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HomeMy WebLinkAboutResolution 403 - New Haven Estates Tent. Plan~ c~ i C~`j ~ .. PLANNING COMMISSION RESOLUTION NO. i-{C_~ A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN FOR NEW HAVEN ESTATES SUBDIVISION (Applicant: Van Wey Homes, Inc.} (37 2W 36C Tax Lots 2500, 2501, 2600} (37 2W 018 Tax Lot 3800} BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF CENTRAL POINT, OREGON, AS FOLLOWS: Section 1. Nature of Application. This is an application for approval of a tentative plan fnr a 210-lot subdivision in an R-1-8 district of Central Point, Oregon. The Planning Gammission opened a duly-noticed public hearing on October 7, 1997. The hearing was continued and completed on October 21, 1997. Section 2. Approval Criteria. The criteria fnr approval of this subdivision application are found in CPMC Title 16, relating to tentative plans and subdivisions, and in Title 17, relating to zoning and lot sizes. Section 3. Findings and Conclusions. The Planning Commission finds and determines as follows: A. Tentative Plan Requirements. The application and tentative plan herein are in the correct form and contain all of the information required far the same under CPMC Chapter 15.10. B. Area and Width of Lots. The subdivision lots all meet the R-1-8 district lot size requirements of 8,000 square feet for interior lots and 8,000 square feet for corner lots. The minimum width requirements are also met, with interior lots at least 60 feet wide and corner lots at least 70 feet wide. C. Blocks and Streets. The tentative plan proposal for the layout and dimensions of streets and blocks is in compliance with the requirements of CPMC Chapter 16.20 regarding streets and CPMC Chapter 16.24 regarding blocks. Section 4. Conditional Approval. The application for tentative plan approval for the within subdivision is hereby approved, subject to the conditions listed on Exhibit "A" hereto, imposed under authority of CPMC 16.10.090. Passed by the Planning Commission and signed by me in authentication of its passage this ~~-- day of 1~~u~.a~'- , 1997. ~-- -- Planning Commission Chairman 1 - PLANNING COMMISSION RESOLUTION NO. ~D_~ (102797) ATTEST: City Representative Approved by me this ~ day of ~~~~~"" 1997. ~' Planning Commission Chairman 2 - PLANNTNG COMMISSION RESOLUTION NO.~ (102797) EXI-IIBIT C PLA.NNIIVG DEPARTMENT RECOMMENDED C4NDITI~NS 1. Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CGRs) for the New Haven Estates subdivision. 2. The applicant sha11 comply with all requirements of Jackson County Roads Department and all other affected public agencies and utilities as they pertain to the development of the New Haven Estates subdivision. Evidence of such compliance shall be submitted to the City prior to final plat approval. 3. The applicant shall comply with alt federal, state and local regulations, standards and requirements applicable to the development and constntction of the New Haven Estates ~ubdivisian. i4 ~XHII3TT ~ ~`~, CITY 4F CENTRAL P4lNT DEPARTMENT OF PUBLIC WORKS REVISED STAFF REPORT for NEW HAVEN ESTATES PW#97a3'i Date: Applicant: Project: Location: Legal: Zoning: Lots: Units: Plans: Report By: Purpose ~ a1';J97 VanWey Homes, lnc. 1762 last McAndrews Road, Medford, Oregon 97504 (541 } 772-7782 Subdivision North of VilaslHamrlck Road curve. T37S, R2W, Section 01 B, Tax Lot 3800, and T365, R2W, Section 36C, Tax Lots 2500, 2501, and 2600 R-1-8 (with conditions) 207 total (11 phases proposed, buk not illustrated} 207 Residential Tentative Plan for New Haven Estates, Sheet 1 of 2, dated 1012!97 Lee Brennan, Public Works Director Sheet 2 not received. Provide information to the Planning Commission and Applican# (hereinafter referred to as "pevelope~'} regarding City Public Works Departmen# (PWD) standards, requirements, and conditions to be included in the design and development of the proposed subdivision. Ga#her information from the DeveloperlEngineer regarding proposed development. Special Requirements Blocks -- Saes CPMC 16.24.020: The tentative plan illustrates block lengths along Rabun Way, Jeremy Street, and Devonshire Place of approximately 1,397 feet. CPMC 16.24.20 states that "Blocks shall not exceed twelve hundred feet in length except blocks adjacent to arterial streets or unless the previous adjacent layouf or topographical conditions justify a varrafion". The City's PWD review of the tentative plan indicates that the proposed blocks are not adjacent to arterial streets, and the surrounding topographical conditions or adjacent development does not warrant a variation. The City's PWD would therefore recommend that the streets be reconfigured to meet the requirements of 16.24.fl20. A suggested correction would be to extend Savanah Drive(?) north to an intersection with Rabun Way. 2. Blocks -- Easements CPMC_9.6.24.030 C Pedestrlan Wavs: In accordance with CPMC 16.24.030 C, we are recommending that a minimum 6-foot-wide paved pedestrian public way be provided which is aligned between Rabun Way and the property to the north, somewhere between lots 196 and 202 (to be determined during the design phase}, to facilitate bicycle and pedestrian trafF~c between VilaslHamrick Road and future development to the north. This bicycle right-of way can be aligned in conjunction with the recommended CityJBCVSA, or other public utility easements to be provided to allow for connection of future development to utility infrastructure, as discussed in Item 6 below. 