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HomeMy WebLinkAboutResolution 451 - Parkwood Terrace Estates - Tent Plan for PUD PLANNING COMMISSION RESOLUTION NO. 451 A RESOLUTION GRANTING TENTATIVE PLAN APPROVAL FOR A PLANNED UNIT' DEVELOPMEN"I"SUBDIVISION (Applicant (s} :Packwood Terrace Estates, LLC ) ( 372W01 B Tax Lot 2500 ) Recitals 1. Applicant(s)11as/have submitted an applications for tentative plan approval for a PUD land subdivision on a 4.4 -acre parcel, located south of Beebe LaEZe 125 feet east of Hamrick Road in the City of Central Point, Oregon. 2. On June 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 cozxzzxzents 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 foz- approval of Planned Unit Development and tentative plans are set forth in CPMC Title 16 and 17, relating to infoz-rz~zational zequirements, zoning, lot dimension, access, and similar requirements. Section 2. Finding and CConclusians. The Planning Commission finds and determines as follows: A. Tentative Plan Requirements. The application and tentative plan are in the cozxect form and contain all of the information required by CPMC Chapters 16. i 0 and 17.68. B. Area and Width of Lot. This Planned Unit Development in an R-2, Two-Family Residential zone would create the following parcels: Parcel 1: 4073 feet, Parcel 2: 3214 feet, Parcel 3: 3188 feet, Parcel 4: 3312 feet, Parcel 5: 2892 feet, Parcel 6: 2659 feet, Parcel 7: 2419 Feet, Parcel 8: 2436 feet Parcel 9: 2453 feet .q.S_~! Pianning Commission Resolution No. -4~ (06199 ) Parcel 10: 2471 feet, Parcel 11: 2488 feet, Parcel 12: 2505 feet, Parcel I3: 2544 feet, Parcel 14: 2614 feet, Parcel 15: 2578 feet, Parcel 1G: 2595 feet, Parcel 17: 2612 feet, Parcel 18: 2629 feel, Parcel 19: 2647 feet, Parce120: 2605 feet, Parcel 21: 5239 feet, Parcel 22: 4087 feet, Parcel 23: 3I69 feet, Parcel 24: 3636 feet, Parcel 25: 4451 feet, Parcel 26: 3915 feet, Parce127: 4234 feet, Parcel 28: 3796 feet, Parcel 29: 2670 feet, Parcel 30: 2687 feet, Parcel 31: 2704 feet, Parcel 32: 2721 feet, Parcel 33: 2739 feet, Parcel 34: 3113 feet, Parcel 35: 3132 feet, Parcel 36: 2821 feet, Parcel 37: 2838 feet, Parcel 38: 2855 feet, Parcel 39: 2873 feet, Parce140: 2$90 feet, Parcel 41: 2907 feet, Parcel 42: 2924 fee#, Parcel 43: 309I feet, Parcel 44: 3076 feet, Parcel 45: 6379 feet 4~1 Planning Commission Resolution Nn. i4~ (060199 } Section. 3. Conditional Apt~roval. The application far tcrztative plan for- the 1'arkwood Terrace Estates Planned Unit Developr~~ent herein is hereby appr-oveci, subject to the conditions set forth on Exhibits "A" ,and "B", attached hereto by z•eferencc irzcorpor-atcd lzercin, irnposcd under authority of CPMC Chapter 16.3G. Passed by the Planning Cornr~zissian and signed by me ir1 authentication of its passage this 1st day of June, 1999. C-'~~ ~ (G~ r i '. Planning Cozrzzxrission. Chair ATTEST: City Repres ative Approved by me this ~ ~ ~ day of .~ ~-- , 1999. ~'~ ~ ,~~ Planning Con~missioza Chair Planning Commission Resolution No. 420 (060999 ) Attachment A RECOMMENDED PLANNING DEPARTMENT CONDITIONS OF APPROVAL A final development plan., containing in final farm the information required in the preliminary plan shall be submitted to fine City within six months of approval ar by December 1,1999. A six month extension may be granted by the City upon tl~e applicant's request and for good cause. 2. The project must comply with aII applicable local, state and federal regulations including, but not limited to, the Oregon Uniform Fire Code and Structural Specialty Cade. 3. The applicant shall submit final parking, landscaping, lighting and sign plans to the City far approval as part of the final development plan. 4. The applicant shall submit a copy of the Covenants, Codes and Restrictions (CC&Rs} or any comparable agreement governing the use, maintenance anal continued protection of the PUD as part of the final development plan. 5. The applicant shall schedule and attend pre-design meetings with WP Natural Gas, Fire District No. 3, applicable irrigation districts and the Bear Creek Valley Sanitary Authority to more specifically identify utility easements and the placement of fire hydrants and pipelines and other utilities. 24 Attachment B CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS STAFF REPORT for PARKWOOD TERRACE ESTATES, P.U.D. TENTATIVE PLAN REVIEW PW~99032 Date: May 24, 1999 Applicant: Parkwood Terrace Estates, LLC, 415 Harvard Place, Medford, Oregon 97504 Agent: Dick Neathamer, Neathamer Surveying, 145 Grape Street, Medford, Oregon 97501 Property Owner: Project: Location: Legal: Zoning: Area: Units: Plans: Report By: Purpose Same as Applicant with DeCarlow Homes inc., 814 E. ,tackson St., Medford, OR 97504 Packwood Terrace Estates, P, U.D. South of Beebe Road, East of Hamrick Road, and West of Meadowbrook Drive. T37S, R2W, Section 01 B, tax lot 2500, and lot 49 of Central Point East, Phase 2. R-2 4.4 Acres (approximately}. 