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HomeMy WebLinkAboutResolution 395 - Country Meadows, Ph. III Tent. Plan`~''~, ~n~ ~l PLANNING COMMISSION RESOLUTION NO. ~S. A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN FOR COUNTRY MEADOWS SUBDIVISION, PHASE III (Applicant: Wayne Christian} (37 2W IOBC Tax Lnts 2000 and 2100) 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 for a 15-lot subdivision l.n an R-1--10 district of Central Point, Oregon. The Planning Commission reviewed the application and tentative plan at a duly- noticed public hearing on August S , 1997. Section 2. _Approval Criteria. The criteria for 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 irffnrmation required for the same under CPMC Chapter 16.10. B. Area and Width of Lots. The subdivision lots all meet the R-~1-10 district lot size requirements of 3.0,000 square feet for interior lots and 10,000 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. Hlocks and Streets. The tentative plan proposal for the layout and dimensions of streets and blocks is in compliance with the requirements of CPMC Chapter 15.20 regarding streets and CPMC Chapter 16.24 regarding blacks. Section 4. Conditional_Approyal. 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 signe by me in authentication of its passage this ~ ~d-- day of ~~~~~ r 1997. - ~~ ~.~- -. Planning Commission Chairman :~ -- PLANNING COMMISSION RESOLUTION NO. ~~S (0821.97) ATTEST: ~~.~..._ City Representative Approved by me tha.s ~_ day of ~`~" , 19 9 7 . Planning Cammissian Chairman 2 -- PLANNING COMMISSION RESOLUTION NO. (082197) ................ City of Cett~ai Faint ~H~BrIT r't~rr Pia~ning DeParlment PLANNING DEPARTMENT RECOMMENDED CONDITIONS 1. Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (GCBs) for the Country Meadows Subdivision, Phase III. 2. The applicant shall comply with alI requi.rernents of Jackson County Roads Department and all other affected ager-cies as they pertain to the development of the Country Meadows Subdivision, Phase III. Evidence of such compliance shall 6e submitted to the City prior to final plat approval. ~~-- ~4 C[TY OF CENTRAL POCNT DEPARTMENT OF PUBLIC WORKS STAFF REPORT for COUNTRY MEADOWS ESTATES_ PHASES ~, 2, 3 PW#97026 Date: 07109/97 Applicant: Wayne Christian 2821 Bullock Road,. Medford, OR 97504 {547 } 773-5171 Project: Subdivision Location: Hanley Road and Grant Road Legal: T37S, R2W, Section 10C, Tax Lots 4800, 4807, 4803, 4804 toes, Tax E.ofs 700 10BC, Tax Lats 2000, 2100 Zoning: R-1-8 {phase 1}and R-794 (phases 2 and 3} Lots: 86 total(phase 1: 381ofs; phase 2: 33 lots; and phase 3: 15 lots} Units: 86 Residential {2 existing and 84 new} , Pans: , Country Meadows Estates, 1, 2, 3 - 611 2197; revised 6127197 and 710'!197} Report By: Paul W. Warfh, Public Works Technician Lee Brennan, Public Works Director Purpose Provide Information to the Planning Commission and Applicant (hereinafter referred to as `Developer'") regarding Public Works standards and proposed new sfandarcls to be . included in the design. Gather information from the OeveloperlEngineerregording proposed development. Special Requirements '1. E,xist~q 1'nfra r~crctur+e:.The Developers engineet~ shall provide suitable .engineering certification and Justification {i.e. calculations, analyses, plots, etc.,) that alt connections to existing infrastructure ~~.e. strut; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,} wilt not interfere with or provide for the degradation of the existing effective level of service or operation of the infrastructure faalifies, and that the existing infrastn~cture faalities have either adequate capaaties to accommodate the flows andlar demands Imposed on the existing infrastruc#ure as the result of the connection of the proposed development's infrastntc~ure, or will be improved by and at the expense of the Developer to acxommodate the additional flows andlar demands; white maintaining or improving the existing level of service of the affected faality. ~. 