3. Existing_Infrastructure: The Developer shall demonstrate that all connections to existing infrastructure (i.e. street; 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 infrastn.rcture facilities, and that the existing infrastructure facilities have either adequate capacities to accommodate the flows and/or demands imposed on the existing infrastructure as the result of the connection of the proposed developmenf's infrastructure, or will be improved by and at the expense of the Developer to accommodate ~~ Nei+~ f/aven F_stales. 7errtative Plan P6f'D StaJJRepnrt October 1, 1997 Page 2 the add"€#ional flows andlor demands; white maintaining or improving the existing level of service of the affected facility, as approved by (as applicable}, the regulatory agency, utility owner, andlor property owner involved. 4. Master Plans: Thornton Engineering (Thornton) has submitted to the City preliminary master plans (dated Juty 9, 1997, and hereinafter referred to as the "Northeast Central Point Master Plans") for the proposed development and neighboring proper#ies. These preliminary master plans include a storm drain master plan (mapping of storm drainage basins and proposed primary off-si#e conveyance facilities), sanitary sewer master ptan (mapping service areas and proposed alignments of main trunk conveyance lines), and a water master plan {identifying a proposed layout of main [12-inch-diameter and larger] water distribution lines). The City PWD is currently working with Thornton on the refnement and adjustment of the noted items, and will continue to work with Thornton and the affected Developers on the design refinement and implementation of the master plans through the development in the Hated service areas. The Developer shalt provide pions for City approval of storm drain collection, re#entian, and conveyance facilities, the sanitary sewer collection and conveyance system, and the water distribu#ion system which address the items noted in the master plans and which include allowances for the flows or demands of the proposed development, any existing demands or flows, and any future development on neighboring properties, as noted on the Northeast Central Paint Master Plans andlor on other masker plans prepared by the affected utilities or other regulatory agencies. 5, Water Distribution System and IVew Water Master Meter. The Developer shah design and construct, at the Developer's expense, the large diameter (12-inch-diameter and Forger} waterlines that will be aligned through the proposed subdivision, in accordance with the Northeast Central Point Water Master Plan being developed- The City will reimburse the Developer {in the form of credits against water SDCs} for the material's price difference (as bid to the City}, for pipe and appurtenances with diameters larger than fl- inches-diameter that are required by the City to be installed as part of the proposed development. The proposed development and surrounding development will require 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} to be installed on the north side of the corner intersection of Hamrick and Vilas Roads. The Developer shall work with the Gity DPW and the Medford Water Commission on the development and installation of this meter. It is the City's intent to have this master meter installed as part of this and other currently approved development, and to be installed at the expense of the Developer and surrounding land owners, determined on a per acre of development basis as established by the City. 6. Rights-of--Way and Easements: ProvidE dedication for expansion of the right-of-way along HamrickNilas Roads to 100-feet in width (50-feet each side of centerline}. Provide suitable and acceptable easements for any public works infrastructure located outside the public rights-of-way. A separate 10-foot minimum width public utilities easement (P.U.E.) should also be required outside the HamrickNilas Road right-of-way for utility installation. The City PWD is also recommending that a minimum 20-foot-wide City1BCVSA utility easement {with an all weather surface) be aligned between Rabun Way and the property to the north, somewhere between lots 196 and 202, ko focilitate City/BCVSA utilities connection (in possible combination with bicycle and pedestrian access) with future development to the north. 