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HomeMy WebLinkAboutResolution 423 - USF Reddaway Site Plan & CUP~~ ~ ~~~~ PLANNING COMMISSION RI;SOLU'I'ION N0.423 A RESOLUTION APPROVING A SITE PLAN APPLICATION AND CONDITIONAL USE PERMIT (Applicant (s): USIi Rcddaway Incorporated ) (37 2W 01 C Tax Lot 800} Recitals 1. This matter cazxze before the Planning Cozxzmission for hearing on Junc 2, 1998, on applicant's site plan application and conditional use permit toestablish atruck tez-minal near the intersection of East Pine and Hamrick Roads in an M- 1, Industrial District of the City. The Planning Commission reviewed the application and the City staff repoz•ts, and received comments from all persons wishing to be heard in favor of and apposed to the application. Now, therefore; BE IT RESOLVED BY TIME PLANNING COMMISSION OF THE CITY OF CENTRAL POINT, OREGON, AS FOLLOWS: Section 1. Criteria Applicable to Decision. The following chapters of the Central Point Municipal Cade apply to this application: A. Chapter 17.48, M-1, Industrial District; B. Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval; C. Chapter 17.76 Conditional Use Permit. Section 2. Findings and Conclusions. The Planning Commission hereby adopts by reference all finding of fact set forth in the City staff reports, and concludes that, except where addressed in the conditions to approval, the application and proposal comply with the requirements ofthe following chapters of the Central Point Municipal Code: A. Chapter 17.48 relating to uses, lot size, lot coverage, setback, building height and screening in the M-1 district; B. Chapter 17.72 relating to site plan requirements; G Chapter 17.7b Relating to Conditional Use Permits. 1 -PLANNING COMMISSION RESOLUTION NO.423 (060298) S~ction3. ~c>nditi~.~:~~1 ~r~~rr,l~~; . ~`l7~ ~hl>licatit~u7 I~t~e ~~{,~~~iiii~,n~t~l usk~ ht:rz~ii~ tli,ci wite flan apprt~valish~rebyaphravc~i, ~~~ ~,~~~ti~,lhc~t7n{3i;,ic~nsscti~aril~r~z~L~shi~hiG"~~1", ~vl~icl~z:~~~~t~c~ic~l~~:z~~to and by this r~~~F~rence in~r~rh~~r~tcd l~crci~. 1~~ ;;cl~':iiic~~: ~. TI~~:4~t~plzcant~rillcnt~rir~tc~ah7el~crx~e~11;~,~~~rt>vc~,7c~,,, 1 ~, .~~~,~nt~"o~~~~thcsic~~;urall~s c~~i itie ~~~uth side c~l~il~:~ l~~•c~Iac;rty clang l-l~~t~t~x i~l: 1",4:~i ~~, itI z tl~e; wc~rcling added "'tea be dcane anl~, i(`cl~~t;~rtrliiiecl to be; txecd~~d*;~~ii~t?~, l.~y City incl. I.~evelc~~er"', I3. Add.. to the Pt~bli~. ~,~'~>rl:~; tai t R~ 1~cr L page 0, p,ir~~~,, ~ipl~ 1, seccand sentence under xl~'c~~e~~ ~~y.~~tr:m, the 1~~ur~tin~: `°c~r as a~~ht-c~~, t:~i 1w Fire district No, 3". F'~ ~ ss,.,d by the I'lanninl C` ~mmissicn and. signed by me in t~ciit~crticatic~n cif its passage t1 ~ ,~ day of ~° , I ~) ,~ C~ ~ ~ I~la~rnir::T C+,~:~~~znissic~n~Cl-~_~irman AT'I`I/S"I": i ~„ ', ~- ._ ~: i t ~ Z1~, ~ ar-_~ ~ antat~iv~~~ Approved by me this "" day oI'i ~ . , I'-~ '~_ Planning Commission C~i1~~'r:~aat~ 2 - I'LANI"~II1~3CI CC7MMISIC-N RI~~t~I~UTIOi`~ NO.42.3 ((?6~2~8) lx~-1113I`l~ R RIsCOMMENDED PLANNING DEl'AR`l'MLN~I' CONDI`T'IONS ol~ nPPRC)VAIa 1. The approval of the Conditional Use 1'ennit and Site Plan shall expire in one year oar June 2, 1999 unless an application for a building permit or 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 tkxe 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 to, the Oregon Uniform Fire Code and Structural Specialty Code. 3, Final approval of the conditional use permit is contingent upon City Council approval of Comprehensive Plan Policy 9 revisions to the Central Pointl Jackson County Urban Growth Boundary and Policy Agreement. 4. The applicant shall submit final parking, landscaping and sign glans to the Planning, Public Works and Building Departments for approval and shall izx~plement these plans prior to obtaining a permit to operate. The applicant's design l/ngineer shall contact BCVSA to establish design requirements, fees and permits far sewer extension. and hook-up. CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS STAFI" REPORT for USF REDDAWAY, INC. TRUCK TERMINAL FACILITY PW#9$402 Date: May 27, 1998 Applicant: USF Reddaway Inc_ 2890 Nansen Drive, Medford, Oregon 97504, Agent: Craig A. Stone, 708 Cardley Ave., Medford, OR 97504 Project: Phased Commercial/Industrial Development Location: Southeast of Namrick/Biddle Road Intersection, along Hamrick Road. Legal: T37S, R2W, Section 1C, Tax Lot 800 Zoning: M-1 Area: 34.4 Acres: Truck Terminal to occupy approximately 20 acres. Units: Phase L 20 acres occupied by truck terminal. Other acreage potentially occupied by hotel and professional office space. Plans: 1 page entitled "USF REDDAWAY COMMERCIAL SITE PLAN", dated 4124198, prepared by Hardey Engineering and Associates, Inc. Report By: Lee N. Brennan, Public Works Director Purpose Provide information to the Planning Commission and Applicant {hereinafter referred to: as "Developer"} regarding City Public Works 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: Special Requirernents Existing lnfrasfructure: The Developer shall demonstrate that all connections to existing infrastructure {i.e. streets; water, sanitary sewer, storm drain systems; na#ural 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 andlor 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 ~y (as applicable), the regulatory agency, utility owner, andlor property owner involved, 2. Master Plans: fn association with Gity 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 water dis#ribution system for this area of the City. The master plans should take into account the flows or demands of the proposed development, any future development on neighboring portions of the subjec# tax lot, on neighboring properties, and any areas deemed by the City that will need to connec#-into the proposed development's or existing neighboring infrastructure. The prepared master plans should take into account any previous master plans that have been prepared and approved by the City and Jackson County. 