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HomeMy WebLinkAboutResolution 452 - Brookfield Estates - Tent Plan PLANNING COMMISSION RESOLUTION NO. 452 A RESOLUTION GRANTING TENTA'T'IVE PLAN APPROVAL FOR A LAND SUBDIVISION (Applicant {s} : Lauis F. Mahar/Pacific Trend Building Company, Brookfield Estates } ( 372W10BA Tax Lots 6401 and 6501, 372W10BB Tax Lot 100 ) Recitals 1. Applicants} has/have submitted an application for tentative plan approval for a laud partition on a 13.2 -acre parcel, located east of the LDS Church, south of Taylor Road and north of the West Pine Villa Subdivision in the City of Central Point, Oregon. 2. On 3une 1, 1999 ,the Central Point Planning Commission conducted aduly-noticed public hearing on the application, at which time it reviewed the City staff repoz•ts and heard testimony and comments on the application. Now, therefore; BE 1T 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, lot dimension, access, and similar requirements. Section 2. Findin anal Conclusions. The Planning Cozrzmission finds and determines as follows: A. Tentative Plan Re uirements. The application and tentative plan are in the correct form and contain all of the information required by CPMC 16.10. B. Area and Width of Lot. This partitioning in an R-1-8, Residential Single Family zone would create the following parcels: Parcel 1: Approximately 9,450 square feet; Parcel 2: Approximately 8,003 square fee#; Parcel 3: Approximately 8,003 square feet. Parcel 3: Approximately 8,003 square feet. Parcel 4: Approximately $,003 square feet. Parcel 5: Approximately 8,003 square feet. Parcel 6: Approximately 8,003 square feet. Parcel 7: Approximately $,003 square feet. Planning Commission Resolution No. ~~€52 (06011999 ) Parcel 8: Approximately 8,003 square feet. Parcel 9: Approximately 5,003 square feet. Parcel 10: Approximately 8,003 square feet. Parcel 11: fpproximately 8,005 square feet. Parcel 12: Approximately 9,114 square feet. Parcel 13: Approximately 9,437 square feet. Parcel 14: Approximately 11,451 square feet. Parcel 15: Approximately 11,640 square feet. Parcel lb: Approximately 11,852 square feet. Parcel 17: Approximately 10,597 square feet. Parcel 18: Approximately 12,797 square feet. Parcel 19: Appmxinaately 8,714 square feet. Parce120: Approximately 12,253 square feet. Parcel 21: Approximately 9,441 square feet. Parcel 22: Approximately 8,003 square feet. Parcel 23: Approximately 8,003 square feet. Parce124: Approximately 8,003 square feet. Parcel 2S: Approximately 8,003 square feet. Parce126: Approximately 10,402 square feet. Parcel 27: Approximately 11,527 square feet. Parcel 28: Approximately 13,3b8 square feet. Parce129: Approximately 12,597 square feet. Parcel 30: Approximately 19,14b square feet. Parcel 31: Approximately 14,093 square feet. Parcel 32: Approximately 9,912 square feet. Parcel 33: Approximately 10,006 square feet. Parcel 34: Approximately 10,030 square feet. Parce135: Approximately 8,Ob4 square feet. Parcel 36: Approximately 8,008 square feet. Parcel 3 7: Approximately 8,001 square feet. Parcel 3 8: Approximately 8,067 square feet. Parcel 39: Approximately 9,314 square feet. Parce140: Approximately 9,310 square feet. Parce141: Approximately 9,053 square feet. Parce142: Approximately 9,802 square feet. Parcel 43: Approximately 8,511 square feet. Parce144: Approximately 8,118 square feet. Parcel 45: Approximately 8,027 square feet. Parcel 4b: Approximately 8,151 square feet. Parcel 47: Approximately 8,119 square feet. Parce148: Approximately 8,793 square feet. All parcels meet the minimum area (8,000 square feet for interior lots anal 8,000 square feet Planning Commission Resolution No, 452 (4611999 ) square feet for coz-nez- Iots) and width (60 feet for interior lots az~d '70 feet for cozYxer Iots} requirements for lots in the R-1-8 zone as set forth in CPMC 17.20, and such parcels meet the general requirements for lots contained in CPMC 16.24.050. Parcel 1 meets the area azad width requirements for flag Iots 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 by partitia~~. 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 A royal. The application for tentative plan for land partition herein is hereby approved, subject to the conditions set forth on Exhibit "A"and "B", attached hereto by reference incaiparated herein, imposed under authority of CPMC Chapter 16.36. Passed by the Planning Commission and signed by me in authentication of its passage this 1st day of June, 1999. Planning Commission Chair ATTEST: City by me this ~. ~ ~-- day of ~~-- , 1999. Planning Commission Chair Planning Cor7zznissian Rasalution No. ^452 (06011999 ) Attachment A PLANNING DEPARTMENT RECOMMENDED CONDITIONS OF APPROVAL Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CC&Rs) for the Brookfield Estates Subdivision. 2. The applicant shall comply with all requirements of affected public agencies and utilities as they pertain to the development of the Brookfield Estates Subdivision. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with all federal, state and local regulations, standards and requirements applicable to the development and construction of the Brookfield Estates Subdivision. 4. The applicant shall participate financially in a traffic impact study anal street network analysis initiated by the City. Additionally, the applicant shall implement applicable study recommendations and mitigate any traffic impacts created by the project. G:IPLANNING198069. WPD 4( Attachment B CITY OF CENTRAf, POfNT DEPARTMENT OF PUBLIC WORKS STAFF REPORT far BROOKFIELD ESTATES TENTATIVE PLAN REVIEW PW#98069 Date: May 24, 1999 Applicant: Louis F. Mahar, Pacific Trend Building Company, 1014 N. Riverside Avenue, Medford, Oregon 97501 Agent: Douglas C. McMahan, Hatbuhr & Assoc., 1062 E. Jackson Street, Medford, Oregon 97504 Property Owner: Same as Applicant Project: Brookfield Esta#es Location: South of Taylor Road and Sunland Avenue Intersection, and east of Mormon ChurchlTempie site. Legal: T37S, R2W, Section 10BA, tax lots 5407 and 6501, and T37S, R2W, Section 10BB, tax lo# 104. Zoning: R-1-8 and R-1-10 Area: 13.3 Acres (approximately). Units: 47 lots. Plans: 1 page entitled "Brookfield Estates" Tentative Pfan, date stamped January 12, 1999. Report By: Lee N. Brennan, Public Works Director Purpose Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer") regarding City Public Works ©epartment (PWDj standards, requirements, and conditions to be included in the design and development of the proposed residential subdivision. Gather information from the DevelopeNEngfneerregording the proposed development. The City PWD is recommending that the proposed Development be conditioned wi#h 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 approval 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 analyses of Hom and Jackson Creeks. It is proposed that the al{ovation of costs associated with the traffic impact study and street network analysis would be based on the tax 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. Special Requirements 1. Existing Infrastructure: The Developer shall demonstrate that all connections to existing infrastructure (i.e. s#reets; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will not interfere with or provide far the degradation of the existing effective level of service or operation of the infrastructure facilities, and that the existing infrastructure facilities have either adequa#e capacities to accommodate the flows and/or demands imposed on the existing r ~ ~ ~~ 13roo~eld Estates Tentative Plan Review PWD Stafj"Report A1ay 24, 1949 Page 2 infrastructure as the result of the connection of the proposed development's infrastructure, or will be improved by and at the expense of the Developer to accommodate the additional 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-Wa,y- and Easements: Taylor Road is designated as a secondary arterial type street. Developer should provide dedication for expansion of the right-of-way slang Taylor Raad to a minimum of 88-feet in width (44-feet each side ofi centerline}. Since the existing right-off way width far Taylor Road is 60 feet, the City will require a minimum of an additional ~ 4-foot dedication for nigh#~-af-way along the Developer's property frontage with Taylor Road. This requirement of right- of-way dedication may be increased ar decreased in width pending the conclusions and recommended street cross-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-af way. A separate 10-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 with Taylor Raad. Other P.U.E. are also required for dedication a{ang the proposed streets in accordance with City PWD standards. 3. Traffic Studer As previously discussed with the Developer's Agent, a separate traffic impact study and street network analysis wit! not be required for this development at this time. The City is working with the Developer and other developers/landowners in the northwest portion of the City to coordinate and develop a traffic impac# study and street network analysis for the area based an 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„Layauf. ©epending vn the conclusions derived from the street network analysis, 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 possible connection of the extension of Donna Way to a street intersection with Taylor Road, across from the intersection of Tayfor Road and Sunland Avenue. The City PWD is recommending that the street layout for the proposed development be orientated and positioned to accommodate the conclusions and recommendations of the traffic impact and street network study, as feasible and agreed to by the Developer and City PWD. Consideration should be given to the existing street orientation and absence of sidewalks along Donna Way when determining street layout and orientation. 3'~ $roa~eld Eslales Tentative Flan Review PWD Sta~J'Report May 24. 1999 Page 3 5. Pedestrian Access Ways: As applicable, suitable improved (asphalt or portland cement concrete surfaces, with suitable base courses) pedestrian and bicycle access ways should be dedicated by the Development for direct access to Taylor Road, if no direct street connection is made to Taylor Road from these streets. A suitable pedestrian/bicycle access way should be provided across lot 40 to align with the pedestrian access way going east from MendoSia Way an the City's lot in A1litchefl's t.anding Sutxiivision. An additional improved bicyclelpedestrian access way should also be provided through the proposed Development across the southern portion of lots 41, '54,13, and 12 fa provide connection to the access way of tax lot E800 of Section 1QBA, which has eventual connection to Brad Way. It is recommended that the access ways be required to have a minimum of 10 feet in width. 6. Improvements and Access to Taylor Road: 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 w11 need to be improved, as a minimum, to meet City standards. The Developer wil! be responsible for, as a minimum, all "half-streetT 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 imgated landscape buffer, bike ianes/ways, street lighting, storm drainage, and traffc 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 religious facility. The planned street section for Taylor Raad wilt have a curio-to-curb width ranging from 60 to 72 feet. The actual paved street width required will be determined by the estimated traffic flows expected for the intersection presented in the traffic study and impact report to be completed far this area, and the road design determined by the City PWD. Sidewalks wilt need to be 8-feet in width. The City PWD is recommending that these improvements be constructed as part of the development, and that defermen# of these improvements not be allowed. We are also recommending that no permanent access (except for the creek maintenance road) tae allowed onto Taylor Road from the Development`s property. 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 Raad to facilitate construction equipment traffic, then the City PWD would concur with this temporary access if it is approved and as permifted by the Jackson County Roads and Parks Services {JC Roads). 7. Other Roadway I~rovements: The Development wit! likely impact off-site arterial and collector roadways and intersections including, but not limited ta, GrantlTaylor, TaylorlHaskell, NasketllPine, PinelHighway 99 and Grant/Seall 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 wilt be responsible for its cost share of the improvements made to the transportation system to mitigate the impacts to the system, as Hated in 38 ~3rool~eld la~siaies Teniaiive Plan Review PWD StaJ)'Repori May 24, 1999 Page 4 the traffic impact study. The cost share attributable to fhe impacts presented by this Development wilt be quantified in the traffic study. 8. Erosion Gontral 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 fhe City PWD for review and approval for fhe construe#ion 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, erosinn control, silt and sand migration, nuisance dust generation and migration, and pollution prevention. 9. Nom and Jackson Creek Setbacks :The Developer should address the requirements of CPMC Chapter 17.80 pertaining to setbacks from floodways and creek banks, and CPMC Chapter 8.24 pertaining to flood damage prevention and hazard mitigation associated with Horn and Jackson Creeks. These requirements may make same of the lots in the proposed development unbuildable. City PWD is recommending that the Developer should be required to dedicate a maintenance access easement and to construct a suitable 20-foot maintenance access road, as indicated in the creek setback requirements of the City's municipal code, on the east sides of Horn and Jackson Creeks, with suitable concrete driveway connections and bollard installation at the connection of these access roads to Taylor Road and Summerlin Drive, as applicable. 