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HomeMy WebLinkAboutResolution 426 - Assembly of God Site Plan & Variance;~ c.~ {~ r7 ~-~ ~ ~4 PLANNING COMMISSION RESOLU'T'ION NO. 42C~ A RESOLUTION CONDI`T"TONALLY APPROVING A SITE PLAN APPLICATION AND V~IRIANCE (Applicant {s): Cez7tral Point Assembly of God Church} (37 2W 02CB Tax Lots 7200, 7300 & 7302} RccitaIs 1. This matter came before the Planning Coznznissian for hearing on July 7,1998, on the applicant's site plan application for the addition of a new sanctuazy, classrooms and the remodel of existing buildings that arepart ofalocal church complex onNorth 10th Street, in an R-3, Residential Multiple- Familydistrict inthe City. The Planning Commission reviewed the application and the City staff reports, and received comments from all persons wishing to be heard in favor of and opposed to the application. 2. The church has also applied for a variance from special set back requirements in order to provide on~site parking. Now, therefore; BE IT RESOLVED BY THE PLANNING COMMISSION OF THI/ CITY OF CENTRAL POINT, OREGON, AS FOLLOWS: Section 1. Criteria A~pIicable to Decision. The foIlawing chapters of the Central Point Municipal Cade apply to this application: A. Chapter 17.28, R-3 Multiple Residential District B, Chapter 17.60, General Regulations; C. Chapter 17.64, Off Street Parking and Loading; D. Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval. Section 2. Findings and Conclusions. The Planning Commission hereby adopts by reference all findings of fact set forth in the City staff reports, and concludes that, except where addressed in the conditions of approval, the application and proposal comply with the requirements ofthe following chapters of the Central Point Municipal Code: 1 -PLANNING COMMIMION RESOLUTION NO. X126 (070798) A. Chapter 17.28, relating to uses, lot sie, Iot coverage, setback, buildiazg hcigllt and sczeening in the R-3 district; B. Chapter 17.60 relating to pavi3ig and landscaping rcquiren~ents; C. Chapter 17.64 relating to off-street paricizlg and Ioadin~; facilities; D. Chapter 17.72 relating to site pla~-z z•cquire~l~ents. Section 3. Conditional Approval. "The application foz• site plan approval is hereby conditionally approved, subject to the conditions set fo~•tl10~1 Exhibits "A", a~~d "B" which are attached hez-eto and by this reference incorporated herein. Passed by the Planning Commission and signed by n~ze in authentication of its passage this ~~ day of ~, , 19°1 . ._ ~ .~~~_ Planning Commission Chairman ATTEST: City Representative Approved by zxze this ~ ~ day of _,.,._~~~ , 19 ~,Y . ~ ~...~.~ Planning Commission Chairman 2 -PLANNING COMMISSION RESOLUTION NO. 426 (07079$) CITY OF CENTRAL POINT ~x~s't PLANNING COMMISSION MINUTES JULY 7, 1998 I. MEETING CALLED TO ORDER at 7:00 p.m. II< ROLL CALL: Chuck Piland, Jan Dunlap, Candy Fish. Don Foster, Bob Gilkey. Karolyn Johnson. Also present were Tom Humphrey, Planning Director, Lee Brennan, Public Works Director, Ken Gerschler, Planning Technician, Jim Bennett, City Administrator, Rusty McGrath, Maynr, and Arlene LaRosa, Public Works Secretary. III. CORRESPONDENCE Correspondence received will be addressed during the appropriate business items. IV. MINUTES Commissioner Gilkey made a motion to approve the Minutes of June 16, 1998. as written. Motion was seconded by Commissioner Fish. ROLL CALL: Dunlap, yes, Fish, yes; Foster, yes; Gilkey, yes; Johnson, yes. V. PUBLIC APPEARANCES There were no public appearances. VI. BUSINESS A. Continuation of~Puljlic Hearing to review a Site Plan and_reQUest far variance from special setback submitted by the Central Point Assembly of God, Church to construct a new sanctuary on property__located east of the intersection of North 10t`' and Maple Streets in the R-3_zoning district. Commissioner Fish declared a conflict of interest and withdrew to the audience. Tom Humphrey reviewed the application and stated that a variance is now included in the packet along with a revised site plan and a proposal for phasing the church parking areas. The City has also received a landscaping and irrigation plan. The applicant has a letter of authorization from the Department of Transportation allowing the discharge of storm water drainage into the I-5 system. The applicant is also asking if they can initially gravel the parking lot on the east side of the church in phases 1 and 2 and only re-pave the existing parking area. City of Centra( Point Planning Commission Minutes July 7, 1998 -Page 2 Lee Brennan reviewed the Public Works Staff Report. He stated that on Item 5 in the Planning Department Staff Report, the Public Works Department would like to see A.C. or concrete paving, and would like to see all of the Public Works conditions included in any Planning Commission action. Staff is working with the applicant's engineer on the storm water discharge into the drainage system. Tom Humphrey asked about the possibility of using chip-seal on the parking lots. Lee Brennan stated that chip-seal is acceptable to the Public Works Department instead of paving. However, the life of chip-seal is short. John Ferrington, Associate Pastor, acting as interim agent for the applicant, stated that Jackson County and the housing authority did not see any problem with the church's plans to use the storm drain on the