2. tester Plans Developer's engineer, at the developer's expense, shall develop suitable and City approved master' plans for the storm drain collection, retention, ~, ~. ,, 2 3 CounrryMeaclowsEstafes, Plrase 1,2,3, Plf~b Sta,~Repor! July 49, 1497 Page 2 and conveyance system, the sanitary~sewercol[ect[on and conveyance system, and the water distribution system. The master plans should take into account the flows or demands of the proposed development, any future development on neighboring properties, and any areas deemed by the Cify that will need to connect-into the proposed development's infrastructure. The prepared master plans should take into account any previous master plans that have been prepared and approved by fhe City. 3. Wafer Distribution System: The Developers of Country Meadows Estates, Quail Meadows, and Rosewood Esfates Subdivisions shall jointly design and construct, at their expense, a 12-inch-diameter waterline in Hanley Road/Pine Street from a point just west of Brandon Street near Jackson Creek, aligned along Hanley Road, and thence West through fhe proposed Country Meadows Esfates Phase 1 Subdivision, and thence down along Grant Road to the connection with the existing 12-inch diameter terminus on the 16-inch-diameter line at the intersection of Beall Lane and Grant Road. The existing terminus of the 12-inch diameter line on Pine StreeflHanley Road does not have enough capacity or sustained pressure to be able to meet the fire flow requirements of these subdivisions, once they are completed. This will "loop" the system in with the other main supply point, and allow far better pressure and capacity distribution once the line is completed as detailed above. The developers may present a phased approach #o this "coop" connection {developed in conjunction with fhe phases of the development of this area}. The Developers of Country ' Meadows Estates and Quail Meadows Subdivisions shall jointly design and construct, at their expense, a 12-inch-diameter wa#eriine from the Terminus on Grant Road near the proposed connection of Mendolia Way with Grant Road, along the eastern side of Grant Road to a point on Grant Road at the Northwest corner of Lot No. 1 of the proposed Quail Meadows Subdivision. The remainder of the water system in the proposed subdivisionsshall be of reinforced loop design {including a connection to the 6-inch diameterdine in Donna Way or other approved interconnec#ion}, where feasible, and shall generally conform to the Water System Plan, October '1979 and modifscationsladditions to the mas#er plan being considered by the City's PWD. 4. Mood Hazard ~lllitigatior~ Work Rssociated wifh ,~-/orn Ct'eelr. The Developer steal! work wifh the City's PWD staff and other regulatory agencies to develop and implement a flood hazard mitigation plan for properties adjoining Hom • Creek as a part of this and ab:.rtting existing, proposed, and potential future developments. An acceptable setback requirement from the floodway of~Hom Creek should be placed in the property deed for these lots, unless a new ordinance covering setbacks} from the floodway is in effect at the time of the approval of the Tina[ plat for this project. The Developer steal! also work with the ~~~- 24 Country Meadows Estates, Phase 1,z,3, PWD StafJ'Report July 09, 1997 Page 3 City's PWD 'tn improving the flow capacity of Ham Creek to mitigate any current or fufure flood hazards associated with the floodway of Norn Creek. 5. Ricrhf-of -Wad: Provide dedication for expansion of the right-~of way along Grant and Hanley Roads to $0-fee# in width (40-feet each side of centerline}, Provide suitable and acceptable easements for any public works infrastructure locafed outside the public right-of-way. 4. Landscape 8u ers: Provide for City PWD and 1C Roads approved, 'l0-foot minimum width, landscaped buffers (including irrigated landscaping, sound wallsffences, and meadering sidewalks) along the applicable portions of Grant and Hanley Roads. 5. ~'raffic Sfud~r. Developer shall, at the developer's expense, prepare an applicable and approved Traffic Impact Study. The developer shall.implement and construe, as applicable, any associated infrastructure as recommended in the Traffic impact Study or as determined by JC Roads and the City PWD. 6. ~'.rnsfq~Confro! Plan: A suitable erosion control plan must be prepared and submitted to the Oregon Department of Environmental Quality (DEQ} far the construction of any improvements associated with Phis 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 wriften approval of the erosion control plan by the DEQ. General 'i. Developer shall submit #© the City's Public Works~Department {City`s PWD} for review and approval, plans and spermcations for all improvements proposed for construction or modifications within the City orpublicrights-of~nrays and easements. 2. Public improvements include, but are not limited. to, streets {including sidewalks, curbs and gutters and landscape buffers; storm drainage end sanitary sewer collection and conveyance systems; water distribution system (up ~to the service meter and including fire protection); street lighting; and traffic control devices, .street signs, and delineation. 