1151' fleddax'm' !ruck Iernrinu! 7~cruutirc !'la++ P1i'D Sta/J'f~'c~pr+rt Afav 2?, l99b' f'agc 2 3. Water Distribution System: The water distribution system shall not be as shown on the tentative plan, and shall be designed and constructed to facilitate keeping as much of the water distribution system within the City's rights-of-way as possible. The water distribution system will need to be constructed along Hamrick Road to (as a minimum) the extent of the subject tax lot's frontages with Hamrick Road. The water mains will be of such diameter that facilitate water demands for projected future development in the surrounding areas, and for completion of the City's water main distribution system in this portion of the City. On other recent development projects, the City has ar is proposing to reimburse the developer for a portion of the costs for up- sizing of water lines above the minimum water line diameter of 8-inches. The proposed water line reimbursement is only for projects where the required up-sizing was not the result of the flow demands of the development, but is the direct result of providing additional capacity for the supplemental demands that may be placed on the water distribution system caused by additional surrounding future development. The proposed reimbursement methodology far water line up-sizing includes payment of the estimated material cast differences for the 8-inch- diameterversus ~ 2-inch-diameter pipe and appurtenances. This reimbursement methodology is Similar to the methodology used by the Medford Water Commission for this same type of water- line up-sizing. We would propose this same type of reimbursement methodology for the proposed development. The water distribution system serving the truck terminal and the remaining proposed development an this tax lot shall be of-"reinforced loop design", where feasible. 4. Righfs-of WaX„and Easements: Provide dedication for expansion of #he::~'ight-of-way along Hamrick Road to a minirrium of 72-feet in width (36-feet each side of centerline). Since the existing right-af-way width for Hamrick Road is 60 feet, the City will require+an additional 6-foot dedication for right-of-way along the Developer's property frontage .with Hamrick Road. Additional right-of-way dedication wi[l likely be needed at the southwest corner of the proposed development for the construction of improvements on Hamrick Road to accommodate the expected type of truck and vehicular traffic an Hamrick Road. Additional right-of-way dedication will also likely be required from the tax lo# in the vicinity of the Hamrick RoadlPine Street intersection when this portion of the tax lot is developed. The Developer shall provide suitable and acceptable easements for any public works infrastructure located outside the public rights-of-way. A separate 1D-foot minimum width public utilities easement (P.U.E.) should also be required for utility installation outside the Hamrick Road right-of-way along the property's exterior fron#age with Hamrick Road. 5. Tra_ffc Sfucltr. There have been several recent traffic studies performed by Hardey Engineering, inc. regarding the potential impacts to the neighboring major street intersections of this development, as the result of operation of the proposed truck facility. !n summary, the traffic studies have indicated that the re-location of USF Reddaway will not have a significant impact on the street system". However, due to the wide variety in unknowns associated with future development on this tax lot and an surrounding properties that would take access to Hamrick Road (or otherwise impact the studied intersections), we feet that additional traffic stud"ies will likely be warranted in the future when the nature of the surrounding development is known. As stated in the traffic studies, USF' Reddaway predicts that peak hourly traffic flows from the truck terminal will not exceed 16 vehicles and 11 trucks per hour. if it is determined that traffic flows from the truck terminal exceed these predicted flows by more than 2D%, then it is (i5'1~ Reddc~ss•m~ Irrrc! Ierrnrncrl Ten(alri•<~ 1'lu+i ('tPD Sftrf~`Reporr h fa~• 1 %, ! 498 Prr~~ _3 suggested that the Developer would be required, as requested by the City, to reevaluate the effects that the increased traffic flows have on Hamrick Road and the applicable intersections, and as applicable, be responsible for financially participating in the implementation and construction of any necessary improvement to the street infrastructure system to accommodate the increased traffic flows generated from the truck facility, to maintain or improve the level of services of the streets and intersections. 