east of their property and the applicant has a verbal agreement. The other partners on the storm drain system have indicated they have received the applicant's request and will give it consideration. He stated that if they are able to gravel or chip-seal the parking lots initially, they anticipate being able to pave Phase 1 as funds are available. Commissioner Johnson asked the applicant that if they were permitted to chip-seal the first phase of the parking lots, would they be able to pave within a year. Mr. Ferrington stated that they would like to do so, but it depends upon the budget and money available. Bill Walton, 318 So. 2"d St., Central Point, suggested that in the parking areas where the street light mounts are located, on 2 feet on each side allow room to plant trees. Use the smaller parking spaces for compact cars. Research indicates this lessens the impact of the sun on the parking lot and the heat diffused to other areas. Chairman Piland closed the public hearing. Commissioner Johnson made a matian to adapt Resolution 426 approving the Site Plan and request for variance from special setbacfc submitted by the Central Point Assembly of God Church to construct a new sanctuary on property located east of the intersection of North '10`" and Maple Streets in the R-3 zoning district, including the conditions in the Staff Reports, also City of Central Paint Planning Commission Minutes July 7, 1998 -Page 3 including the use of chip-seal in Phase 1 and giving the applicant a 2 year time limit to pave. Applicant should consider the suggestion of Bill Walton. Motion was seconded by Commissioner Gilkey. ROLL CALL: Dunlap, yes; Fish, abstain; Faster, yes; Gilkey, yes; Johnson, yes. B. Public Hearing to consider a request by Michael Burton to vary from the maximum fence height requirements on property located at 1130 Mayfair Place in the R-1-6 zoning district. Ken Gerschfer reviewed the Planning Department Staff Report. Applicants want to vary from the City's six foot maximum fence height requirement at the rear of their Mayfair Place property in order to create a more private and secure boundary along an easement they are creating to access a new public park. They would like an 8 foot cedar fence. Lee Brennan stated that is already an easement along the back of that property. The developers, the Moores, recorded that easement before the house was built. Bill Walton, 318 Sa. 2"d Street, Central Point, asked that the City put up a 6 foot cinder block, capped wall instead of the cedar fence to protect it from pedestrian traffic. Commissioner Fish made a motion to continue the public hearing in the absence of the applicant to answer questions to the next Commission meeting on July 27, 1998. Commissioner Gilkey seconded the mo#ion. ROLL CALL: Dunlap, yes; Fish, yes; Faster, yes; Gilkey, yes; Johnson, yes. C. Public Hearin to consider a lications for Tentative Partition and Site Plan Review to facilitate the construction of a commercial shopping center east of the Freeman Road/Oak Street intersection in the C-4 zoning district. Tom Humphrey reviewed the Planning Department Staff Report. He stated that the site plan was recently revised which has subsequently affected the landscaping plans and traffic study. A variance from a side yard setback is no longer necessary. The applicants have provided more than adequate parking and are working to reevaluate and/or revise their other plans. The traffic engineer has determined that around-a-bout is not feasible at the Freeman Road/oak Street intersection Lee Brennan reviewed the Public Works Staff Report. The applicant will have to do a flood study. He stated that the City would like to master plan the areas to the south and one area to the north of the applicant's City of Central Point Planning Commission Minutes Juiy 7, 1998 -Page 4 property. Staff looked at the lane configuration and came up with a slightly different configuration, One of the concerns is truck traffic and truck deliveries at the new south entrance. The City will look at a longer queue at Pine Street turning south on 10th. They will need to accommodate a WDC7 truck or RV with a boat. The City will work with the applicant on those issues. The 4-way stop sign wi!! be installed at Hopkins and Freeman. Chuck Martinez, 714 Cardley Ave., #100, agent for the applicant had several concerns: {1 } Parking that has been designed is a necessary (2} Truck route facilities and lane geometry: There is a very detailed review of the truck movements. There will not be any truck access at the south entrance. The truck movement would come in and out of the main intersection. The delivery trucks would come in off the main driveway and circulate back. The deliveries to the stores near the south entrance will be front deliveries only; {3} We would like to review the Public Works Staff Report concerning the road widths; {4} Landscaping - we believe in an attractive overall appearance and pride of ownership. The creek will not be changed. Landscaping will be top of bank and the creek will be bridged. Donna Martinez, 254 Freeman Rd., Central Point, was concerned about getting out of her driveway with the increased traffic on Freeman. Discussed another controlled intersection before the shopping center, perhaps at Hopkins. A signal will permit her better ingresslegress