48 spaces (45 pad lots, 2 Pocket Parks, and 1 landscape strip}. 1 page entitled "Tentative Plan Packwood Terrace Estates, a Planned Community", dated May 21, 1999 Lee N. Brennan, Public Works Director Provide information to the Planning Commission and Applicant (hereinafter referred to as "Developer"} regarding City Public Works Department (PWD} standards, requirements, and conditions to be included in the design and development of the proposed planned unit development. Gather information from the DeveloperlEngineer regarding the proposed development. Special Requirements 1. 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 facilities, 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 be improved by and at the expense of the Developer to accommodate the additional flaws and/or 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. Residential Lane: The Developer is proposing the use of public streets with a residential lane with a cul-cle-sac end, a street outlet, and a private street outlet. The PWD has approved development of this residential lane concept on Shelterwood, Griffrn Creek Estates, Lindsey Meadows, and Beall Estates IV subdivisions. Typically residential lanes have been designed to serve a maximum of 12 lots. The proposed layout will serve 23 lots in one direction, and 22 lots in the other direction. The Developer is proposing a "residential [ane~ public street with a 23-foot- wide paved section, with 3-foot-wide rolled curbs on both sides of the street. This provides for a driveable road surface of approximately 27 feet. We would recommend that the paved-section be increased 1-foot to 24 feet to provide a driveable road surface that would provide fora 28-foot- wide driveable surface (2 ten-foot wide travel lanes and one eight-foot wide parking strip). The ~~ 1'~rrksruc,<f l~rrruc•c' 1"slutc'`~ 1'('1 ~ 7<'Nrunrc' 1'1<ur I~c'}'ic•u' 1' I { "1) ,17~r11 ~ l2c'l,r>rr 1'u,Lr ' applicant has also proposed parking on one side of the street, alternating sides of the street at open spaces between driveways. This spacing of parking areas is too close to provide for adequate two-way passage of vehicles without severe meandering. Therefore, the PWD is recommending that parking be limited to one side (preferably the south side of Parkwood Terrace Drive); wi#h a further restriction that only automobiles and pick-ups be allowed to park on the street. We would also recommend that no parking be allowed in the first 100 feet of Parkwood Terrace from Meadowbrook Drive, to facilitate vehicular turning and access movements associated with this intersection. We would also request that Parkwood Terrace "Drive" be renamed as Parkwood Terrace "Lane" to coincide with the City's classification of the street as a "residential lane" and not a "standard residential street". The residential lane standard for this proposed development with parking permitted on one side, with a rolled curblgutter section, would have the following minimum requirements: ^ A 22-foot-wide paved section, with a 2 percent crown ^ A 3-foot-wide rolled curb and gutter section ^ A 8-foot-wide sidewalk section (6-inch thick with strengthened edge) located on both sides of the street with suitable wheel chair ramps at all intersections. © A 2.5 foot-wide strip of land to be located behind the sidewalk for installa#ion of water meter service boxes, fire hydrants, etc. ^ Requires a 48-foot-wide righ#-of-way. ^ Street parking allowed on one side only. 3. Private Street: As discussed with the Applicant, #his private street is only for access to lots 25, 26, and 27, with access from Parkwood Terrace Lane. There will be no direct vehicular access to Beebe Road. According to the developer, this "half-street" section is intended to be completed to a "full-street" section when supplemental development of the property (tax lot 2600) located to the west of the private street occurs. It is recommended that a rolled gutter section (with suitable corner radii) be installed at the end of the private drive (at a point just to the north of the driveway of lot 25) with a suitable concrete drivewaylpedestrian access installed at the north end of the private drive, connecting with the sidewalk of Beebe Road, A suitable breakaway gate or bollards will need to be installed to prevent non-emergency vehicular access from the private drive to Beebe Road, but which would allow emergency vehicle egress and pedestrianlbicyclist ingress and egress from the private drive to Beebe Road. ~. 