6. Improvemenfs fo Hamrick Road: Hamrick Road along the frontage of the subject tax lot is a rural road that does not meet City or County urban standards. The road will need to be improved, as a minimum, to meet City standards. The Developer will be responsible for, as a minimum, all "half-street" improvements to Hamrick Raad along the proposed development's property frontage with Hamrick Raad, and any applicable taper or end sections. The improvements include, but are not limited to, street section, curbs, gutters, sidewalks, bikeways, street lighting, storm drainage, and traffic control and delineation, which shall be coordinated and approved by the JC Roads and the City PWD, and designed and constructed at the expense of the Developer as part of the development of the proposed truck terminal. The planned street section shall have acurb-ta-curb width of 54 feet, and include adjoining 6-foot wide sidewalks. As may be requested by the Developer, and as approved by the City Administrator andlor JC Roads, the Developer may defer any or all of the required improvements a€ong the east-west portion of Hamrick Road {along the southern boundary of the- subject development) until a later date. if any or all of the improvements are to be deferred_to a later date, then the Developer will be required to enter into a suitable deferred improvement agreement with the City andlor Jackson County for the "half-street" improvements. 7. Erosion Control Plan: If applicable, a suitable erosion control plan must be prepared and submitted to the Oregon Department of Environmental Quality (DEQ) for the construction of any improvements associated with this development. The construction plans associated with this development will not be approved by the City PWD until the City PWD receives a copy of the written approval of the erosion control plan by the DE=Q. $. Wafer Disfribufion Sysfem and New Wafer Master Mefer: The proposed development and surrounding development has necessitated the installation of a new water master meter (including a suitable connection to the Medford Water Commission's water main line, and other associated appurtenances), which is being installed on the north side of the corner intersection of Hamrick and Viias. Roads. Large diameter {greater than 12-inch-diameter) water distribution lines are also being installed to facilitate new development in this area of the Ci#y. It is the City's intent to have this master meter and large diameter water lines installed as part of this and other currently approved development, and to lae installed at the expense of the Developers and surrounding land owners, determined on a per acre of development basis as established by the City. Thus the Developer will be responsible for paying apro-rated share of the costs for implementation and construction of these facilities. 9. 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 creeklditch conveyance); any future development on adjacent properties; conveyed storm drainage or surface water flow, and any flows from areas deemed by the City that will USF Reddaway Truck Terminal Tentative Plan PWD SiaJj'Reporr May Z 7, ! 948 Page 4 need to connect-into the proposed developmen#'s SD System. It appears that the majority of surface water flows from the properties east of the subject tax lot drain across the subject tax lot. The proposed storm drainage system will need to be designed to accommodate these existing "run-on" flows. However, the City is requesting that the developer design the storm drain conveyance system to accommodate projected post_development flaws from these eastern properties. City would propose reimbursement to the Developer for up-sizing the applicable up- sized portion(s) of the storm water conveyance system to accommodate the future development on properties to the east of the subject tax lot. The City is currently developing a schedule for the cost differences for up-sizing storm drain pipe and manholes. Once the cost table is developed, the cost differences will be multiplied against the lineal feet of storm drain pipe for the various pipe up-sizing, and the number of manholes up-sized, to determine the total reimbursement that would be due the Developer. Once the amount of the reimbursement is determined, it is proposed that the City would enter into an agreement with the Developer that calls for payment of the determined reimbursement amount (which would likely be designated as the "Hamrick RoadlPine Street storm drainage project fee") as it is collected from the developers of the affected properties. 