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HomeMy WebLinkAboutResolution 435 - Griffin Creek Estates~ ~7~e~U~ PLANNING COMMISSION RESOLU'1"ION NO. 435 A RESOLUTION GRANTING TENTATIVE PLAN APPROVAL (Applicant (s) :Ted Branch, Griffin Creek Estates ) ( 37 2W10AB Tax I~ot 5200; 372W10BA Tax Lat 9900; 372W10BD Tax Lats 100, 300, & 600) Recitals 1. Applicant(s) has/have submitted an application for tentative plan approval fora 16 lot subdivision in the vicinity of West Pine Street and Corcoran Lane, in the City of Central Point. 2. On December 1,1998, the Central Poizat Planning Commission conducted aduly-zaoticed public heating an 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 l .Approval Criteria. The requirements for approval ofland partitions and tentative plans are set forth in CPMC Title 1 G and 17, relating to design standards, zoning, lot dimension, access, iz~zprovements, and conditions of tentative approval. Section 2. Findin and Conclusions. The Planning Commission finds and detezmines as follows: A. Tentative Plan Requirements. The application and tentative plan are in the con ect farm az~d contain all of the information required by CPMC 16.10. B. Area and Width of Lot. The project consists of a tentative plan application for the subdivision of approximately 4.9 acres for the purpose ofdeveloping asingle-family residential subdivision, Griffin Creek Estates. The total number oflots proposed in the subdivision is 16. The average density for the subdivision is 3.3 units per acre. Each lot within the subdivision meets the requirements of the City's subdivision and zoning codes for residential lots aswell asthe specif c requirements ofthe R- I -$ zone. The tentative plan includes al l information required 6y CPMC 16.10.010 et. seq. ~ecti on 3 . Conditional Approval. The application for tentative plan for Gz•iffin Creek Estates is hereby approved and subject to staff zeports on "Attachment A", and the approval of alI departments with Planning Commission Resolution No. _435 (12198 ) the understanding the Mr. k3ra~xclxandl'tlhli~: l~~i,rh~ ~~ illctxtxxc;tt~ an t~~,rt:•cnxc:,7t<~1~ i~~u~k~r~~~ ~in~3 si~,:hi triangles in the event tlxat all depa.rttx~ent~ akr n«t in lavt~r ~~f~tt ~>>rc ~~<<r,- str~~ct. P~t~~4dbytlxePlan~~rxgCo~xxa~~i~,~,ic~n~in;~ s~~'~~cci kx~ >»t~ iii ~;~~tl~~~~~ti~~~~it~~~ u1`its~xassaget~xis 1~`day cif Deeerrtb~ ~~, I ~~8. _.~ ~ ' ..m._ ___ I'la~ii:in~.~ C~~r~lu~is~i~~,~ C)~, sir AT'I'ES`I": ~c f i City I~ , ;xr. . ,7 ative Alaprc~ved lay me this Ist day oFl:}ecenxbea~, 19~$. Planning Cornmission Resolution No. ,488 (12198 ) Attachment A PLANNING DEPARTMENT RECOMMENDED CONDITIONS OF APPROVAL l . Prior to final plat appraval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CC&Rs) for the Griffin Creek Subdivision. 2. The applicant shall comply with all requirements of affected public agencies and utilities as they pertain to the development of the Griffin Creek Estates subdivision. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with alI federal, state and local regulations, standards and requirements applicable to the development and construction of the Griffin Creek Estates subdivision. 4. The applicant shall construct a fence, suitable to the City, along the common boundaries of Griffin Creek Estates and the First Presbyterian Church prior to property development. G:IPLANNiNG198447. W PD CITY OF CENTRAL POINT QEPARTM~lVT OF PUSLlC WORKS REVISEC] STAFF REPORT far GRIFFIN CREEK ESTATES P W#98047 Date: Applicant Project: location Legal: Zoning: Area: Units: Plans: Report By; Purpose November 23, 1998 Nadine and Ted Branch, Bob Bauman, P.O. Bax 884, Rogue River, Oregon 97537 Agent: Herb Farber, Farber Surveying, 120 Mistletoe St., Medford, Oregon 97501 Griffin Creek Estates North of Pine Street, north of the lntersectian of Pine Street and Corcoran Lane T37S, RZW, 5edion 10AB, tax lot 5200; Scotian 10 BA, tax fat 990; and Section 10BD, tax lots 10D, 3flfl, and 800. R-1-8 +t.9 Acres. 16 lots 1 faxed page from Herb Farber, dated 11112198, prepared by l=artier and Sons, lnc. 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 #o be included in the design and development of the proposed residential subdivision. Gather information from the Developer/Engineer regarding the proposed development. This report is based on the faxed page from Mr. Farber, and the meeting with Mr. Farber and Mr. Branch, held on November 19, 1998. Special Requirements Existing Infrastructure: The Developer shaft 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 yr operation of the infrastructure facilities, and that the existing infrastructure facilities have either adequate capacities to accommodate the flows andlar 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 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, andlar property owner involved. 