to her home. Mayor McGrath stated that he is excited about this area being developed as a shopping center. Chairman Piland closed the public hearing. Commissioner Gilkey made a motion to adopt Resolution 427 approving the application for Tentative Partition and Site Plan Review to facilitate the construction of a commercial shopping center east of the Freeman Road/oak Street intersection in the C-4 zoning district, subject to staff comments and staff report conditions and renaming the shopping center "Mingus Creek Plaza". Motion was seconded by Commissioner Fish. ROLL CALL: Dunlap, yes; Fish, yes; Foster, yes; Gilkey, yes; Johnson, yes. VII. MISCELLANEOUS There were no miscellaneous items. City of Central Point Planning Commission Minutes July 7, ~ 998 -Page 5 Vlll. ADJOURNMI*NT Commissioner Gilkey made a motion to adjourn. Commissioner Fish seconded the motion. All said "aye" and the meeting adjourned at 9:35 p.m. I~XHIBIT .,~ RECOMMENDED PLANNING DEPARTMENT CONDITIONS OF APPROVAL 1. The approval of the Site Plan shall expire in one year on .Iuly `~, 1999 unless an application for a building permit ar an application for extension has been received by the City. The applicant shall submit a revised site plan depicting any changes discussed and approved at the public hearing within 30 days of Planning Commission approval. 2. The project must comply with all applicable local, state and federal regulations including, but not limited ta, the Oregon Uniform Fire Code and Structural Specialty Code. 3. The applicant shall submit final grading, drainage and sign plans to the Planning, Public Works and Building Departments for approval prior to obtaining any building permits. 4. The applicant shall dedicate an additional 14 feet of road right-of--way to the City along the North 10th Street frontage in accordance with the Public Works Staff Report. 5. The applicant shall satisfy the parking design requirements outlined in CPMC Section i 7.b4.104. Phasing of parking improvements over time may be allowed in the following manner: Phase I Resurface and restripe the upper parking lot; pave and stripe the first tier of the lower parking lot with an all-weather surface to be determined by the City; gravel and grade the second tier of the lower parking lot. Phase II Pave and stripe the second tier of the lower parking lot with an all-weather surface to be determined by the City; gravel and grade the third tier of the lower parking lot. Phase III Pave and stripe the third tier of the lower parking lot with an all-weather surface to be determined by the City and construct a driveway access onto the Willow Glen access road. City staff and or members of the Planning Commission will periodically review the parking situation at the church and, unless the circumstances da not clearly dictate, the applicant shall initiate the parking improvements identified in Phase II within three years of the date of this approval and improvements identified in Phase III within two years thereafter. Planning DepartEiac~~t CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS PREt_IMINARY STAFF REPORT for CENTRAL POINT ASSEMBLY OF GOD CHURCH EXPANSION PW#9$041 Date: June 16, 1998 Applicant: Centro! Point Assembly of God Church 310 N. 10th Street, Central Pant, Oregon 97502, Contact: Rev. Jeffrey A. Anderson, Pastor Project: New Sanctuary Building, remodel existing buildings. Location: East of the intersection of Maple and Tenth Streets Legal: T37S, R2W, Section 2CB, Tax Lots 7300, 7302, 7200 Zoning: R-3 Area: 3.24 acres Plans: 1 page showing revised new sanctuary location, and 1 sheet entitled "Camerstane Church Development, Enc., Proposed Site Plan" Dated 3128197. Report By: Lee N. Brennan, Public Works Director Purpose Provide preliminary 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 industrial facility. Gather information from the Developer/Engineer regarding proposed development. This staff report is only preliminary as only a limited amount of information regarding the proposed development was available at the time this staff report was prepared. Special Requirements xfsti nfrastrucfure: The Developer shall demonstrate that a{l 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 faalities, and that the existing infrastructure faalities have either adequate capacities to aocommoda#e fhe flows and/or demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure, or wi11 be improved by and at the expense of the Developer to accommodate the additional flows 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, andlar property owner involved. 2. Mastgr,„p/ans: In association wi#h City PWD staff, the Developer shall prepare master plans for the storm drain collection, retention, and conveyance system, the sanitary sewer collection and conveyance system, and the parking lot system to be part of this development. 3. I seme :Provide dedication for expansion of the right-of-way along Tenth Street to a minimum of 88-feet in width {44-feet each side of center{ine). Since the existing right-af--way width far Tenth Street is 60 feet, the City will require an additional 14-foot ~ dedication for right-of-way aiorfg the Developer's property frontage with Tenth Street. The Developer shall provide suitable and acceptable easements for any public works Cenlra! Poir=1 l(ssembly of Cicx! C'Irurclr I:.rparurorr Tentative Plan Revreu~ P~~'D Stafj~Reporr June !b, 1998 Page 2 infrastructure located outside the public rights-af-way. A separate 10-foot minimum width public utilities easement (P.U.1~.