7. Landscape Buffers: As part of the proposed development, to provide for noise atkenuation and a visua{ buffer along the secondary arterial roads that border the proposed development, it is the City PWD's recommendation that the Developer provide designs for and be required to implement a City and JC Roads approved landscape plan, which, at a minimum, includes a landscaped buffer consisting of irrigated landscaping and sidewalks along the applicable portions of the HamrickNilas Raad rights-of-way that border the proposed devebpment from the southwesterly corner of Lot No.7 to the easterly property -~ r rVe~v Naven Estates. Tenlalrve Plant Plf'D Sta-/J"Repa-t October 1, 1997 Page 3 ,extension of Lot N~. 8, and from the westerly end of improvements at the intersection~~l~D~ive and P''°~VilaslHamrick d to the easterly end of Lot No. 53. It is recommended by the Gity PWD that a suitable ~'-.~ouud%wai a required to be constructed by the Developer on the proposed development's property along the applicable portions of HamrickNilas Road, for sound attenuation purposes. 8, Traffic Study A study entitled "Traffrc Impact Study for Walnut Grove Village New Haven Estates" dated Augus# 5, 1997, prepared by Hardey Engineering and Associates, Inc (hereinafter referred to as "Traffic Study"} was received by the City on October 2, 1997. City PWD staff have not had adequate time to thoroughly review The Traffic Study; nor has the City received any comments from JC Roads staff regarding the Traffic Study. Cursory review of the traffic study by City PWD staff indicated that the Traffic Study did not include the additional traffic impacts for future devefapmen# to the east and west of the proposed development that will have access to the proposed development's streets; or for any impacts as the result of "cut-through" traffc from Gebhard Road to VilaslHamrick Road, through the proposed subdivision. The Traffic Study shah be revised to include these additional impacts. The developer shall implement and construe#, as applicable, any associated infrastructure as recommended in the Traffic Impact Study and/or as determined by JC Roads and the Ci#y 9. Collector Street Designation It is the City's PWD recommendation thatrNew Haven-d (the portion between the intersections with VilaslHamrick Road and Hawthorne Way) aixi Naples Drive (the portion between the intersections with VilasiHamrick Road and Rabun Way}, be designated as "collector" streets as described in the City's comprehensive plan, which shall be provided with a minimum of two travel lanes, traffic turning Panes as required, and bicycle lanes. It is also the City's PWD recommendation that street parking would not be permitted on these collector streets, with the exception of allowing parking on the eastern side of Naples give. It is also the City PWD's recommendation that no parking restrictions and bicycle lanes should be provided on Hawthorne Way between New Haven Raad and Savanah Drive. 10. Erasion Control Plan: A suitable erasion control plan must be prepared and implemented for the construction of any improvements associated with this development. 11. Off-Site Storm Drainaae Infrastructure: ~'or any storm drainage infrastructure constructed ar improved outside the City's rights-of-way or easements, the Developer shat[ provide a suitable document ar documents which contain approvals far 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 local improvement district) for the associated City expenditures; ^ How will access be afforded and maintained indefnitely to maintain and repair the infrastructure facilities; Cl That an easement ar other suitable conveyance document has been granted, as necessary, to 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 allows access by City personnel for inspection and maintenance purposes; and 12. Traffic Control Device at Intersection of New ~-laven Road or Naples Drive and Hamrick/Vilas Road: A park site has been designated for development in an area to the southeast of the proposed development. Pedestrian or bicycle access to these facilities wilt require crossing of HamrickNilas Road. The City shall ~~ New Haven Estates, Tentative Plan PWb Staf)'~Report October I. 1497 Page 4 develop an appropriate "special project systems development charge" to be assessed on building permits issued as part of the proposed subdivision and adjoining subdivisions, which provides applicable funding for the design and implementation of a suitable and approved traffic control device to afford safe pedestrian and bicycle traffic across HamrickNilas Road, at either ar bath of the intersecfions of New Haven Road and Naples Drive with HamrickNilas Road. 13. Rolled Curb. Gutter and Sidewalk Secfion: 7'he Developer has requested to use the Gity's standard curb, gutter, and sidewalk section in lieu of the 8-foot-wide roiled curb, gutter, and sidewalk section planned far the Central Poin# East development, and the private road rolled curb and gutter section planned for the Walnut Grove manufactured home park. If the Developer is permitted to use the City's standard curb, gutter, and sidewalk section, it is the City PWD's recommendation tha# the developer be required to construct a continuous curb and gutter section (without deviation in the line and grade of the curb section for driveway aprons), and that the curb section is saw-cut, removed, and replaced in accordance with City PWD Standards when the driveway apron is installed. 