2. Residential Lane: The Developer is proposing tl~e use of a modified (28-foot curb-tor-curb ruidth (34 foot right-af way widtl~j with parking allowed on one side] residential lane with a cul-de- sac bulb {37-foot radius to curb face, 40-fact right-af way radius. The PWD has proposed that in revision of the City PWD standards, that a residential lane standard be established, and that this standard would specify that residential lanes be designed to serve a maximum of 12 tats. The proposed layout will serve 16 fats. However, a passible allowance of a variance of the proposed standard may be granted; due to the add configuration of the tax tots. The Developer also discussed some off-street parking in the Park Area identified north of Iots 12 and 16. CrnfJrn (~rc~cd risrarc.c.Cuhclrvrsinn 7'rntarrvc flan !'LYIl.l'ea/I krpc~rt NcJVentf~cv 3 1'14h 1'uKc~ We would suggest that if this subdivision is approved, that Nadine Lane be conditioned with the following: A. Parking not be allowed in front of fats 1, 2, 3. 12, 13, 14, 15, or 16, on the South side of Nadine lane, nor in the culWde-sac. Allow parking of sedans and pick-up trucks on the street only. No recreational vehicles, large trucks, or other similar vehicles (covered in CC&Rs) should be allowed to park on Nadine Lane. S. A minimum street right-of-way width of thirty-four {34); a minimum curb-to-curb width of twee#y-eight feet. C. Provide visitor parking areas in the northwestern portion of the "park". 3. Connection to Pine Street; Need 34-foot radii on right-of-way as it connects to Pine Street right-of-way {including a radius an tax lot 4QQ). May also need to construct tapered accelerationldeceieration lane improvements on Pine Stree#, to meet County requirements. 4. Sidewalks and Sidewalk Easement The residential lane does not provide for sidewalks. The City PWD is recommending that a 5-foot wide public sidewalk section (with a suitable public ingress and egress easement requirement) be provided adjoining the right-of-way on the north side of Nadine Lane and on the cul-de-sac. The 1 D-foot-wide public utilities easement would be moved to the outside of the sidewalk easement to mitigate interference with public utility installation and facility placement (i•e transformers, risers, pedestals, etc.}. As required on recent developments utilizing the residential lane street standard, the sidewalk would be installed at the peveioper's expense as part of the development and will be maintained by the property owner, similar to the City's current sidewalk ordinance requirements. 5. Utility Easements: if storm drain and sanitary sewer lines are to be aligned on north side of lot 18, than these lines will need to be placed in an easement that is dedicated to the City and BCVSA, and not just a P.U.E. if additional utilities are to be located in this easement, then additional width will be required. Need driveable, al[ weather access to manholes, cleanouts, etc.~that are located outside the City's rights-of-way. A ~0-foot wide P.U.I. will also be required on the north of the sidewalk easement, and to the south of the right-of-way vn Nadine Lane; to the North of the sidewalk easement an the cul-de-sac bulb; and an the north side of the Pine Street right-of-way on tots 1, 1~4, and 15. 6. Pine Street Right-af--Walt: Pine Street is identified as a major arterial. Comprehensive plan specifies right-of way width required is 100-110 feet. Current right-of-way width: 80 feet. Not likely to be able to obtain 140-1 i0 foot wide necessary right-of-way from existing development on Pine Street, except by condemnation. Would suggest rninimum right-of-way of 88 feet (44- feet €rvm centerline} This will require 4 additional feet of right-way dedication from lots 1, 14, and 15 for future improvements on Pine Street. 7. Sight-Tri'angtes: Field review of this property`s access to Pine Street indicates that the sight- triangles are currently blacked by topography, trees, structures and other obstructions that do not afford the proper sight triangles for a local street that connects to a major arterial. This type of street intersection requires a ~5-foot sight triangle. A carport an tax lot 4QO is located weft within the sight triangle in the norfhwesf comer of the connection of Nadine ~.ane with Pine l;rrJJrrr (~rc•ck h:crrrtec.