10. Off-Site Storm Drainage infrastructure: For any storm drainage infrastructure constructed or improved outside the City's rights-of--way or easements for drainage of surface waters from the subjec# development, the Developer shall provide a suitable document or documents which contain approvals for the implementation of such connection andlor improvements and which describe: ^ Who is responsible for the operation, maintenance, and repair of the infrastructure facilities to maintain the original design parameters associated with the infrastructure. if the City is to operate and maintain the infrastructure, the applicable funding mechanism that will be created (i.e loco! improvement district) for the associated City expenditures; ^ Haw will access be afforded and maintained indefinitely to maintain and repair the infrastructure facilities; ^ That an easement or other suitable conveyance document has been granted, as necessary, #o provide suitable access on private- property for the inspection, maintenance, and repair work to be performed on the infrastructure facilities. The easement shall include a statement which a{lows access by City personnel for inspection and maintenance purposes; and Genera[ All cons#ruction 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 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 1r:SF Rc~dd«srrn' 7•rrrc'k I~ernr,ru,1 !c•,uulri•c 1'!an 1'ii'I? .Sra/rRr1>r~rr ,4frn~ ~ ~. 199,5 Pc,~~c Environmental Qualify (DEQ), affected irrigation districts, and JC 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" form (produced on Mylar'~) and in a "digital" format compatible with AutoCAl~, 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 to, invert, inlet, and rim or lip elevations; spot elevations identifed on drawings; road alignment; water lines, valves, and ire 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 AutoCAD'~ compatible drawing electronic file to the City at completion of construction and prior to acceptance of public infrastructure facilities completed as part of the proposed development, or as otherwise approved by the City Administrator or his designee. 4. All eleva#ians used on the construction plans, on temporary benchmarks, and on the permanent benchmark shall 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 dele#erious 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 City and not just a P.U.E. Centerline of buried infrastructure sha[l 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 statement which should clearly indicate that easements must be maintained with suitable, driveable vehicular access to City public infrastructure facilities, as determined by the Ci#y PWD. 7, Prior to the City PWD final approval of the construction plans far the proposed improvements, the following should be submit#ed: ^ 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. LISP Redd<rsrar lrrrck T~cr-murcrf le+rlcrlrs•e f'lnrr Y11'U S1aJI Reporl A4cn • ? ". 1995 F'a~~e 6 ^ A copy of written approval from JC Roads regarding Hamrick Road improvements and driveway connections to Hamrick Road. 8. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, top of banks, ditch/channel inverts, street elevations, etc.), to which the proposed development's infrastructure will connect into existing improvements, prior to final construction plan design and submittal for final approval. 9. Overhead power lines- if applicable, coordinate efforts with Pacific Power and Light, US West, and TCI Cable, to conver# any overhead 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 overhead to underground facilities, shall be by and between the utility owners and the Developer. 10. The accurate locations of any existing underground and above ground public infrastructure, and the location of the associated easements with these facilities, shall be accurately portrayed (both horizontally and vertically) on the construction plans and as-built drawings. S#reetslTraffic Existing Improvements - Hamrick Raad -Current ROW 60' wide, increasing near intersection with Pine StreetlBiddle Road, varying street width. Right-af-Way required: 72-feet width; 36-feet on either side of centerline. Jurisdctian -Jackson County. 1. Construction drawings for this Tentative Plan shall include a Street Lighting Plan and Traffic Contra! 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 200-foot spacing (as measured from light post to light post} to afford better lighting of the public rights-af-way. Street lights shall be of 22,500 lumen design. Indicate location of street lights on plans, with table indicating stationing and offsets. 2. The City PWD shall, at the cost of the Developer, evaluate the strength of the native soils and determine the street section designs in accordance with the City PWD Standards. The City's engineering staff or selected engineering consultant (at Developer's expense), shall evaluate the strength of the native Soils and determine the street section designs in accordance with the City PWD Standards. Minimum street section shall be as follows: - flinches Class "B" A.C. - 8-inches of 314"-0" crushed rock - 12-inches of 4"-0" crushed rock (City of Medford specifcations), - Woven geotextile fabric aver compacted subgrade. Street section (excluding the asphalt concrete portion) shall be extended, as a minimum, underneath and one foot beyond the curb and gutter portion of the street section to provide better structural support for the curb, gutter, and sidewalk sectian- I~,SF Rcddau•m~ I~ruck 72rmirrat 7•errtntii•c !fart PN-U Staff Relrnrt dfas~ 