3. All construction of public improvements shalt conform~to the Guy's Public Works . S#andard Specifications and Details (City PWD Standards) and otfter_special .~ ., ., 2 5 CountryMtadowsEsfafes, Plrase 1,2,3, PWD StajJ'Rcporf July 69, ,(997 Page 4 specifcations, details, standards, andlor upgrades as may be approved by the City's Public VYorks Director. 4. During construction, changes proposed by the Developer shai! be submitted in writing by the Developer's engineer to the Gity PWD for approval prior to installation. 5. No construction shall commence until the City PWD has reviewed, approved, and issued a Public Works permit for the proposed improvements. - 6. The Developer shalt pay for'al( casts associated with the design and installation of the improvements specified on the approved plans. 7. 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 (DFW}, Oregon Department of Environmental Quality (DEQ), Oregon Division of State Lands (DSL), U.S, Army Corps of Engineers (ACOE), affected imgation districts, and ,fackson Gounty . Road and Park Services Department (JC Roads). - 8. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Oepartment with a digital drawing of the construction "as-bui[ts" in an AutoCAD compatible format: or as otherwise approved by the Public Works Director. ~ - As-~bui(t drawings are to be provided to the City.which provide `red-line" changes to f nal 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 elevations; spot elevations identified on drawings; road - alignmer~ water tines, valves, and~fire hydrants; water and sewer lateral stationing; modifications to street section; manhole and curb inlet locations; - street tight locations; other below grade utility line locations and depths; etc. Provide a "red~l[ne" hard copy (on My[ar}, ar an approved attemative format, of construction drawings, and an acceptable AutaCAD compatible drawing electronic file to the City at completion of construction. . 9.. The Developer's engineer'or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on My[ar and in an acceptable electronic form in AutoCAD format. The Final Plat shat[ be tied to a legal Goverr-~menf comer and the State Plane Coordinate System. 10. All elevations used on the construction plans, on temporary benchmarks, and on 26 'J t CourrtryA~eadows~'s[ales, Phase 1,?,3, Pii~ ~Ia~'Reporl July 09, 1997 Page 5 the perrt'tanent benchmark shall be tied info an established City approved benchmark and be so noted on the plans. At least one permanent Benchmark shall be provided for each phase of the proposed development, the locations of which shall be as jointly determined by the City f'Wl~ and the Developer's surveyor. 'i '[ . Alf fill placed in the development shall be "engineered fill", and compacted to City standards. Al! 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 ©regon Department of Environmental Quality. 't 2. Identify easement dedications and widths on the Plot Pian. 13. Easements for City infrastructure (i.e, sanitary sewer, water, and storm drain} should be a minimum of 45 feetwide, and should not split lot lines. Easements for storm drainage, sanitary sewer, and water tines should be dedicated to the City and not just a P,U,E. Centerline of buried infrastructure shat( be aligned a minimum of five (5) feet from the edge of the easement. If two or more City owned utilities are (orated within an easement, then a minimum of 20 foot width should be required. 14. All design, construction plariS and specifications, and as-built drawings should be prepared to acceptable professional standards. 15, All street and water improvement plans should be approved in writing by Fire District 3 prior to review by the City's PWD. ~ . 'i6. if the proposed development places stnactures within the COQ-year floodzone, the Developer's engineer wilt be required to explain and provide detail as to what affects wilt the placement of these structures have on the floodzone: what affect will it have on the floodpiain elevation and floodzane boundary, and. what affects will the modification of the floodplain elevation and floodzone boundary have on the existing facilities and properties surrounding the proposed development. '[?. Prior to the City PWD final approval of the construction plans for the proposed improvements, the following should be submitted: Ct A copy of written approval from lr ire District 3 of the final street and water system improvement plans for the proposed development. ~. .1 v \. n1/ • Coun[ryetTeaelows,8slates, Phase f,2,3, PWD SlafJReporl July 09, f 997 Page 6 d 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. d Copies of written approvals andlor permits including conditions from the various agencies involved: DSL,1]FW, ~EQ, andlar ACOE. Z $. Field verify all existing infrastnacture elevations and locations {i.e. pipe inverts, curb elevations, street elevations, etc., to which the proposed subdivision will connect into existing improvements, prior to final construction,plan design and submifta! for final approval. 