~'uhrlnv~urn l~rrrtcrtnr l'!«rt PFf`f~ ti?alJkcprvrt Nrn~c•mhrv 3. I °J4X I'~~i• i Street. The Developer should be required to make arrangements with the adjacent property owners to abfain the proper sight triangles, clear of obstructions, or to adjust the alignment and location of the streets that connect to Pine Street to afford the proper sight triangles, prior #a the construction of improvements within the proposed development. The Developer has indicated that this may not be possible. 8. WaterDfsfributiorr S stem: Reinforced coop water system (8-inch_diameter fine} with connection to #2-inch-diameter pipe on south side of Pine Street required. Hydrant locations as determined by f=ire District No. 3 and city sta#f. Need blow-off or hydrant a# end of fine in cui-de- sac. 9. Gri~rr Creek Setback :The Developer should address the requirements o€ CPMC Chapter 17'.60 pertaining to setbacks from floodways and creek banks, and CPMC Chapter 8.24 pertaining to flood damage prevention and hazard mitigation associated with Griffin Creek. Should require maintenance access easement and a 20-foot maintenance access road as indica#ed in the creek setback requirements of the City's municipal code, on the west side of Griffin Creek with a suitable connection and bollards of Pine Street. 70. FJood Stud of GriffJn Cr~k: The proposed development places improvements and structures within or alters the X00-year floodzone associated with Griffin Creek. The Developer should be required to have a 140-year flood study analysis performed or to provide other acceptable documentation that there will be no additional impacts to adjacent or upstream improvements as the result of the proposed development. 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 flaodzone boundary, and what affects will the modifcation of the floodpfafn elevation and floodzone boundary have on the existing facilities and properties surrounding the proposed development. The study should also include finish floor elevations of aft existing structures that may be affected by any changes in the fioodplain. 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 fioodway for a 100-year "base flood" storm event associated with Griffin Creek through the affected properties. The construction drawings shall indicate the revised base flood elevation contours and boundaries of the floodplain and fioodway expected to occur fallowing the completion of any development within the idarltified floodzone (also referred to as the "Area of Special Flood Hazard"), including any affected sidegradient or upgradient areas. The information determined in this study wilt also be used to determine minimum finished floor elevations for any structures fhat will be placed within the area of special flood hazard. 11. Improvements to Pine Street: tmprovements to Pine Street including, but no# limited to, street section widening, curbs, gutters, sidewalks, bikeways, street fights, storm drainage, and traffic control and delineation, shalt be coordinated and approved by the JC Roads and the City PWD. The improvements should be constructed a# the expense of the Developer and as part of the development of the proposed subdivision. Acceleration and deceleration Panes meeting JC Roads standards may need to be provided at the proposed development's intersections with Pine Street. As approved by the City Administrator, the Developer may request ar be required to defer any or all of the required improvements along Pine Street anti[ a later date, if any or all of the (~rilli~i (~rPv'J 1 ~ltit~•~ .\tehrhrt+uui /~'+ilcNtrr 1'1,1,r 1'«~1 ~ ~ilil/ IZLrnYt \urc~nnc~r }_ 1'~lN 1'u,kr d improvements are to be deferred to a later date, then the Oevelaper w~li be required to enter into a suitable deferred improvement agreement with the City/County far the development/improvement of the street section and appurtenances (i.e. sidewalks, curb, gutter, street lights, storm drainage, etc.) along the development's frontages with Pine Street, as required and approved by the JC Roads and City PWD. The Developer has requested that if the improvements are deferred, fhat they would be assessed on Lats 1, 14, and 15 only. General Ai[ construction of public improvements shat! conform to the City's PWD Standards, the conditions approved and stipulated by the Planning Commission, and other special specifications, details, standards, andlor upgrades as may be approved by the City Administrator ar his designee prior to the approval of the constriction plans for the proposed development. During construction, changes proposed by the Developer shall be submitted in writing by fhe Developer's engineer to the City PWD for apprava! prior to implementation. 