10. Floo_ d_Analyses of Horn and Jackson Creek The proposed development places improvements and structures within or alters the 100-year fioodzones associated with Hom and Jackson Creeks. The Developer should be required to have a'100-year flood study analysis performed. The flood study should provide findings which indicate what affect does the placement of the proposed improvements and structures have on the base flood elevation and floodway and floodzone boundaries, and what affects will the modification of the floodplain elevation and floodzone boundary have on the existing facilities and properties surrounding the proposed development. The proposed development should not place improvements and structures within the 100-year floodzone associated with Hom and Jackson Creeks which would raise the height of the floodzane elevations and which would subsequently affect existing surrounding development. The study should also include finish floor elevations of all existing structures that may be affected by any changes in the floodplain. The Developer's engineer shall determine the existing base flood flow rates and the base flood elevation contours; and illustrate the existing boundaries of the floodplain and floodway for a 900-year "base flood„ storm event associated with Hom and Jackson Creeks through the affected properties. The construction drawings shall indicate the revised base flood elevation contours and boundaries of the floodplain and floadway expected to occur following the completion of any development within the identified floodzone (also referred to as the "Area of Special Flood Hazard"), including any affected sidegradient nr upgradient areas. The information determined in this study will also be used to determine minimum finished floor elevations for any structures that will be placed within the area of special flood hazard. The parameters, assumptions, and methodologies used in the flood study should be in compliance with FEMA and DLCD requirements for floodplain analysis, and be presented in a format that is suitable for submission to FEMA as a potential letter of map revision request, if it is of benefit to the proposed 3~ Broo~eld Fstares Tentative Plan Reviefv PW.tJ Staff Report May 24. ! 999 fageS subdivision to modify the limits of the floodway and floodzone a# these two creeks. Because of the Known flooding problems associated with Horn Creek in the area of this development, City PWD staff is recommending that the flood study include the analysis of a bypass conveyance of highwater flows from Nom Creek into .lacksan Creek, i# there is sufficient capacity within ~lackson Creek to accommodate these additional flood flows from Horn Creek. City PWD staff is recommending that the City pay for this portion of the study as it is of direct benefit to the City and will be of use when developing the City's Storm Water Master Plan. If the bypass conveyance is deemed feasible, it is recommended that the Developer be required to provide suitable easements for installation of the bypass conveyance; and that the Developer install the bypass conveyance facilities as part of the development of the proposed subdivision, at the City's expense. 11. 12-inch-diameter Water i! ine Along Taylor Roacf: The Development will be connecting into the 12anch-diameter water line that is to be constructed along Taylor Road as part of the development of the Medford Temple for the LDS Church, which is being constructed on the adjacent tax lot. As discussed with the Developer, the Developer will be responsible to coordinate and develop any cost sharing agreements with the LDS Church for the proposed Development's apportioned share (based on line length along the Development's frontage with Taylor Road in relation to the total length along Taylor Raad to be installed) of the costs for the construction and development of this 12-inch-diameter water line, less any up-sizing reimbursement credits provided to the LDS Church by the City. 12. RRVID Facilities: If the development will require the alteration or modification of existing RRVID irrigation facilities, then the Developer should tae required to coordinate with and perform the required alterations/modifications to accommodate the proposed development and maintain the RRVtD facilities. 13. Sight-Triangles: Field review of the subject property's access to Taylor Road indicate that sight-triangles can be developed That afford the proper sight vision triangles for a local street connection to a secondary arterial street (Taylor Road). This type of street intersection requires establishment and maintenance of a minimum 55-foot sight triangle. The location of the sight vision triangles shall be illustrated on the construction plans prepared and submitted for the proposed development. Generat All construction a# 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, andlar 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 shall provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but not limited to, the Oregon Department of Fish and Wildlife (D1=W), Oregon Department of Environmental Quality (DEQ), Oregon Division of Sta#e ~~ L3raalfdeld F~rrates Teniatrve Plan Revielr PWD SiaJj~Report May 24, 1999 Page 6 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 shat! provide the Public Works Department with "as-built" drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in bath a "hard copy" form (produced an Myla~} 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 City which provide "red-line" changes to final approved construction plans that identify the locations and or elevations (as appropriate) of actual installed items, incPuding, but not limited to, invert, inlet, and rim or lip elevations; spot elevations identified on drawings; road alignment; water Tines, 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 Mylar~}, or an approved alternative format, of construction drawings, and if feasib{e, an accep#able 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. ~. All elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shall be tied into an established City approved benchmark and be so Hated on the plans. At least one permanent benchmark shall be provided for the proposed development, the location of which shall be as jointly determined by the City PWD and the Developer. S. If applicable, aPP 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 far City infrastructure (i.e. sanitary sewer, water, and storm drain [if applicable]) should be a minimum of ~ 5-#eet wide, and should Hat split lot lines. Easements for public storm drainage, sanitary sewer, and water lines should be dedicated to the City and Hat just a P.U.E. Centerline of buried infrastructure shall be a{igned 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 shoo{d be required. Easement dedications in final deeds or CC&Rs need a statement which should clearly indicate #hat 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 fins{ approval of the construction p{ans for the proposed improvements, the fallowing shoo{d be submitted: ^ A copy of written approval from Fire Dis#rict 3 of the final street and driveway Payout, 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 an the plans. 4 .