19. The Developer's engineer shalt provide suitable engineering certification and justification {i.e, calculations, analyses, plots, etc.,}that all connections to existing infrastructure (i,e, street; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will not interfere with the effective level of service or operation of the infrastructure facilities, and that the existing infrastructure faalities have 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. 24. Overhead power Lines. If applicable, coordinate efforts with Pacific Power and . Light, US West, and TCt Cabe, fo convert any overhead eiec~rical power, telephone, or cable facilities within the proposed development fo underground ~fac[[ities, prior to the acceptance by the Cify PWD of the public improvements associated with the proposed development. Ail agreements and costs assoaated with the conversion of these faalities from overhead to underground faa[ifies, shalt be by and between the utility owners and the Developer. 24 . The accurate locations of any existing cnderground and shave ground public - infrastrucfure, and the tocafion of the associated easements with these faatities, shall be accurately portrayed (both horizontally and vertically} on the constnrction plans. r,. Sh-eetslTraffic Existing tinprovements - Manley Road - Major Arterial. Current ROV-160' wide, ' varying street width. Right-of Way required: 80~oat width; 40- foot on either~side of centerline. .lurisdiction - Jactcson County. - Grant Road -Current ROW: 60' wide, street width 25', Right-of Way required: 80~oot width; 40-foot on either side of centerline. ~#urisdiction - .ladcson - County- _ ..., 2 8 ., - CourrlryMeadows Eslafes, Flrase I,2,3, PF{~D S1a~Repor! Jul}= 09, ] 997 Page 7 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. The construction drawings shat[ include clear vision areas designed to meet the City`s PWD Standards_ 25-foot unobstructed sight triangle areas shall be required at all uncantroHed intersections. 55 feet shall be required at arterial or secondary arterial intersections with the proposed streets of the subject subdivision. 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 Cify PWD Standards. Minimum street section shall be as follows: - ~-inches class «B" A.C. - 6-inches of 1 "-0" crushed rack 8-inches of 4"-0r' crushed rock (City of Medford specifications}, woven geotextile fabric over compacted subgrade. Street section (excluding the asphalt concrete portion) shall be extended underneath and two (Z) feet beyond the curb and Gutter portion of the street section to provide better structural support for the curb section. 3. A!! improvements to Hanley and Grant Roads including, but not limited to, street section, curbs, gutters, sidewalks, bikeways, storm drainage= and traffic control and delineation, shat[ be coordinated and approved by the JC Roads and the Gity PWD, and constructed at the expense of the developer as part of the development of the subdiv'csions. Acceleration and deceleration lanes meeting JC Roads standards may need to be provided at the proposed development's intersections with Hanley and Grant Roads. At the City's option, the Developer may be required to defer the improvements along I-lanley andlor Grant Roads unti(a later date, tf any`or al! 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 for~the developmeritlimprovement of the street section and appurtenances~(i.e. sidewalks, traffic lights, storm drainages etc.) Along the development's frontages with Grant and Hanley Roads, as required and approved by the JC Roads and City PWD. ~. Stop signs shat( be required and installed by the Developer at the intersections with Hanley and Grant Road and at the three-way intersection of IViendolia Way and Blue Hearon Drive ~~~:~ 29 CouniryMeadowsEstaies, Phase 1,2,3, PWD Sta,~j"Report July 09, 1997 Page 8 b. At the developer's option, the Developer may propose the use of a rolled curb, gutter, and sidewalk section (as developed and approved by the City PWD} in lieu of the current City PWD curb, gutter, and sidewalk standards. 