2. Developer shall provide copies of any permits, variances, approvals, and conditinns as may be required by other agencies, including, but not limited ta, the Oregon Department of t=ish and Wildlife (DFW), Oregon Department of Environmental Quality {DEQ), Oregon Oivisian of State Lands {DSL}, U.S. Army Corps of Engineers (ALOE), affected irrigation districts, and JC F~oads. 3. Prior to approval and acceptance of the pro}ect, the Developer's engineer or surveyor shat[ provide the Public Works Department with "as-built" drawings. ff feasible, the Developer's engineer ar surveyor should provide the drawings in both a "hard copy" form (produced on N[ylar~} and in a "digital" format compatible with AutoCAD~, ar 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 ta, invert, inlet, and rim or lip elevations; spot elevations identified an drawings; rand alignment; water lines, valves, and fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; street light locations; other below grade utility line locations and depths; etc. Provide a "red-fine" hard copy (on Mylar~'}, or an approved alternative format, of construction drawings, and if feasible, an acceptable AutoCAD® compatible drawing electronic file to the City at completion of construction and prior to acceptance of public [nfrastructure facilities completed as part of the proposed development, or as otherwise approved by the City Administrator or his designee. 4. Al! elevations used on the construction {clans, on temporary benchmarks, and on the permanent benchmark shall be tied info an established City approved benchmark and be so noted an the plans. AI least one permanent benchmark shat[ be provided for the proposed development, the location of which shall be as jo[ntly determined by the City PWD and the Developer. [f applicable, all existing concrete, pips, building materials, structures, clear and grub materials, and other deleterious materials shat[ be removed from fhe site and either recycled or properly disposed of in accordance with the requirements of fhe DEQ. (rrrJ~n C'rrck f•:.rratc~~ .ti'iri~rlr~~r.rrrrn 7ivrtalr4'e f'farr Navcmher 3. ! lyK f uxc 5 6. Easements for City infrastructure (i.e. sanitary sewer, water, and storm drain [if applicablej} should be a minimum of t5-feet wide, and should not split lot lines. lasements for public storm drainage, sanitary sewer, and water lines should be dedicated to the Gity 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. tf two or more City owned utilities are located within an easement, then a minimum of 20-foot width should be required. Easement dedications in final deeds or CC&Rs need a statement which should clearly indica#e that easements mus# be maintained with suitable, driveable vehicular access to City public infrastructure focilities, as determined by the City PWD. 7. Prior to the City PWD final approve! of the construction plans far the proposed improvements. the following should be submitted: ^ A copy of written approve! 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. ^ A copy of written approval from JC Roads regarding Pine Street improvements (as applicable} and street connections to Pine Street. 8. Field verify al[ existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, top of banks, ditchlchannei inverts, street elevations, etc.}, to which the proposed development's infrastructure will connect into exisfing improvements, prior to final construction plan design and submittal for final approval. 9. Overhead power sines. If applicable, coordinate efforts with Pacific Power and Light, U5 West, and TCi Cable, to convert any ovefiead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. All agreements and costs associated with the conversion of these facilities from avefiead to underground facilities, shall be by and between the utility owners and the ©eveioper. 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 por#rayed (both horizontally and vertically) an the construction plans and as-built drawings. 