~ Rroo~efd E:siares Tenlatrve Plan Review= Pdt~D StaJj"Report ,rra~ za, 1999 Page 7 D A copy of written approval from JC Roads regarding Taylor Road improvements {as applicable) and temporary construction access connections to Taylor Road. 8. Field verify all existing infrastructure elevations and locations (i,e. pipe inverts, curb elevations, top of banks, ditch/channel inverts, street elevations, etc.), to which the proposed development's infrastructure will connect into existing improvements, prior fa final construction plan design and submittal far 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, ar 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. A!1 agreements and costs associated with the conversion of these facilities from overhead to underground facilities, shall be by and between the utility owners and the Developer. 10. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed (both horizontally and vertically) on the construction plans, as-built drawings, and final plat map. 11. The Deveiope~'s engineer or surveyor shall provide to the Public Worics Department a drawing of the recorded Final Plat map reproduced on Mylar~' and in an acceptable electronic form in AutoCAD~ format. The Final Plat shall be 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 Hated in the construction "as-builts", at the discretion of the City Administrator or his designee, and as permitted by law. 12. If applicable, Developer shall provide a Statement of Water Rights (on a City approved farm), for any affected properties. For 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 Improvements - Taylor Road -Secondary Arterial. Current ROW 64' wide, varying street width. Right-of Way required: 44 feet east of centerline. Donna Way: 36-wide street (curb to curb) with 50-foot right-of-way width. 1. Construction drawings for this Tentative Pian shall include a S#reet Lighting Plan and Traffic Delineation Plan in accordance with the requirements of the City PWD. Additional street lights will also need to be installed or existing street fights possibly modified along Taylor Road and Donna Way to afford proper lighting of the connection of the proposed development's streets to these streets. Street lights shall be placed in a "zig-zags pattern along the streets and at maximum 20D- foot spacing (as measured from light post to light post) to afford proper lighting of the public righfs- of--way. The Street Lighting Plan shall be of a design and of loco#ions as approved by the Cify PWD and Pacific Power. 42 Brool~eld Frtates Tentative Plan Review PWD Stafj'Reporl May 24, 1999 Page 8 2. The City PWD, at the cost of the Developer, shall evaluate the strength of the native soils and determine the street section designs far the subdivision's streets and Taylor Road in accordance with the City PWD Standards. The City's engineering staff or selected engineering consulfant {at Developer's expense), shall evaluate the strength of the native soils and determine the street section designs in accordance with the City PWD Standards. Minimum street section for the subdivision streets shalt be as follows: - 3-inches Class "B" A.C_ - 6-inches of 314"-0" crushed rack - 8-inches of 4"-0" crushed rock (City of Medford specifications), - Woven geotextile fabric over compacted subgrade. Minimum street section far Taylor Road shall be as follows: - 4-inches Class "B" A.C. - $-inches of 314"-0" crushed rock - ~4-inches of 4"-0" crushed rock {City of Medford specifications}, - Woven geotextile #abric over compacted subgrade, Street section (excluding the asphalt concrete portion) shall be extended underneath and a minimum of two feet beyond the curb and gutter section. 3. As applicable, stop signs and traffic delineation {i.e. "stop bars"} shall be required and installed by the City PWD (at the Developer's expense) at the proposed development's intersection with Taylor road, and the intersections with Summerlin Drive, as applicable. Storm Drainage, Irrigation improvements The developer shall develop a plan for the storm drain collection and conveyance system which provides for run-off from and roan-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 fhe east of the proposed development). 2. Storm drainage conveyance pipe stub-outs, through suitable easements in the development, will need to be provided and storm drain conveyance lines may need to be up--sized as necessary to accommodate existing and future developed property storm water run-off from the applicable tax lots (i.e. "Area of Benefit"} located to the south 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 flows from the existing development of the tax lots {i.e. "Area of Benefit"} east 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 24-inch-diameter as per the rnethodoiogy approved by the City Council. 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 43 f3rool~eld Estates Tentative Plan Review PFf'I7 Stafj'Report May 24. 1999 Page 9 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 app{icabie properties owners and regulatory agencies has been obtained}, which accommodate any additional f{ow which exceed predevelopment flows. The Deve{opor and the City PWD shall agree on the app{icable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering ca{cu{ations. 4. Deve{oiler's engineer sha{{ provide a site drainage p{an 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 prov{ded with adequate storage to prevent surcharging; and be designed to not impact existing pub{ic storm drainage facilities. Any private storm drain system exceeding 3-inches in diameter sha{{ be designed to directly connect to the public storm drain system (at a manhole or curb inlet an{y), and shall not be designed to discharge to the street surfaces. 5. Roof dra{ns and underdrains shall not be directly connected to public storm drain lines, and shall drain either to an an-site private stomp drain system or discharge at the curb face. S. Any discharge points of the storm water fac{lities shat{ be des{gned 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 associated with Horn or Jackson Creeks, as apps{cable; and that mitigate the "attractive nuisance" hazards associated with these types of facilities. Developer's engineer shall determ{ne how SD system w{I{ work during 14-year and 140 year food events associated with these creeks. Identify the HGL in these creeks during 10-and 100-year storm event, and what affect it wilt have on the proposed outlets and storm drain system. System sho~{d be designed to adequate{y drain 10-year storm without surcharging or sho~fd be provided wi#h adequate storage to prevent surcharging; and be des{gned to prevent backflow of water from the creeks up into SD system during storm events. 7. Prior to Gift' PWD construction plan review, the Developer sha{I provide the Gity PWD with a complete set of hydrologic and hydraulic calcu{ations and profile plots for sizing the SD system, which shat{ incorporate the use of the City PWD's rainfa{ICntensity curve, and City approved run- aff coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calcu{ations. 8. Storm drain pipe materials shall be PVC, HDPE, or reinforced concrete, with water-tight joints meeting the requirements of ASTM D3212, F477, and C-443fVi, 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. 9. if inlets/catch basins are to exceed 4.5 feet in depth from the lip of the inlet to the boftom of the catch basin, then the inlets and catch basins steal{ be designed to afford suitable "mane entry for maintenance/cleaning purposes. 10. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots for privafe and public storm drains. blot HGI_ on profile or provide a separate profile drawing tha# indicates the HGL on the profile. Pipes should maintain cleansing ve{ocity (minimum 2.0 feet per 4~ &roo~eld Estates Tentative Plan Review PWD Stafj-Report rt~ay 24. 1999 Page !0 second) and have adequate capacities without surcharging during the design storm. 11. The Developer may wish to incorporate the use of a perforated SD system. If so, then the perforated storm drain system shelf be designed to have adequate capacities to: ^ Canvey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and ^ Minimize silts, sands, gravels, and fines migra#ion from the native coifs into the SD system. The plofted NGL shat[ include both the groundwater infiltration, and the storm water run-off and tors-on inflows into the SD system. 12. Maintain a minimum (7.2-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 fn relatively direct (i.e. 189 ~ 5 degree) horizontal alignment with the outlet pipe, then as a minimum, the pipe slope shalt be maintained through the base of the manhole or curb inlet. If flow velocities exceed 3.Q 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 flow through the manhole or curb inlet. 13. Sheet flow surface drainage from the properly onto the public rights-of--way or onto neighboring properties is unacceptable. Sanitary Sewer 1. All sanitary sewer collection and conveyance system (SS System) design, construction and testing steal{ conform to the standards and guidelines of the Oregon DEQ, 199© APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and the City PWD Standards, where applicable, 2. The construe#ion plans and the as-built drawings shall identify lateral stationing for constn,rction of sewer la#erals. 3. The City upon completion of initial construction plan review and preliminary approval, wilt 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 fine! form. 4. All testing and video inspection of lines and manholes shall be done in accordance with BCVSA requirements, at Developer's expense. The Developer steal[ provide BCVSA and the City with test reports, TV reports and certification of the sewer system construction prior to final acceptance. Water System 4~ 1?rookfield Csrales 7'e,rtative Plan Reviex° P{f`D SraJj"Report May 24. 1999 Page 11 To be constructed 12anch-diameter water fine installed in Taylor road, and existing B-inch- diameterwater line at end of Donna Way. 1. The water system shall be designed to provide the required fire flaw demand capacities for fhe proposed development, which meet Fire District 3 requirements, with fire hydrant placement as approved by the City PWD and Fire Distric# 3. Maximum spacing of fire hydrants shall be 340 feet, unless otherwise approved by Fire District No. 3 and City PWD. The water system shaft be of reinforced flaw ("looped") design, with valved connections (taps or direct connections} to fhe 12-inch-diameter waterline to be constructed in Taylor Road, and the existing 6-inch diameter water line in Donna Way. Required "looped" connection of the water lines at fhe cul-de-sacs to the water lines in Taylor Road and along the northern portions of lots 14 and 15 of West Pine Villa, as feasible. Water service lateral connection stationing and size shall be provided on construction plans and as-built drawings. 2. Developer shalt comply with Oregon Health Division (OHD} and City requirements far backflow prevention. 3. Water service meter boxes shall be City PWD specified "Christy" brand meter boxes, that accommodate the Senses touch-read equipment. City PWD will perform all "hat" connections to active water fines (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, and/ar crawl spaces with positive drainage away from the building. 3. Provide City with a utility plan approved by each utility company which reflects all utility line locations, crossings, transformer locations, valves, etc. 4. Utility locations must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. 5. All fill placed in development shall be engineered fill that is suitably placed and compacted in accordance with City PWD and current adapted UBC standards, except far 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 ar parking areas. ~~ ~_,• PLANNING COMMISSION RESOLUTION NO. 452 A RESOLU'T'ION GRAN"PING ~I~IN"I'A"DIVE PLAN APPROVAL FOR A I.,AND SUBDIVISION {Applicant {s) :Laois F. Mahar/T'acific Trend I3uilding Carnpany, I3rool<field Estates ( 372WlOBA Tax Lots 6401 and 6501, 372W1OBI3 Tax Lot 100 } Recitals 1. Applicant{s)has/have submitted an application for tentative plan approval for a land partition on a 13.2 -acre parcel, located east of the LDS Church, south of Taylor Road and north of the West Pine Villa Subdivision in the City of Central Paint, Oregon. 2. On June 1, 1999 ,the Central Point Planzaing 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 paz-titions and tentative plans are set forth in CPMC Title 16 and 17, relating to informational requirements, zoning, lot dimension, access, and similar requirements. Section 2. Finding and Conclusions. The Planz-zing 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-1-8, Residential Single Family zone would create the following parcels: Parcel 1: Appraxiznately 9,450 square feet; Parcel 2: Approximately 8,003 square feet; Parcel 3: Approximately $,003 square feet. Parcel 3: Approximately 8,003 square feet. Parcel 4: Approximately 8,003 square feet. Parcel 5: Approximately 8,003 square feet. Parcel 6: Approxizxzately 8,003 square feet. Parcel 7: Approximately 8,003 square feet. Pianning Cornrnission Resolution No. _4~2 (06011999 ) Parcel $: Appraxifnately 8,U03 square feet. Parcel 9: Approximately 8,003 square feet. Parcel 10: Approximately 8,003 square feet. Parcel 1 1: Approximately $,005 square feet. Parcel I2: Approximately 9,114 square feet. Parcel 13: Appraxiznately 9,437 square feet. Parcel 14: Approximately 11,451 square feet. Parcel 1S: Approximately 11,640 square feet. Parcel 16: Approxiznatcly 11,852 square feet. Parcel 17: Approxin'zately 10,597 square feet. Parcel 18: Approximately 12,797 square feet. Parcel 19: Approximately 8,714 square feet. Parce120: Approximately 12,253 square feet. Parcel 21: Approximately 9,441 square feet. Parcel 22: Approximately 8,003 square feet. Parcel 23: Approximately 8,003 square feet. Parce124: Approxin~ateIy 8,003 square feet. Parcel 25: Approxizxzately 8,003 square feet. Parcel 26: Approximately 10,402 square feet. Parce127: Approximately 11,527 square feet. Parcel 28: Approximately 13,368 square feet. Parcel 29: Approximately 12,597 square feet. Parcel 30: Approximately 19,146 square feet. Parcel 31: Approximately 14,093 square feet. Parcel 32: Approximately 9,912 square feet. Parcel 33: Approximately 10,006 square feet. Parcel 34: Approximately 10,030 square feet. Parcel 35: Approximately 8,064 square feet. Parcel 36: Approximately 8,008 square feet. Parcel 37: Approximately 8,001 square feet. Parcel 38: Approximately 8,067 square feet. Parcel 39: Approximately 9,314 square feet. Parcel 40: Approximately 9,310 square feet. Parce141: Approximately 9,OS3 square feet. Parce142: Approximately 9,802 square feet. Parcel 43: Approximately 8,511 square feet. Parcel 44: Approximately 8,118 square feet. Parcel 45: Approximately 8,027 square feet. Parce146: Approximately 8,151 squaz-e feet. Parcel 47: Approximately 8,119 square feet. Parce148: Approximately 8,793 square feet. All parcels meet the zrzinizxzuzn az•ea (8,000 square feet for interior lots and 8,000 square feet Planning Commission Resolution No. _452 (06011999 } scllitt~'e feet faa° ea.