6. If is suggested that a dedicated easement or piece of property be afforded on lots associated with the Country Meadow Estates subdivisions andlor the Quail Meadows subdivision, that afford pedestrian and bicycle traffic from Mendolia Way {Bachand Avenue}~ to Donna Way. The location of bfkelpedesfrian ways shall be consistent with the City Comprehensive Plan and Master Transportation Plan as currently written or as being currently revised. It is suggested that these easements could be combined with utility easements that will be required for utility interconnections or discharge points. . 7. Due to the relative closeness of the two proposed intersections to Grant Road of Blue Hearon Drive (of the proposed Country Meadow Estates subdivisions} and Quail Lane (of the proposed Quaff Meadows Subdivision}, it is suggested that a suitable, City approved semi-permanent barricade be installed acxoss the western end of Blue Hearon Drive that affords pedestrian and bicycle traffic only, but prohibits normal vehicular traffic. The barricade could be constructed in such a manner that provides for lockable modification to allow the passage of emergency service vehicles, as required. The barricade would be appropriately landscaped and irrigated, ad provide for adequte ADA passage requirements. Storm Drainage, Irrigation lmprovemenfs Existing lmprovemen#s - Hom Creek 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 Hom Creek. 1. Developer's engineer shall develop a master plan for the storm drain collection, retention, 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 cree[clditch conveyance}, any future development on adjacent properties, conveyed storm 'drainage; or surface water flow (t.e. Hom Creek}, and ar~y areas deemed by the City that will need to connect-into the proposed development's SD Sys#em. 2. Developer`s engineer shat{ determine how SD system wilt work during 10-year and 100 year flood events associated with Hom Creek. Identify the HGL in Hom Creek during # 0- and 100-year event, and what affect will if have on the proposed outlets and storm drain system. System should be designed to .:.~`` ~Q CouniryMeadowsRslales, Phase LZ,3, PWD S1afJ'Reporc July 09. 1997 Page 9 adequate{y drain 10-year storm without surcharging or should be provided with adequate storage to prevent surcharging; and be designed to prevent backflow of water from Hom Creek up into SD system during storm events. 3. During the design of the SD system, the Developer's engineer shall consider the effect of the proposed improvements and structures with regard to the 'i 00-year base flood event floodway and floodplain of Horn Creek and the drainage ditches associated with Grant and Hanley Roads. The allowable flow rates into Horn Creek and the ditches along Grant and Hanley Roads from the proposed development shall not be greater #han the run-off flaw rates experienced from the property in its current status. The developer's engineer shall~provide suitable hydrological calculations and storm hydrographs to depict the existing predevelopment, and projected post development conditions of the development area on Hom Greek and the ditches along Hanley and Grant Roads. The Developer's engineer and the City l'WD shall agree on the applicable run-off coefficients, curve numbers, retardance, etc., to be used in the. Developer engineer's calculations. 4. Plans which propane to include the discharge to Hord Creek or the existing drainage ditches on Grant or Hanley Road, and any construction or modification within the floodway of Hom Creek or in the road ditches, shall be incompliance with DSL, ACOE, ODPVtI, DEQ, JC Roads, andlor City PWD (as applicable} guidelines and requirements and any applicable conditions and ar approvals, or these regulatory agenaes. 5. Need plan and profle drawing of HGf.`s in Horn Creek, with indication of flaodway and flood zone boundary during the 100-year flood event, taking into consideration potential development of the properties in the drainage-shed of Hom Creek upgradient of the proposed development. 6. All storm drain easements need to be 'f 5~eet wide, and need clause in final property deeds or foal CC&Rs to maintain driveable access to manholes for getting vactorletfer to manholes and to discharge points in Hom Creek. Need copy of either document prior to approval of construction plans. 