1 %, 1998 Page 3. The construction drawings shall include clear vision areas (i.e. sigh# triangles} designed to meet the City's PWD requirements at the driveway entrances to the truck terminal, and at the corner of Hamrick Road. For the purposes of sight triangle determination, Hamrick Road will be considered to be a "collector" type road. ~. The Developer shall evaluate the strength of the native soils 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, irrigation Improvements Existing Improvements - Orchard surface water drain to ditches on Hamrick and Biddle Roads. During the design of the storm drain collection and conveyance system {SD System) which provides for storm water run-off from and run-on onto the proposed development (either surface run-on or culvert or 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 completion of development) do not exceed predeveiopmen# 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 predevelopment flaws. The Developer and the Gity PWD shall agree on the applicable run-off coefficients, curve numbers, retardants, 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 10-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 shall not be designed to discharge to the street surfaces. Surface drainage from the fuel storage and dispensing facilities shat[ not be directly connected to the storm drainage system without prior approval by the Dt;Q and City PWD. 3. Roof drains and underdrains shall not be directly connected to public storm drain lines, and shall drain to the on-site private storm drain system. 4. Any discharge points of the storm water facilities shall be designed to provide an aesthetically pleasing, useful, and low maintenance facility, that are designed to mitigate erosion, damage, or loss during a '1DD year storm event; and that mitigate the "attrac#ive nuisance" hazards associated with these types of facilities. 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 rainfall/intensity curve, and Gity approved run- off coefficients, curve numbers, retardants, pipe roughness coefficients, etc., that are used in the engineering calculations. (!S!•~ Reddawnv 7-ruc'k rr~r'rrrrrurl 1-c~f~lcriit~e 1'!«rr P~i'U SfnfrReport h~nt• 2 ~. ! 998 Pnge 8 6. Storm drain pipe ma#erials shall be PVC, HDPE, or reinforced concrete, with water-tight joints. Provide concrete or sand-cement slurry encasement where required in areas of minimum cover. 7. If inletslcatch 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 maintenance/cleaning 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 cleaning 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 C1 Minimize silts, sands, gravels, and fines migration from the native soils into the SD sys#em. The plotted HGL shall include both the groundwater infiltration, and the storm water run-off and run-on inflows into the SD system. 10. Maintain a minimum Q.2-foot drop between inlet and outlet pipe inverts in manholes and curb inlets, unless flow-through velocities during the design storm event exceed 3.0 feet per second (fps}. If flow velocities exceed 3.0 fps and the inlet pipe is in relatively direct (i.e. 18Q ~ 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-font 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. The storm drainage system shall include the storm drainage from the bordering streets (i.e. Hamrick Road), as applicable. 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, 1980 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and the City PWD Standards, where applicable. 2. The construction plans and the as-built drawings shall identity lateral stationing far construction of sewer laterals. USF Reddawav Cruc'k 1 ermRra! Tenlalive Plan P6t'I1 SraJrRepor-t Afm- 17. I99b' Page 4 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by BCVSA, completion of final revisions to the plans by the Developer's engineer, and fallowing the final approval and signature an the construction plans by BCVSA, the Public Works Director will approve the plans in final form. 4. AI[ testing and video inspection of lines and manholes shall be done in accordance with BCVSA requirements, at Developer's expense. The Developer shat! provide BCVSA and the City with test reports, N reports and certification of the sewer system construction prior to final acceptance. Water System The water system shall be designed to provide the required fire flaw demand capacities for the proposed facility, which meet Fire District 3 requirements. Maximum spacing of fire hydrants shall be 3Q0 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. Site work, Grading, and Utility Plans Grading plans should have original/existing grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are overlaid on top of the existing grades and are in a heavier line wid#h and solid. Contour lines should be labeled with elevations. 2. All 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. U#ility locations must be accurately included on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. Rights of WayslEasements If applicable, Developer shall provide a Statement of Water Rights {on a City approvedform), 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.