-rt~t:r lets) and t~-itl,l~ (Ci(:) 1'i•ta, ~(~~r int~~rinr It-~c ~ir~d ?i~ ''c~Ct ~«t~ c~:~ri~cr~ Icts~ rc~{~tirt~t~ter~ts fair loin i,~ thrc ~.-1-~ i~nc as sc€ li>>~ll> >n t'i'~1,tC, 17.'?t)_ <u~il s~ic}~ p~3r~:~~ls ?~~~~,~~ '.Ile ~cncrz~l ~~cclt~ir°eCTleuls li;~~~ hats cu~Ytainc~ci in 0..'1'11(.: 1(> '=1,1)~{~. I'~~rct~l I tric~~ls tl~~, ar~:~~~ ar,c1 width ~Lqu%rerucntti !car ila~; Ic~i~ cant~tir~c~cl i~; C1'1,1~1 1c:,.~;:~.C)4ia. C. ~cc:L~• tr~_i I~~_ ~ ~± CPiVIC 1C~,3G.C)4C) requires .ter iic( ~~.`a5 af`at least 2r? icrt i~~ width, paved with ecrt~cnt c~~ <i~hcaltiC surface, f'r>>• all fl~~t~ fats cr~aicd hay haaz~tatic~~~. "I'hc ~~:~~iatil~e flan suhr~nitted herein hrol i~l~s t'~~r ~ 2-~faat ~~ itlti ~~cces, to he pa~~~~1 with crant~~ c1c, ~ti h#ch ~ ~iisii~~l ~~he City cede ru~luircr~~4r~t. Section ~. Ca~lditio~~~ll ,~np~ c~tr~l. The applic~tian far ic~ztative halan far land p~rtitai~ 13~~~ ~ i n is Ilerehay approved, subject to tl7c c~~~~ditians set fartll an T~~t~,~i~i "A"azlcl ""~",, attached herc~ta by reference incorporated Ilereizl, izllpased under autllot•ty of CPL'vl(" Cl~~~pter 1~a.3~a. Passed by the Plataning Ca~nmissiatl encl. signed hay e i.1 a~~thclaticatian ofits passage this 1st day of June, 1.99. ~'' ~,'~ Plannin~C~~'~,ii~ii~_~ie~u Cl~,r'; AT~~F;ST: ~` City Rcpi~sc~~tativc "tl~praved by Inc this day a1~ W , 1~~~, .~ ~ f' Pla,.:~i~7g Cc~~ ~~r~i--i-~n (_:h~~i~. - - Planning Commission Resolution X10. ~45~ (06Q11999 } Aitachmen~ A PLANNING DEPARTMENT RECOMMENDED CONDITIONS OF APPROVAL I . Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CC&Rs} for the Brookfield Estates Subdivision. 2. The applicant shall comply with all requirements of affected public agencies and utilities as they pertain to the development of the Brookfeld Estates Subdivision. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with all federal, state and local regulations, standards and requirements applicable to the development and construction of the Brookfield Estates Subdivision. 4. The applicant shall participate financially in a traffic impact study and street network analysis initiated by the City. Additionally, the applicant shall implement applicable study recommendations and mitigate any traffic impacts created by the pzoject. G:IPLANNiNG198069. WPD 4~ Broo~eld Estates Tentative Plan Review PWD StaJj'Report rtlay 24, 1949 Page 2 infrastruc#ure as the result of the connection of the proposed development's infrastructure, or will be improved by and at the expense of the Developer to accommodate the additional flows andlor demands; white maintaining or improving the existing level of service of the affected facility, as approved by (as applicable), the regulatory agency, utility owner, and/or 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 along Taylor Road 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 6p feet, the City will require a minimum of an additional ~4-foot dedication for right-of way along the Developer's property frontage with Taylor Road. This requirement of right- of-way dedication may be increased or decreased in width pending the conclusions and recommended street cross-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 't 5-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 ~Q-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 with Taylor Road. Other P.U.E. are also required for dedication along the proposed streets in accordance with City PWD standards. 3. Traffic Study: As previously discussed with the Developer's Agent, a separate traffic impact study and street network analysis will not be required for this development at this time. The City is working with the Developer and other developers/landowners in the northwest portion of the City to coordinate and develop a traffic impact study and street network analysis far 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 #o 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. Street L.ayouf. Depending on the conclusions derived from the street network analysis, the orientation and layout of the streets may need to be modifed from the street layout presented in the tentative plan. In particular would be the possible connection of the extension of Donna Way to a street intersection with Taylor Road, across from the intersection of Taylor Road and Sunland Avenue. The City PWD is recommending that the street layou# for the proposed development be orientated and positioned to accommodate the conclusions and recommendations of the traffic impact and street network study, as feasible and agreed to by the Developer and City PWD. Consideration should be given to the existing street orientation and absence of sidewalks along Donna Way when determining street layout and orientation. ~~ f3roo~eld Estates Tentative Plan Review f {~'D SIaJrReport May 14. 1999 Page 3 5. Pedestrian Access Wa s: As applicable, suitable improved (asphalt ar portland cement concrete surfaces, with suitable base courses) pedestrian and bicycle access ways should be dedicated by the Development for direct access to Taylor Road, if na direct street connection is made #o Taylor Road from these streets. A suitable pedestrianlbicycie access way should be provided across lot 40 to align with the pedestrian access way going east from Mendolia Way on the City's fat in Mitchell's Landing Subdivision. An additional improved bicycle/pedestrian access way should also be provided through the proposed Development across the southern pardon of lots 41, 14, 13, and 12 to provide connection to the access way of tax lot 6800 of Section ~4BA, which has eventual connection to Brad Way. It is recommended that the access ways be required to have a minimum of ~ 0 feet in width. 6. Im rovemenfs and Access fo 7'a for Road: Taylor Raad 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, alt "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 Irrigated 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 religious facility. 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 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. The City PWD is recommending that these improvements be constructed as part of the development, and that deferment of these improvements not be allowed. We are also recommending that no permanent access (except for the creek maintenance road) be allowed onto Taylor Road from the Development's property. 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 #acilitate 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). 