14. Im rovements to Hamrrck/Vi1as Road: Ali "half-street" improvements to HamricklVilas Road including, but not limited to, street section, curbs, gutters, sidewalks, bikeways, landscape buffer, storm drainage, and traffic control and delineation, 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 subdivision. As approved by the City Administrator and/ar JC Roads, as applicable, the Developer may request or be required to defer any or all of the required improvements along HamrickNilas Raad until a later date. !f 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. 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 shat[ be submitted in writing by the Developer's engineer to the City PWD for approval prior to installation. 2. Developer shall provide copies of any permits, variances, approvals, and conditions as may be required by other agencies, including, but not limited to Oregon Department of Fish and Wildlife (DEW), Oregon Department of Environmental Quality (DEQ), Oregon Division of State Lands (DSL), tJ.S. Army Corps of Engineers (ACOE), affected irrigation districks, and JC Roads. Prior to approval and acceptance of the project, the Developer`s engineer or surveyor shall provide the Public Works Department with "as-bunk" drawings. If feasible, the Developer's engineer or surveyor should provide the drawings in Moth a "hard copy" form (produced on Mylar°} 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 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 identified an drawings; road alignment; water fines, valves, and fire hydrants; water and sewer lateral stationing; modifications to 18 New Haven Estates, Tentative Plan PIi~D Staff Report October 1, 1997 Page S 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. Alf elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shall be tied into an established City approved benchmark and be so noted on the plans. At least seven permanent Benchmarks shall be provided for the proposed development, the locations 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 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 applicablej) 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 notjust 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 statement which should clearly indicate that easements must be maintained with suitable, driveable vehicular access to City public infrastructure facilities, as determined by the City PWD. 7. Prior to the City PW© final approval of the construction plans for the proposed improvements, the following should be submitted: ~ A copy of written approval from Fire District 3 of the final street and water system improvement plans for the proposed development. 0 The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blacks should be completed on the plans. $. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, top of banks, ditchlchannel inverts, street elevations, etc.), to which the proposed subdivision will connect into existing improvements, prior to final construction plan design and submittal for final approval. 9. Overhead power lines. If applicable, coordinate efforts with Pacific Power and Light, US West, and TCI Cable, to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. A11 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 faciiities, shall be accurately portrayed (both horizontally and vertically) on the construction plans and as-buil# drawings. ~~ Newhaven Estates, Tentative Plan PWD Stafj-Report October 1, 1997 Page 6 StreetslTraffic Existing Improvements - HamrickNilas Road -Major Arterial. Current ROW 60' wide, varying street width. Right-of Way required: 100-foot width; 50- foot on either side of centerline. Jurisdiction -Jackson County. 