5treef L.i4ghts: The Developer has requested the use of private street lights in lieu of the standard street lights required by the City. PWD would concur with the use of private street lights on the public and private streets, as long as the street lights installed provide the same or better iqumination of the street and sidewalk areas as typically provided by the City`s standard 8800 lumen street light, at 200 foot spacings. The street lights would be privately (i.e homeowners association) owned, operated, and maintained (including power consumption costs). 5. Hamrick Road Ri ht-of-Wa Access Fencin and Im rovements: Hamrick Road is identified as a secondary arterial. Current right-of-way width on the eastern half of Hamrick Road ranges from 30-feet (undeveloped areas) to 80-feet in width {along Centro! Point East [CPE]). The existing right-of-way width adjoining the subject development's property is 30-feet-wide from centerline. The County's current development plans specify a road section that will not be able to accommodate the installation of sidewalks and street appurtenances behind the curb, within the current right-of-way. The County will also be installing a northbound right-turn deceleration lane on Hamrick Road at the Beebe Road entrance to CPE. These improvements will require i5 r~,„SSE. ~ ., r, ~,•.. < r,r.,r,• rr r~ r<~,,,.,~„~ rr,,,, r„~,,. ~~ t°<,~•~~ additional right-of-way dedication to facilitate installation. The City PWD is recommending that the development be required to dedicate an additional 20 feet of right-of-way along the development's property frontage with Hamrick Road. We are also recommending that no permanent access be allowed onto Hamrick Road from the Development's property. A suitable fence (preferably constructed with the same types of fencing materials and construction which matches the other fencing at the entrance to CPE} should be installed along the property's frontage with Hamrick Road, with a provision that no gates be allowed to be constructed in fhe fence which would allow ingress or egress to Hamrick Road. If the Developer will require temporary construction access to Hamrick Road to facilitate construction equipment traffic (thus minimizing impacts to the existing paved roads of CPE}, then the City PWD would concur with this temporary access if it is approved and as permitted by the Jackson County Roads and Parks Services (JC Roads). The PWD is also recommending that the Developer be required to design and construct the necessary improvements to Hamrick Road along the property's fron#age with Hamrick Road that are not being constructed as part of the County's planned road improvement project with Hamrick Road. These improvements include, but are not limited to, a deceleration Pane, a 6-foot wide sidewalk {preferably meandering sidewalks set back a minimum of 3-fee# from the back of curb), an irrigated landscape buffer similar to the one required for the CPE development, street lights, storm drainage, fire hydrants, and #raffic control and delineation. All improvements shall be constructed in accordance with City standards and shall be coordinated and approved by JC Roads and the City PWD. As approved by the City Administrator, the Developer may request or be required to defer any or all of the required improvements along Hamrick Road until a later date {but no later than when the redevelopment of tax lot 2600 occurs). If any or all of the improvements are to be deferred #o a later date, then the Developer will be required to enter into a suitable deferred improvement agreement with the CitylCounty for the development/improvement of the noted improvements along the development's frontages with Hamrick Road, as required and approved by the JC Roads and City PWD. 6. RRVID Facilities: If the develapmen# will require the alteration or modification of existing RRVID irrigation facilities, then the Developer should be required to coordinate wi#h and perform the required aitera#ionslmodifications to accommodate the proposed development and maintain the RRVID facilities. It is suggested that the modifications to the RRVID facilities may include developing a surface water conveyance feature that may be incorporated into the improvements of Pocket Park No.1. Utility Easements: A dedication of a 10-foot wide public utility easement (PUE) should be required of the Development's property along the adjusted right-af-way on Hamrick Road, and adjacent to (behind) the City's right-of-way of Parkwood Terrace Lane and Parkview Avenue, along both sides of the streets. A 10-foot wide PUE should also be dedicated immediately to the east of the private s#ree# boundaries. Any City infrastructure installed outside the City's right-of-way will require suitable easement dedication, meeting current minimum required easement widths for infrastructure installation, maintenance, and repair. 8. Sight-Triangles: Field review of the subject property's access to Hamrick Road ar7d Meadowbrook Drive indicates that the sight-triangles can be developed that afford the proper i~ Parlnvood Terrace Fslares PUD l'errratrve P1m: Revie,ti~ P{i'IJ SraJJ'Reporr Page 4 sight triangles for a bcal street connection to the two collector streets. These types of street intersections require establishment and maintenance of a minimum 55-foot sight triangle. 