7. The discharge point and potential retention of storm waterrun-off shall be designed to provide an aesthetically pleasing, useful, and low maintenance facility, 8. Prior to construction plan approval of the improvements for this Tentative Plan, the Developer's engineer shall provide the Gity PWD with a comple#e set of hydrologic and hydraulic calcu{ations and profile plots far sizing the SD system. The engineer shall use the rainfalirntensity cun/e obtained from the City PWD for hydrologic calculations, and the negotiated run-off parameters. y 3~ CuuntryMeadows&stcr[cs, Phase 1,1,3, PWD StafJ'Report July 09, 1997 Page 14 9. The SD system shall be designed to cant' n.rnoff from a ~ 0 year storm event i€ Q<100cfs. Use runoff for 50 year storm if Q>'100 or < 200 cfs.: Use 100 storm nanoff i# Q is X200 cfs. 10. Minimum storm drain diameter shall be 15 inches. 1'[. Materials shall be PVC {ASTM D 3034 with gaskets}, HDPE (meeting ODOr requirements for com.tgated potyethy{ene storm sewer pipe including a provision for premiumwater-tight coupling bands}, or approved equal. Provide concxete encasement or suitable reinforced concxete~pipe where required to prevent pipe deforniation in areas of minimum cover. 12. Construct curb inlets with side inlet in curb section and grated inlet in the in gutter section. 1f [nletslcafch 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 inle#slcatch basin for maintenancelcleaning purposes. 13. Developeras 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 velodty and have adequate capadties without surcharging. . 'i4. Due to the high Level of groundwater in the area, the Developer maywish to incorporate the use of a pertorated Sb system. [f so, then the pertorated storm drain system shall be designed to have adequate capacities to: Ct Convey the collected .groundwater and storm water with the minimum deaning velodties and without surcharging the .collection and conveyance piping; and ~ ~ . . d Minimize silts, sands, gravels, and fnes migration from the native soils into the SD system. The plotted HGL shall indude both the groundwater infiltration, and the storm water tttn-0ff and run-on inflows into the SD system. '! 5. A 30 #oot wide storm-drain access easement shad be located on the lots adjoining•Hom Creek to afford acx=ess to the main channel of Horn Creek, Ga#ed access to accommodate a '[5~wide access {beyond the top of bank of the Hom Creek channel} shall be provided through ail fence crossings of~ easements. - J -~ 32 „_ CourslryMcadowsPstales,l'hase I,2,3, I'WD SIa,Q"Rcporl .1uty 09, I99T Page II 16. Construction of private storm-drains is discouraged by the City: However, if a private storm drain is #o be constructed, the following information should be provided to the City: How will the private storm drains be rmaintained, repaired, etc. Ali roof and tot drainage should be drained to the curbline when a standard curb and gutter section is used. -~ Provide invert elevations and lateral stationing for construction of private storm drain system. Provide plan and profile views and elevations for any private storms drain system that may be proposed. 17. Provide 0.2~'oot drop through a(t manholes and curb inlets. 't S. Raof drains and underdrains shat( not be directly connected to a public storm drain lines, and i€ a standard curb and gutter section is to be used, the roof drains and underdrains shall drain to the street at the curbline, whenever possible. if a rolled curb and gutter section is to be used, then the roof drains and underdrain discharge lines shall either be connected to the rolled gutter section utilizing a City PWQ approved design, ar they shall be connected to a private storm drain system {with a suitable easement dedication for the private storm drain faalities} that is.,atigned along the backside of the sidewalk andlvr P,U.E., that discharges into a curb inlet or manhole that is part of the public s#orm drain system. '19. Curb and gutter sections shat! not exceed 350 feet before entering a catch basin or curb inlet. 20. Developer shad be required to coordinate with Rogue River Valley [rrigation District to resolve any irrigation rights or use of water from Hom Creek. Sanitary Sewer Existing Facilities - ~ ~ 5" = ~ 8" BCVSA Gravity Sewer is tocdted in Crant Road. - 2'i "-- 24"BCVSA gravity sewer is located in Taylor Road - . 8-i'nch sanitary sewer is located in Donna ~Jllay • ;K:• 1. ~ Alt sanitary sewer coitection anrf~conveyance system {SS System} .design, construction and testing shaft conform to the standards and guidelines of the aregon DEQ, ~ 990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanifary Autfibrity {BCVSA), and the Gity PWD Standards, where applicable. ~~ Cou~~rryA~feadows.