1. Construction drawings for this Tentative Plan shall include a Street Lighting Plan and Traffic Control 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 20©-foot spacing (as measured from light post to ligh# past) to afford better lighting of the public rights-of--way. 2. The City PWD shall, ak 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: - 3-inches Class "B" A.C. - 6-inches of 1"-0" crushed rock - 8-inches of 4"-0" crushed rock (City of Medford specifications), - Woven geotextile fabric over compacted subgrade. Street section (excluding the asphalt concrete portion) shalt be extended underneath and one foot beyond the rolled curb, gutter, and sidewalk portion of the street section to provide better structural support for the curb, gutter, and sidewalk section. Stop signs and traffic delineation (i.e. "stop bars") shall be required and installed by the City PWD (at the Developer's expense) at the proposed development's intersection with Hamrick/Vilas Road and at the following intersections: ^ Hawthorne Way and New Haven Road (~4-way); ^ Hawthorne Way and Savanah Drive (northbound only}; ^ Naples Drive and St. James Way (4-way}; ^ Naples Drive and Devonshire Place (eastbound only); ^ Naples Drive and Jeremy Street (eastbound only); and ^ Naples Drive and Rabun Way (northbound only} Storms Drainage, Irrigation Improvements Existing Improvements - The Upton Lateral of the Rogue River Valley Irrigation System traverses the proposed development from south to north. Rogue River Valley Irrigation District controls irrigation rights within the project area including conveyance of water in Upton Lateral. During the design of the storm drain collection, retention, and conveyance system {SD System) which provides for storm wafer 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 completed development of the proposed development (at any time prior to completion of development) do not exceed predevelapment 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 flows. The Developer and the City PWD shall agree on the applicable run-off coeffcients, curve numbers, retardance, etc., to be used in the engineering calculations. 20 New Haven ~rtates, Tentative Plan ,PWI~ StafJ",Report October !, 1997 Page 7 2. Any discharge points storm water retention 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 1D0 year storm event. 3. During construe#ion 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 sha11 incorporate the use of the City PWD's rainfall/intensity curve, and City approved run-off coefficients, curve numbers, retardance, pipe roughness coefficients, etc., #o be used in the engineering calculations. ~#. Materials shall be PVC (ASTM D 3034 with gaskets), HDPE (meeting ODOT requirements far corrugated polyethylene storm sewer pipe, including a provision for premium water-tight coupling bands), or approved equal. Provide concrete encasement where required in areas of minimum cover. 5. 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 far maintenance/cleaning purposes. 6. Developers engineer shall provide hydrology and hydraulic calcula#ions 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. 7. The Developer may wish to incorporate the use of a pertarated SD system. If so, then the perforated storm drain system shall be designed to have adequate capacities to: ^ Convey the collected groundwa#er and s#orm water with the minimum cleaning velocities and without surcharging the collection and conveyance piping; and ^ Minimize si!#s, sands, gravels, and fines migra#ion from the native soils into the SD system. The plotted HGL shall include bath the groundwater infiltration, and the storm water run-off and run-on inflows into the SD system. 8. Construction of private storm drains is discouraged by the City. However, if a private storm drain is to be constructed, the following is required: - Provide to the City accep#able documentation as to how the private storm drains will be maintained, repaired, etc. All lot drainage should be drained by surface flow to the curb and gutter section of the street ar to a private storm drain line located either at the rearlsides of the Sots or in the PUS or other suitable easement outside the public rights of way. - Private storm drain lines shall only be connected to the public storm drain system at curb isle#s or manholes. - Provide suitable clean-outs (type and spacing with maximum 200 foot spacing). - Provide invert elevations and lateral stationing far construction of private storm drain system. - Provide plan and profile views and elevations for any private storms drain system that may be proposed. - Designed to facilitate minimum cleaning velocity of 2.0 feet per second. 9. Provide 0.2-foot drop through all manholes and curb inlets. 2 ~. New Naven F states, Te~:tative Plan PFf~D Stafj'Reporr October I , J 997 Page 8 10. Roof drains and underdrains shall not be directly connected to a public storm drain line. The roof drains {that do not drain to splash blocks) and underdrain discharge lines that discharge at the curb face in accordance with City PWD Standards. '! 1. Developer shall be required to coordinate with Rogue River Valley Irrigation District to resolve any irrigation rights or use of water from the Upton Lateral. 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, 1990 APWA Standards, Qregon Chapter, Bear Creek Valley Sanitary Authority (BCVSA), and the City PWD Standards, where applicable. 