provide BCVSA and the City with test reports, TV reports, and certification, as applicable of the sewer system construction prior to final acceptance. Water System - Existing 12-inch-diameter water line installed in Taylor Road. 1. The water system shat[ be designed to provide the required fire flow demand capacities for the proposed development, which meet Fire District 3 requirements, with fire hydrant placement as approved by the City PWD and Fire District 3. Maximum spacing of fire hydrants shall be 300 feet, unless o#herwise approved by Fire District No. 3 and City PWD. If feasible, the water system shah be of reinforced flow {"looped") design, with valved connections {taps or direct connections} to the existing 12-inch-diameter waterline in Taylor Road. Water service lateral connection sta#ioning 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 backflow prevention. 3. Water service meter boxes shall be City PWD specified "Christy" brand meter boxes, that accommodate the Sensus touch-read equipment. City PWD will perform all "hot" connections to active water lines {including service lateral taps), unless otherwise approved by the Public Works Director. Site work, Grading, and Utility Plans Grading plans should have original/existing grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on top of the existing grades and are in a heavier line width and solid. Contour lines should be labeled with elevations. 2. All structures shall have roof drains, area drains, andlor crawl spaces with positive drainage away from the building. 3. Provide City with a utility plan approved by each utility company which reflects 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. 5. AI[ fill placed in development shall be engineered fill that is suitably placed and compacted in accordance with City PWD and current adopted UBC standards, except for the upper 1.5-foot of fill placed outside of public rights-of--way and that does not underlie buildings, structures, or vehicular access ways or parking areas. ~~