7. Ofher Raadwa Im rovemenfs: The Development will likely impact off-site arteria! and collector roadways and intersections including, but not limited to, GrantlTayior, TaylorlHaskell, Haskegli'ine, PinelHighway 99 and Grant/Beafl roads and intersections. The extent of these impacts is unknown at this time, but wilt 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 38 Brool~eld Fsfales Tenlative Plan Review PWD S1a1j"Reporl May 14, 1999 Page S subdivision to modify the limits of the floodway and flaodzone of these two creeks. Because of the known flooding problems associated with Horn Creek in the area of this development, City PWD staff is recommending that the flood study include the analysis of a bypass conveyance of highwater flaws from Horn Creek into Jackson Creek, if there is sufficient capacity within Jackson Creek to accommodate these additional flood flows from Horn Creek. City PWD staff is recommending that the City pay for this portion of the study as it is of direct benefit to the City and will be of use when developing the City's Storm Water Master Plan. If the bypass conveyance is deemed feasible, it is recommended that the Developer be required to provide suitable easements far installation of the bypass conveyance; and that the Developer install the bypass conveyance facilities as part of the development of the proposed subdivision, at the City's expense. 11. T2-inch-diameter Water Line Afan Ta for Raad: The Development will be connecting into the 12-inch-diameter water line that is to be constructed along Taylor Road as part of the development of the Medford Temple for the I*DS Church, which is being constructed on the adjacent tax lot. As discussed with the Developer, the Developer will be responsible to coordinate and develop any cost sharing agreements with the I+DS Church for the proposed Development`s apportioned share {based on line length along the Development's frontage with Taylor Road in relation to the total length along Taylor Road to be installed) of the costs for the construction and development of this 12-inch-diameter water line, less any up-sizing reimbursement credits provided to the I*DS Church by the City. 12. RRVID Facilities: if the development 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 to accommodate the proposed development and maintain the RRVID facilities. 13. Sight-Triangles: Field review of the subject property's access to Taylor Road indicate that sight-triangles can be developed that afford the proper sight vision triangles for a local street connection to a secondary arterial street {Taylor Road). This type of street intersection requires establishment and maintenance of a minimum 55-foot sight triangle. The location of the sight vision triangles shall be illustrated on the construction plans prepared and submitted for the proposed development. General All construction of public improvements shall conform to the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and o#her special specifications, details, standards, and/or upgrades as may be approved by the City Administra#or or his designee prior to the approval of the construction plans for the proposed dev~;lopment. 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 Wildlife (DFW), Oregon Department of Environmental Quality (DEQ), Oregon Division of State 40 f3roo~Jreld F_rrares Tenlarive Plan Review PWD S1aJJ"Repor! May 24, 1999 Page 6 Lands (DSI.), 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 nr surveyor should provide the drawings in both a chard 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 City which provide "red-fine" changes to fnal 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; water lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; street light lacatinns; other below grade utility fine locations and depths; etc. Provide a "red-line" hard copy (on Mylar~), or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD~ compatible drawing electronic fife 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. ~€. Al[ 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 shat[ be provided for the proposed development, the location of which shop 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 applicable)} should be a minimum of 'l5-feet wide, and should not split int 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 fve (5} feet from the edge of the easement. If two or more City awned utilities are located within an easement, then a minimum of 2D-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 Eire District 3 of the final street and driveway layout, site access, fire hydrant placement, and water system improvement plans for the proposed development. d The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blacks should be completed on the plans. ~i Broo~eld L•'states Tentative Plan Review Pli~b Staff Report May 14, 1999 Page 7 d A copy of wriften approval from JC Roads regarding Taylor Road improvements {as applicable) and temporary construction access connections to Taylor Road. 8. Field verify all existing infrastructure elevations and locations (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 to final construction plan design and submittal for final approval. 9. Overhead power lines.. If applicable, coordinate efforts with Pacific Power and Light, US West, and TCI Cable, to convert any overhead electrical power, telephone, or cable 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, steal! 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 facili#ies, shall be accurately portrayed (both horizontally and vertically} on the construction plans, as-built drawings, and final plat map. 1 i . 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 shall be tied to a legal Government comer and the State Plane Coordinate Sys#em. The Final Plat shall either reflect or be later modified to reflect any applicable "red-fine" changes noted in the construction "as-builts", at the discretion of the City Administrator or his designee, and as permitted by law. 12. If applicable, Developer shat! provide a Statement of Water Rights (on a City approved form}, #or any affected properties. For 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 Improvements - Taylor Road -Secondary Arterial. Current ROW 60' wide, varying street width. Right-of Way required: 44 feet east of centerline. Donna Way: 36-wide street {curb to curb} with 50-foot right-af-way width. 1. Construction drawings for this Tentative 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 or existing street lights possibly modified along Taylor Road and Donna Way to afford proper lighting of the connection of the proposed development's streets to these streets. Street lights shall be placed in a "zig-zag" pattern along the streets and at maximum 200- foot spacing {as measured from light post to light past) to afford proper lighting of the public rights- of-way. The Street Lighting Plan shall be of a design and at locations as approved by the City PWD and Pacific Power. 