9. Traffic Confroi Device Si Hai attire Intersection of Hamrick and Beebe Roads: A traffic signal has been identified for installation at the Hated intersection to afford safe pedestrian and bicycle access crossing of Hamrick Road by residents of the proposed development and other residents of CPE and surrounding developments. Similar to what was required of the other neighboring developments within GPE, it is the PWD's recommendation that the Developer should be required to abide by the requirements (including the payment of funds far the Development's appor#ioned share of the costs for the traffic signal design and implementatinn) of a City and Jackson County approved cast sharing agreement ar fee structure which provides the necessary funding for the design and implementation of the traffic signal. i 0. Hamrick Road Water Master Meter and Main Transmission Lines: The Development of the northeast area of the City required the installation of a new water master meter connection to the City of Medford Water Commission facilities and construction of new ~ 2-inch- and 'l6-inch- diameter main transmission lines. Since these projects were not identified in the City's water system Capital Improvement Program, the CPE, Walnut Grove Vllage Mobile Home Park, and New Haven Estates residential developments were conditionally approved with the requirement that the master meter and main transmission lines were to be installed by the Developer's at the developer's expense, and conveyed to the City after construction completion. Any request for cost reimbursement was to be developed by the Developers and submitted to the Gity for review and consideration. The cost reimbursement methodologies and agreements have not been established at this time, but it is recommended that if and when these cost reimbursement methodologies and agreements are established, and the area of benefit determined, that the subject Development be required to pay the apportioned share of costs for the new master meter and transmission line installations. ~ 1. Pocket Parks and Landscape_Buffers: The PWD is encouraged by the proposed development of the packet parks within the development, due to the limited amount of backyard space available on the proposed lots. It is the PWD recommendation that these park facilities be designed, developed, and constructed by the developers (at the developer's expense) as part of the development of this project. It is #urther recommended that an irrigated landscape buffer be installed along the sides of Parkview Avenue. It is our understanding that these pocket park and landscape buffer facilities will be owned and maintained by the homeowners association established with the development. General All construction of public improvements shall conform to the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, and/or upgrades as may be approved by the City Administrator or his designee prior to the approval of the construction plans for the proposed development. During construction, changes proposed by the Developer 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 ~~ I~,r,'6u~~r3<! !<'f+,,,.' 1 ~Lrrr~ ('f 1 ~ !,'rrr,,r;l~' I'r,ur lirrr,'~i l~~lt ~' ~ Wildlife (DFW), Oregon Department of Environmental Quality (DEQ}, Oregon Division of State Lands (DSL), U.S. Army Corps of Engineers (ACOE}, affected irrigation districts, and JC Roads, as applicable. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-built" drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy" form (produced on Mylar`~") and in a "digital" format compatible with AutoCAD~', or other form as approved by the City PWD, As-built drawings are to be provided to the 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; water lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; street light locations; o#her below grade utility line locations and depths; etc. Provide a "red-line" hard copy (on Mylar~'}, or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD~' compatible drawing electronic file to the City at completion of construction and prior to acceptance of public infrastructure facilities completed as part of the proposed development, or as o#herwise approved by the City Administrator or his designee. 4. All elevations used on the construction plans, an temporary benchmarks, and on the permanent benchmark shall be tied into an established City approved benchmark and be so Hated an the plans. At least one permanent benchmark shall be provided for the proposed development, the location of which shal€ 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 lines should be dedicated to the Ci#y 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 loco#ed 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. l~ Parkwaod Terrace Estates Pt/U ler:tative Plat Rerirx~ PIi~D StaJj'Report Page G d A copy of written approval from JC Roads regarding Hamrick Road improvements (as applicable} and temporary construction access connections to Hamrick Raad. 