31. The Developer's engineer or surveyor shalt provide to the Public Works Department a drawing of the recorded ('final Plat map reproduced on Mylar~ and in an acceptable electronic form in AutoCAD~ format. The Final Piat shall be tied to a legal Gavemment comer and the State Plane Coordinate System. The f=inal Plat shall either reflect or be later modified to reflect any applicable "red-line' changes noted in the construction "as-bunts", at the discretion of the Cify Administrator or hls designee. (:rr/Jirr (~reck /:statc,s S'uhclrt~r~rr,n "I'errtcrnvr 1`Inrr P if'I) J'~a/J Repr>rt N<,s~cmher 3. lS+yK I'a~e 6 StraetslTraffic Existing improvements - Pine Street -Major Arterial. Current ROW 80' wide, varying street width. Right-of Way required. 10Q-110 foot width. Right-of-way requested 88-fact width; 44-foot on either side of centerline. Jurisdiction -Jackson County. Construction drawings far this Tentative Plan shalt include a Street Lighting Plan and Traffic Delineation Plan in accordance with the requirements of the City PWD. Street lights shall be placed in a "zig-zag" pattern along the streets and at maximum 204-foot spacing (as measured from tight post to light post) to afford better lighting of the public rights-of-way. The S#reet Lighting Plan shaft include placing street lights on the residential lane and the cut-de-sac, and be of a design and at locations as approved by the City PWD and Pacific Power. Street lights will also need to be installed or possibly modified along Pine Street to afford proper lighting of the street intersections, 2. The City PWD, at the cost of the fJevefoper, shall evaluate the strength a# the native sails and determine the street section designs in accordance with the City PWD Standards. The City's engineering staff ar selected engineering consul#ant (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 shall be as follows: 3-inches Class "B" A.C. - ~-inches of 1"-0" crushed rock - 8-inches of 4"-4" crushed rock (City of Medford specifications), - Woven geotexti[e fabric over compacted subgrade. Street section (excluding the asphal# concrete portion) shall be ex#ended 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 intersections with Pine Street. Storm Drainage, Irrigation improvements Bxisting Improvements - Griffin Creek across the eastern boundary of proposed development. Rogue River Valley Irrigation District potentially controls irrigation rights within the project area including conveyance of water in Griffin Creek. During the design of the storm drain collection and conveyance system (SD System), whicJi provides for storm water run-off from and run-on onto the proposed development (either surface run-an ar culvert ar creek/ditch conveyance), the Developer shall demonstrate that the storm water flows from the completion of the proposed development (and at any time prior to CirifJin ('reek f:itafes .1'uhdrvrsran 7cnlatne Plan Pj~'11,uaf]~Rcpr>r~ Novcmher 3. l49R !'age 7 completion of development} do not exceed predevelopment flows; ar 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 addiiianal flow which exceed predevelapment flows. The Developer and the City PWD shalt agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the engineering calculations. 2. Developer's engineer shalt 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 ar must be provided with adequate storage to prevent surcharging; and be designed to not impact existing public storm drainage facilities. Any private storm drain system exceeding 3-inches in diameter shat[ be designed to directly connect to the public storm drain system (at a manhole or curb inlet only}, and shall not be designed to discharge to the street surfaces. 3. 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. 4. Any discharge points of the storm water facilities shaE[ be designed to provide an aesthetically pleasing, useful, and low maintenance facility, that are designed to mitigate erosion, damage, or loss during a 1DD year storm event associated with Griffin Creek; and That mitigate the "attractive nuisance" hazards associated with these types of facilities. Developer's engineer shad determine how SD system will work during 90-year and 900 year flood events associated with Griffin Creek. Identify the HGL in Griffin Creek during 90- and 1gQ-year storm event, and what affect it will have an the proposed outlets and storm drain system. System should be designed to adequately drain 1a-year storm without surcharging ar should be provided with adequate storage to prevent surcharging; and be designed to prevent backflow of water frorra Griffin Creek up into SD system during store events. 