2. The construction plans and the as-built drawings shalt identify lateral stationing for construction of sewer laterals. 3. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process. Upon completion of the review by BCVSA, completion of final revisions #o the plans by the Developer's engineer, and following the fnal approval and signature on the cans#ruction plans by BCVSA, the Public Works Director will approve the plans in final form. ~. All testing and video inspection of lines and manholes shall be done in accordance with BCVSA requirements, at Developer's expense. The Developer shall provide BCVSA and the City with test reports, TV reports and certification of the sewer system construction prior to final acceptance. Water System The water system shall be designed to provide the required demand capacities with a minimum fire flow demand of 1,000 gpm (at a minimum pressure of 20 psi), and shall conform to Fire District 3 requirements. Maximum spacing of fre hydrants shall be 300 feet. The water system shall be of reinforced flow ("looped"} design. Lateral /connection stationing and size shall be provided on construction plans and as-built drawings. Site work, Grading and Design, and Utility Plans Developer shall provide the necessary "rough" lot grading to assure that all lots will drain properly to the curb and gutter, or to a drainage system that drains to the curb and gutter or public storm drain system, as approved by the City PWD and the City Building Department. 2. Grading plans should have originallexisting grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and fnal 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. Indicate location of street lights on plans, with table indicating stationing and offsets. Rights of WayslEasements 1.. If applicable, Developer shall provide a Statement of Water Rights (on a City approved form), for any affected properties. For properties determined to have water rights, the developer will coordinate with the State Watermaster the re-allocation of any waters attached to lands no longer irrigable as a result of the proposed development. 22 New Haven ,Estates, 7'entatrve f'!an P 6f~U Staf~Report October 1, f 997 Page 9 2. ©evelaper shall comply with all existing easement owner requirements regarding any proposed development that may overlap any existing easement. Any development proposed which overlaps or alters an existing easement should be approved by the easement's owner in writing, and a copy of that written approval should be submitted to the City PWCI prior to submission of construction plans for City PWD review and approval. All existing easement locations and those proposed for this development shall be shown on the final plat with reference to the recordation number and Grantee. ., _ ~ .~ ROGUE RIVEQ '''1~A-Ll.~y 1Q~210ATION DISTQMC-~ i 1 y7 M[RlIIMAN itpAP O. M[OFpgD, pflCUON 9750 s ~ 7 277 'O- July 28 , J.997 Ken Gerschler Planning Technician City of Central Point 155 South 2nd St. Central Point, OR 97502 15031 'j73•C• ~ yy City of Centr~a~ Point ~~~~~r~ tt~ tt Punning DePartmen~ RE: Subdivision Tentative Plats Dear Ken: The Rogue River Palley Irrigation District does not have any responsibilities on the proposed Lindsey Meadows Subdivision (97038--TP). The only requirement that we have on the Summerfield Estates Subdivision (97039-TP) would be a Right To Transfer document, so we could move the water that was on the property. On the New Haven Estates Subdivision (97[131-TP), the District operates and maintains several District owned and private laterals that will need to be considered. The Districts Upton Lateral traverses the project through the north-easterly side of the property and runs roughly in a north-westerly direction. This is an open canal that will have to be placed in a pipeline to District specifications, at the developers expense, with a 25 foot easement and road for operation and maintenance over the pipeline facility. No fences, gates, or permanent structures can be built within the right-of- way. The District would be open to discussion on relocating the placement of the pipeline to more effectively coincide with streets, but would need to have an agreement with the City of Central Point for joint maintenance. The District also owns and operates the Harvey Lateral that comes into the project from the south just west of Tax Lot 3700. This lateral has served all the properties in the proposed development and Tax Lot 3700. The District will need an easement and free and•easy access to the control boxes and the pipeline, together with a pipeline and recorded 15 foot maintenance easement for the lateral that serves Tax Lot 3700. As long as Tax Lot 3700 continues to irrigate, arrangements will have to be made for tailwater or return flow to get to a storm drain with a drainage easement and pipeline to keep the water out of the lots between Hawthorne Way and New Haven Road. z4