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 wilt connect into existing improvements, prior to Tina! 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. A!l agreements and casts associated with the conversion of these facilities from avefiead to underground facilities, shall be by and between the utility owners and the Developer. 10. The accurate loco#ians of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shalt be accurately portrayed (both horizontally and vertically) on the construction plans, as-built drawings, and final plat map. 11. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced an Mylar'®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 System. The Final Plat shall either reflect or be later modified to reflec# any applicable "red-line" changes noted in the construction "as-builtsn, at the discretion of the City Administrator ar his designee. 12. If applicable, Developer shall provide a Statement of Water Rights (on a City approved form}, for any affected properties. For properties determined to have water rights, the developer will coordinate with the State Watermaster the re-alloca#ion of any waters attached to lands no longer irrigable as a result of the proposed development. StreetslTraffic existing Improvements - Hamrick Road -Secondary Arterial. Current ROW S©' wide, varying street width. Right-af Way required: 5d feet east of centerline. Beebe Road and Meadow Brook Drive: Varying street widths with 6D-foot right-of--way widths. Construction drawings for this Tentative Plan shall include a Street Lighting Plan. Additional street lights will also need to be installed or exiting street lights possibly modified along Beebe Road and/or Meadowbrook Drive to afford proper lighting of the public and private street intersections with the proposed development. 2. The City PWD, at the cost of the Developer, shall evaluate the strength of the native soils and determine the street section designs for Parkwood Terrace Lane and Parkview Drive in accordance with the City PWD Standards. Minimum street section for these two streets shall be as follows: 1J Parku~ood Terrace fJslales PUIJ Te+ifalive Plana Rei~ietiti~ Pli'D Sraf]-Repor! Page 7 - 3-inches Class "B" A.C. - 6-inches of 1 "-0" crushed rock - 8-inches of 4"-0" crushed rack {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 rolled curb and gutter section. 3. As applicable, stop signs and traffic delineation (i.e. "stop bars") shall be required and installed by the City PWD (at the Developer's expense} at the proposed development's Intersections with Beebe Raad and Meadowbrook Drive. Storm: Drainage, Irrigation Improvements During the design of the storm drain collection and conveyance system (SD System), which shall provide for and convey storm water run-off from and run-on onto the proposed development {either surface run-on ar culvert or creeklditch conveyance), the Developer shall demonstrate that the storm water flows from the completion of the proposed development (and at any time prior to completion of development} do not exceed predevelopment flows; or that existing capacity, allowances, or provisions have been made (and approval of the applicable properties owners and regulatory agencies has been obtained), which accommodate any additional flow which exceed predevefopment flows. The Developer and the City PWD shall agree an the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering calculations. 2. The developer shall develop a facility plan for the storm drain collection and conveyance system which provides for run-off from and run-on onto the proposed development, any future development on adjacent properties, and any areas deemed by the City that will need to tie-into the proposed development's storm water caliectian and conveyance system (i.e tax tots to the south of the proposed development). It is our understanding that the storm drainage infrastructure within the proposed PUD will be a public system, operated and maintained by tike City. 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 fu#ure developed property storm wafer 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 deve{opment and the storm water flows from the existing development of the tax lots (i.e. "Area of Benefit") south of the proposed development, to provide additional capacity to accommodate the projected future developed flows of the Area of Benefit tax lots, then the PWD would propose to compensate the Developer for the upsizing above a minimum pipe size of 24-inch-diameter as per the me#hodology approved by the City Council. 