~stares, Please 1,2,3, PF{Z} Sra,Q'Reporr July Q9, 1997 Page 12 2. The Developer's engineer shall provide hydrology and hydraulic calculations and flow line plats for existing and proposed sanitary sewers to both E3CVSA and the City. Calculations and flow line plots should include allowances for existing flaws and projected future or existing development that will be connected to the system. Plot HGL on profile or provide a separate profile drawing that indicates fhe NGL on the profile, All pipes should maintain cleaning velocity and have adequate capacities without surcharging. 3. The construction plans and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 4. The City upon completion of initial~construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process with DEQ. Upon completion of the review by BCVSA, completion of foot revisions to the plans by the Developer's engineer, and following the final approval and signature on the construction plans by BCVSA, the Public Works Director will approve the plans in final farm. 5. ' All testing and video inspection of lines and manholes shall be done in accordance with BCVSA requirements, at Oevelopec'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. 6. The SS System shall be designed in accordance with any master planning prepared by Bear Creek Valley Sanitary Authority (BCVSA} andlor the City to provide adequate capacity for the proposed development area, any future development on adjacent properties, and any existing sanitary sewer collection systems that may need to cannect~into the proposed development's SS System. _ tf a master plan for the proposed development area is unavailable, then a master plan shall be prepared for the proposed development which accommodates the capacity needs for the proposed development as well as the capacity needs far the adjoining properties, and any additional flows as determined by BCVSA and the City PWD. 7. Any proposals requesting the City= BCVSA, or adjacent landowners to share in costs for development of the sanitary sewer collection system to accommodate the upgrade of tine s'[zing to handle the additional capacity requirements far surrounding development, shall include detailed engineering calculations and costs analyses. The Developer will be responsible to coordinate and develop any cost sharing agreements with any identified adjacent property ownersldevelopers andlor the City and BGVSA. ~-:,~ 34 ~- Country MeadowsF.stafes,l'laasc 1,2,3, Pff'D StafJ"Repart July a9, 1997 Page 13 Water System Existing Improvements - A 12 inch D.l, water line ends in the south side of Hanley Road (approximately 30 feet east of the bridge of Jackson Creek. - A 6 inch line ends at the cul-de-sac in Donna Way. A 8 inch fine Ties in Brad Way between Pala Verde ~' Way and Strait Way. 'l. A water distribution system shall be designed in accordance with the 1979 Water System Master Plan which accommodates the proposed development, any future development on adjacen# property, and any areas deemed by the City that will need to connect-in#o the proposed development's water distribution system. 2. Developer's engineer shall design the water system to provide a minimum flow of 2,000 gpm and conform to Fire District 3 requirements. Maximum spacing of fire hydrants shall be 300 fee#. Construction plans shall be reviewed and approved by Fire District 3 prior to submitting to DPW. 3. Specifications for the design and construction of the water system shah be in accordance with City PWD Standards or as may be adopted and approved by the Public Works Director. 4. La#eral /connection stationing and size shall be provided on construction plans and as-built drawings, 5. Developers engineer shall provide a reinforced flow (plopped"} water system with connections at the ends of Mendolia Way, glue Hearon Drive and Quail Lane with connections to•the 92~inch-~d€ameter lines to be ins#alied in Grant and Hanley Roads. A reinforced flow connection shall also be made between Diego Court and Mendolia Way. A reinforced flow connection to the 6" line in Danna Way shalt also be required. 6. Developer shall comply with Oregon Health Division (4HD} and Gity requirements for bac4cflow prevention. An 4HD approved badcflow prevention assembly shall be installed immediately downstream of the water meter serving each dwelling unit. 7. Construction drawings shall include the size, type, and location of all water mains, hydrants, air valves, service connection, and other appurtenance details in accordance with City. PWD Standards and as required by the City PWD. ' Y V 4 CourttryddeadowsPstatcs, Prase 1,2,3, PWD Sta„(/~Reporl July 09, 1997 Paf;e I4 8. All connections to the water supply system should comply with OHD requirements. Water will not be uturned on" by the City until such requirements have been met to the satisfaction of the City`s designated inspector (currently the Jackson Caunty plumbing inspectorj. 