42 13roa~eld Estates Tenralive Plan Reuiew PWD Staff Report May 24, 1999 Page 8 2. The City PWD, at the cost of the Developer, shall evaluate the strength of the native soils and determine the street section designs far the subdivision's stree#s 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 soils and determine the street section designs in accordance with the City PWD Standards. Minimum street section for the subdivision streets shall be as follows: - 3-inches Class "B" A.C. - 6anches of 314"-0" crushed rock - 8anches 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 "Bn A.C. - 8-inches of 314"-0" crushed rock - 14-inches of 4"-0" crushed rock (City of Medford specifications}, - Woven geotextile fabric over compacted subgrade. Street section {excluding the asphalt concrete portion} shall be extended underneath and a minimum of two feet beyond the 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} a# the proposed development's intersection with Taylor road, and the intersections with Summerlin Drive, as applicable. Storm Drainage, Irrigation Improvements 1. The developer shall develop a plan for the storm drain collection and conveyance system which provides for 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 east of the proposed development). 2. Storm drainage conveyance pipe stub-outs, through suitable easements in the development, will need to be provided and storm drain conveyance lines may need to be up-sized as necessary to accommodate existing and future developed property storm water run-off from the applicable tax lots (i.e. "Area of Benefit"} located to the south of the proposed development. If the storm drain fines 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"} east of the proposed development, to provide additional capacity to accommodate the projected future developed f{ows of the Area of Benefit tax lots, then the PWO would propose to compensate the Developer #or the upsizing above a minimum pipe size of 24-inch-diameter as per the methodology approved by the City Council. 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 43 f3roo~eld Estates Tentative Plan Review P~i'D StaJJ"Report May ,24, 1999 Page 9 development (and at any time prior to completion of development) do not exceed predeve[opment flows; or that existing capacity, allowances, or provisions have been made (and approval of the applicable properties owners and regulatory agencies has been obtained), which accommodate any additional flow which exceed predevelopment flows. 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 shall provide a site drainage plan with the facilities being designed, at a minimum, to accommodate a 10 year storm event. The SD system must be designed to adequately drain the 10-year storm event without surcharging or must be provided with adequate storage to prevent surcharging; and be designed to not impact existing public starrn 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 shalt 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 tv mitigate erosion, damage, or loss during a 100 year storm event associated wi#h Horn or Jackson Creeks, as applicable; and that mitigate the "attractive nuisance" hazards associated with these types of facilities. Developer's engineer shall determine how SD system will work during 10-year and 100 year flood events associated with these creeks. Identify the HGt_ in these creeks during 10- and 100-year storm event, and wha# affect it will have on the proposed outlets and storm drain system. System should be designed to adequately drain 10-year storm 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 sys#em 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 plots far sizing the SD system, which shall incorporate the use of the City PWD's rainfallrntensity curve, and City approved run- off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. 8. Storm drain pipe materials shall be PVC, HDP~, 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 maintenance/cleaning purposes. 10. Developer's engineer shalt provide hydrology and hydraulic calculations and flow line plots far private and public storm drains. Plot HGL on profile or provide a separate profile drawing that indicates the HGL an the profile. Pipes should maintain cleansing velocity {minirrium 2.0 feet per 4~ Sroo~eld t_states Tentative Plata I~evieia~ P{{gyp SfaJrReporf May 1a, 1999 Page I d second) and have adequate capacities without surcharging during the design storm. 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: ^ Ganvey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and ^ Minimize sifts, sands, gravels, and fines migration from the native soils into the SD system. The plotted HGE_ shall 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 outset 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 outset 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 flow through the manhole or curb inlet. 13. Sheet flow surface drainage from the property onto the public rights-of-way or onto neighboring properties is unacceptable. Sanitary Sewer 1. Al[ sanitary sewer collection and conveyance system (S5 System) design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, '1990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and the City PWD Standards, where applicable. 2. The construction plans and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and prefirninary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by BCVSA, completion of fins[ 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. 4. AI[ testing and video inspection of lines and manholes shat[ be done 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 4~ L?roo,EJiefd Estates 7eritative Plarr Revie++' PWCJ StaJjReparf May 24, 1999 Page ! 1 - To be constructed 92-inch-diameter water fine installed in Taylor road, and existing 6-inch- diameterwater line at end of Donna Way. 1. The water system shall be designed to provide the required fire filow 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 otherwise approved by Fire District No. 3 and City PWD. The water system shall be of reinforced flow ("looped")design, with valved connections (taps or direct connections) to the 12-inch-diameter waterline to be constructed in Taylor Road, and the existing 6-inch diameter water line in Donna Way. Required "looped" connection of the water lines at the cul-de-sacs to the water lines in Taylor Road and along the northern portions of lots 14 and 15 of West Fine Vlla, as feasible. Water service lateral connection stationing and size shall be provided on construction plans and as-built drawings. 2. Developer shat! comply with Oregon Health Division (OHD} and City requirements for backflow prevention. 3. Water service meter boxes shall be City PWD specified "Christy" brand meter boxes, that accommodate the Senses touch-read equipment. City PWD wil! perform all "hot" connections to active water lines (including service lateral taps), unless otherwise approved by the Public Works Director. Site work, Grading, and Utility Plans Grading plans should have originallexisting grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on tap 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, e#c. 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. All flf placed in development shall be engineered fill that is suitably placed and compacted in accordance with City PWD and current adopted UBC standards, excep# 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. 4~