3. Developer's engineer shall provide a life drainage plan wi#h the facilities being designed, at a minimum, to accommodate a 10 year sform event. The SD system must be designed to adequately drain the 14-year storm event without surcharging, or must be provided with adequate storage fo prevent surcharging; and be designed to not impact existing public sform drainage facilities. Any private sform drain system exceeding 3-inches in diameter shall be designed fo directly connect to the public storm drain system (a# a manhole or curb inlet only), and shall not be designed to discharge to the street surfaces. ~n (~r [!"^55'!](1[1 (l~l'!'r li ~(' (', ,1 /S 1f{'l' ('( (~ (i'llfr 11f 1'l' (~(<!r1 (~('1'I f'S5' 1'r~,kr~ .~' 4. 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 through a "pap-up drain" located in the landscape area behind the City's sidewalk. 5. Prior to City PWD construction plan review, the Developer shall provide the City PWD with a complete set of hydrologic and hydraulic calculations and profile plots for sizing the SD system, which shall incorporate the use of the City PWD's rainfalllintensity curve, and City approved run- off coefficients, curve numbers, retardance, pipe roughness coef#icients, etc_, that are used in the engineering calculations. 6. 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} ar sand-cement slurry (in areas outside the rights-of--way) encasement where required in areas of minimum cover. 7. if infetslcatch 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. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plats for private and public storm drains. Plot HGL on profile or provide a separate profile drawing that indicates the HGL on the profile. Pipes should maintain cleansing velocity (minimum 2,0 feet per second} and have adequate capacities without surcharging during the design storm. 9. The Developer may wish to incorporate the use of a perforated SD system. If so, then the perforated storm drain system shall be designed to have adequate capacities to. ^ Convey 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 fees migration from the native soils into the SD system. The plotted HGL shall include both the groundwater infiltration, and the storm water run-off and run-on inflows into the 5D system. 10. Maintain a minimum 0.2-foot drop between inlet and outlet pipe inverts in manholes and curb inlets, unless flow-through velocities during the design storm even# 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 flow through the manhole or curb inlet. 11. Sheet flow surface drainage from the property onto the public rights-of-way or onto neighboring properties is unacceptable. ~~ f'nrhvood Terrace h_staTes PClD Ter:latn~e 1'Inn Reri~~u~ 1'li'U StaJj'Report 1'agc 9 Sanitary Sewer Afl sanitary sewer collection and conveyance system (SS System) design, construction and testing shall conform to tf~e 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 construe#ion plans and the as-built drawings shat[ identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA far completion of the review process. Upon completion of the review by BCVSA, completion of final revisions to the plans by the Developer's engineer, and following the fnal approval and signature on the construction plans by BCVSA, the Public Works Director will approve the plans in final 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 shall provide BCVSA and the City with test reports, N reports and certification of the sewer system construction prior to final acceptance. Water System Existing 12-inch-diameter water line installed in Beebe Road and Meadowbrook Drive. 1. The water system shall t}e 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 shat[ 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) to the existing 92-inch- diameter waterlines in Beebe Road and Meadowbrook Drive. Water service lateral connection stationing and size shall be provided on construction plans and as-built drawings. 2. Developer shall comply with Oregon Heaf#h Division (OHD) and City requirements far backflow prevention. 3. Water service meter boxes shall be City PWD specified "Christy" brand meter boxes, that accommoda#e the Senses 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 platted 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 fines should be labeled with elevations. 2. Alf structures shalt have roof drains, area drains, andlor crawl spaces with positive drainage away from the building. ~~ Parkwood Terrace IJstates PUD Tentative Plan Review PWD Staff Report Page 1 D 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. Ail 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 f[I placed outside of public rights-af-way and that does not underlie buildings, structures, or vehicular access ways or parking areas. ~~