} should also be required far utility installation outside the Tenth Street right-of-way along the property's exterior frontage with Tenth Street The plan for this portion of tenth street would be to provide 4 travel lanes {11-feet in width), 1 double turn lane (14-feet in width) bike lanes (6-foot in width}, ~- foot sidewalks, 0.5 foot curbs, and 2.5 feet behind the sidewalk. 4. Storm Draina e S stem: The storm drain system shall be designed to accommodate the storm water run-off from and run-on onto the proposed development (either surface run-on or culvert or creek/ditch conveyance); and; conveyed storm drainage or surface water flow. It appears that the best outlet will be to connect into the storm drain system associated with the Willow Glen Apartment Development. The City will work with the Developer to determine if this connection is feasible. 5. priyewa.X, Connection to Private Drive Associated with Willow Glen Apartment Complex: The Developer must secure a suitable access easement {if one doesn't already exist} for the proposed driveway connection to the private street serving the Willow Glen Apartment Complex. 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, andlor upgrades as may be approved by the City Administrator or his designee prior to the approval of the construction plans for the proposed development. During construction, changes proposed by the Developer shall be submitted in writing by the Developer's engineer to the City PWD for approval prior to implementation. 2. Developer shalt 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 Environmental Quality (DEQ), affected irrigation districts, and ,tC Roads. 3. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with "as-built" drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in both a "hard copy" farm (produced on Mylar°} and in a "digital" format compatible with AutaCAl~', 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 which identify the locations and or elevations {as appropriate} of actual installed items, including, but not limited ta, invert, inlet, and rim or lip elevations; spat 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; 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 feasible, an acceptable AutaCAD~° 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 ar his designee. Central Polnt Assembly of (iod Church Gzpansiorr Tentative Plan Review Pff'D Stafj-Report June 16, ! 498 Page 3 4. All elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shad be tied into an established City approved benchmark and be sa noted on the plans. At least one permanent benchmark shall be provided for the proposed development, the location of which shall be as jointly determined by the City PWD and the Developer. 5. If applicable, all existing concrete, pipe, building materials, structures, clear and grub materials, and other deleterious materials shall be removed from the site and either recycled or property 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 City and not just a P.U.E. Centerline of buried infrastructure shall be aligned a minimum of five (5} feet from the edge of the easement. If two or more City owned utilities are located within an easement, then a minimum of 20-foot width should be required. Easement dedications in final deeds or CC&Rs need a s#a#ement 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 fogowing should be submitted: L7 A copy of written approval from Fire District 3 of the building and site access, and the fire hydrant placement 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 comple#ed on the plans. ~ A copy of wriften approval from JC Roads regarding Tenth Street improvements (if any) and driveway connections to Tenth Street. 8. l=field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, fop of banks, di#ch/channel 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. The accurate loco#ions of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed (both horizantafly and vertically} on the construction plans and as-built drawings. StreetsfTraffic Existing Improvemen#s - Tenth Street -Current ROW 6g` wide, varying street width. Right- of-Way required: $8-feet width; 44-feet on either side of centerline. Jurisdiction -Jackson County. The construction drawings shall include clear vision areas (i.e. sight triangles) designed to meet Central Point ,4sserrtbfY of C;od ('hurcJr !,i'/ransrpr: Tentative Plan Rrview Pff'D Srq~Ref~ort Junc t b, 14911 Pale 4 khe City's PWD requirements at the driveway entrances to the church and parking areas. For the purposes of sight triangle determination, Tenth Street is considered to be a "secondary arterial road. 2. The Developer shall evaluate the strength of the native sails and determine the access road and parking section designs to handle the expected loads (including fire equipment) to be traveled on these private driveways, access roads, and parking areas. Storm Drainage improvements Existing Improvements - Site drainage drains to open field area to the east of the existing sanctuary building. During the design of the storm drain collection and conveyance system (SD System) which provides far storm water run-off from and run-on ante the proposed development {either surface run-on or culvert or creek/ditch conveyance), the Develaper 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 predeveiopment flows; or that 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 predeveiopment flows. The Developer and the City PWD shat[ agree on the applicable run-off coef#icients, curve numbers, retardance, etc., to be used in the engineering calculations. 