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 plats for sizing the SD system, which shalt incorporate the use of the City PWD's rainfalllintensity curve, and City approved run- off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., that are used in the engineering calculations. 6. Storm drain pipe materials shall be PVC, HDPE, or reinforced concrete, with water-tight faints meeting the requirements of ASTM D3212, F47y, 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 inlets/catch basins are to exceed 4.5 feet in depth from the lip of the inlet, then the inlets and catch basins shall be designed to afford suitable "man" entry into the inletslcatch basin for maintenancelc[eaning purposes. 8. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots 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. C;nf]in ('reek lsrates .S'uhdn~isrvn Jenlalrvc f'!nn !' if 1) .Staff Kc~pr~rr Nc~vemhcr 3. 1 y4N f'aGe N 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: Q Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the calleciian and conveyance piping; and O Minimize silts, sands, gravels, and fines migration from the native soils into the SfJ system. The platted HGL shall include both the groundwater infiltration, and the storm water run-off and run-on inflows into the S^ system. 10. Maintain a minimum 0.2-foot drop between inlet and outlet pipe inverts in manholes and curb inlets, llnleSS flout-through Velocities during the design Storm event eXCeed 3.0 feet per SeCOrld (fps). if flow velocities exceed 3.Q fps and the inlet pipe is in relatively direct (i.e. X80 ~ 5 degree) horizonta{ 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 horizonta{ 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 main#ained. A bottom channel shall be formed in the manhole or curb inlet base to mitigafe transitional losses and enhance flow through the manhole or curb inlet. ~ 1. Sheet flaw surface drainage from the property onto the public rights-of--way or onto neighboring properties is unacceptable. 12. Plans which propose to include the discharge to Griffin Creek and any construction or modification within the flaodway of Griffin Creek or in the road ditties of Pine Street, shall be in cornp[iance with DSL, ACOE, ODFW, DEQ, JC Roads, and/or City PWD has applicable) guidelines and requirements and any applicable conditions and or approvals, of these regulatory agencies. Sanitary Sewer All sanitary Sewer collection and conveyance system (SS System} design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, '1830 APWA Standards, Qregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and the City f~WD Standards, where applicable. 2. The construction plans and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to 13CVSA 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 l3CVSA, the public Works Director will approve the plans in final form. ~ ~n!/iri C rCC~ t' 1f,1f<"~ .~l/hfhtv~llj/i lrrurrtn~r Pla,r ~',n~emhrr 3 1Vyt! 1'cv,tc• U 4 Al! 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, TV reports and certification of the sewer system constnaction prior to final acceptance. Water System The water system shalt be designed to provide the required fire flow demand capacities for the proposed facility, which meet l=ire District 3 requirements. Maximum spacing of fire hydrants shall be 3D0 feet. The water system shall be of reinforced flow ("looped") design. Water service lateral connection stationing and size shall be provided on construction plans and as-built drawings. Developer shaft comply with Oregon Health Division (OHD} and City requirements for backflow prevention. Site wflrk, Gracing, and Utility Ptans Grading plans should have original/existing grades and final grades plotted an the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on fop of the existing grades and are in a heavier line width and solid Contour lines should be labeled with elevations. 2. Ail structures shall have roof drains, area drains, and/or 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 bcations must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. Rights of VtlayslEasements if applicable, Developer shat[ provide a Statement of Water Rights (on a City approved forrrr), 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.