2. Developer's engineer shall provide a site drainage plan with the facilities being designed, at a minimum, to accommodate a 10 year storm event. Th SD system must be designed to adequately drain the ~ 0-year storm event without surcharging or must be provided with adequate storage to prevent surcharging; and be designed to not impact existing public storm drainage facilities. Catch basins and area drains shall be designed for on-site sediment and petroleum hydrocarbon retention. The private storm drain system shall be designed to directly connect to the public storm drain system, and shag 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 sha11 drain to the on-site private storm drain system. 4. Any surface discharge points of the storm water facilities shaft be designed to provide an aesthetically pleasing, useful, and low maintenance facili#y, that are designed to mitigate erosion, damage, or loss during a 10d year storm event; and that mitigate the "attractive nuisances hazards associated with these types of facilities. 5. Prior to City PWD construction plan review, the Develaper 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 rainfall/intensity 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 within the public rights-of-way shall be PVC, HDPE, or reinforced Cenrra( Poinr assembly of Gocl Church I;xparuron Tentarrve Plan Review P-f~D Sta,(J"Repor! June l6, 1998 Page S concrete, with water-tight joints. Provide concrete or sand-cement slurry 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 maintenancelcleaning purposes. 8. Developer's engineer shall provide hydrology and hydraulic calculations and flow line plots far private and public storm drains. Plot HGL on profle or provide a separate profle drawing that indicates the HGL on the profile. Pipes should maintain cleaning velocity (minimum 2.4 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: d Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and D Minimize silts, sands, gravels, and fines migration from the native soils into the SD system. The plotted HGt, shall include both the groundwater infil#ration, and the storm water run-off and run-on inflows into the SD system. 10. Maintain a minimum 0.2-foot drop between inlet and outlet pipe inverts in manholes and curb inlets, unless flow-through velocities during the design storm event exceed 3.Q 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 shaft be maintained through the base of the manhole or curb inlet. If flaw velocities exceed 3.D fps, and there is other than rela#ively direct horizontal alignment between the inlet and outlet pipes, then a minimum of a g.1-foot drop between inlet and outlet pipe inverts in manholes or curb inlet must be maintained. A bottom channel shall be farmed 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-af-way or onto neighboring properties is unacceptable. The storm drainage system shall include the storm drainage from the bordering streets (i.e. Tenth Street), as applicable. Sanitary Sewer All sanitary sewer collection and conveyance system (SS System) design, construction and tes#ing steal[ 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-buil# drawings shall identify lateral stationing for construction of sewer laterals. ('enlral f'ornt Assembly oj(irxf ('Ir¢urh f.rl~arrsrnn lerrtatfve f tan f2evretir P{i'D StaQ'Reporl June I6, ! 99F Page 6 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by i3CVSA, completion of final revisions to the plans by the Developer's engineer, and following the final approval and signature on the construction plans by QCVSA, the Public Works Director will approve the plans in final farm. 4. As applicable, all testing and video inspection of fines and manholes shall be done in accordance with BCVSA requirements, at Developer's expense. The Developer shall provide BCVSA and the City with test repor#s, TV reports and certification of the sewer system construction prior to final acceptance. Water System The water system shaft be designed to provide the required fire flow demand capacities for the proposed facility, which meet Fire District 3 requirements. If applicable, the water system shat! be of reinforced flow ("looped") design. Water service lateral connection stationing and size shall be provided on construction plans and as-built drawings. Site worEc, Grading, and Utility flans Grading plans should have original/existing grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on top of the existing grades and are in a heavier line width and solid. Contour lines should be labeled with elevations. 2. All structures shall have roof drains, area drains, andlor crawl spaces with positive drainage away from the building. 3. Provide City with a utility plan approved by each utility company which reflects ail 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.