9. Water system shall be tested in accordance with City PWD Standards and requirements at Developer's expense and shnu[d be approved by the Cify. 10. Any proposa{s requesting the City to share in costs for development of the water supply system to accommodate the installation of the 12-inch lines on Grant and Hanley Roads to afford proper capacities and pressures and for upgrade of fine sizing to handle the additional capacity requirements far any existing or future surrounding development, shalE include detailed engineering calculations and costs analyses. The Developer will be responsible to coordinate and develop any cost sharing agreements with any identited adjacent property ownersldevelopers and/or the City. Site work, Grading and Design, and Utility Plans 1=xisting Improvements - Hom Creek traverses the proposed development areas from South to North and wetlands identified as PSSG and PEMC are present on the property. Existing houses and outbuildings an property. 'f . Developer shall provide a gradinglpaving plans} with the construction drawing submittal to the City PWQ. Plan(s) shall illustrate the location and elevations of the base flood event flood zone and floodway of creeks at streams in proximity to the development of applicable); curb elevations; finish grades; and building pad and lowest floor elevations. 2. All structures shall have roof drains, area drains, andlor craw! spaces with positive drainage away from the building, if applicable, drain lines shall be connected to the curb and gutter and discharge from the curb face or other approved discharge point or system. 3. Developer shall provide the necessary "rough~.iot grading to assure that ail 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. 4. Provide the City with copies of any required permits and approvals (including v~~ 3s Cour~try.4feadowsEstater, Phase 1,2,3. PWD StafJ"Repor! July 09, 1997 Page 1 S any mitigating requirements or conditions} from DSL, D1rQ, and ACO~ (including any mitigating requirements}, for any required wetland or fioad hazard mitigation work to be perfarmed as part of the proposed development. 5. Grading plans should have originailexisting 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. 6. indicate Location of street lights on plans, with fable indicating sfatianing and offsets. ?. Provide City with a utility plan approved by each utility company which reflects all utility crossings, transformer locations, valves, etc. 8. utility locations should be accurately depicted on the as-built drawings, or as a separate set of drawings attached to the as-built drawings. 9. Landscaped barriers shall be required on to#s adjacent to, but not fronting, Grant and Taylor Roads Rights of WayslEasements 1. Ail easements for improvements dedicated to the City shall have a minimum 'i5 foot width and shall be Located (whenever possible} contiguously along the exterior boundaries of properties and shall no# split lot lines. Public utility easements shall have a minimum width of ~ 0 feet. 2. The City wil! require a 52 foot ROW width on local streets and 64 foot ROW on collector streets. 3. [f applicable, Developer shat( provide a Statement of Water Rights (on a City approved form}, for any affected properties. i=or properties defermined to have water rights, the developer will coordinate with the S#ate Waterrnaster the re- allocation of any waters attached to lands no longer irrigable as a result of the proposed development. , 4. Developer 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 .. ~ ~ 3'7 Country MeadowsEstate~ Phase 1,1,3, PWD Sta,(}'Report July 09, 1997 Page 16 approved by the easement's owner in writing, and a copy of that written approval should be submitted to the City PWD prior to submission of construction plans far City PWD review and approval. 5. All existing easement locations and those proposed for this development shall be shown on the fnal plat with reference tv the recordation number and Grantee. 6 Developer shall acquire suitable easements atxoss private property not owned by the proposed development's property owners, for utility tine alignments, the possible bikelpedestrian pathway discussed previously, and storm drainage discharge points. These easements shall be secured prior to final construction plan approval. A copy of the recorded easement shaft be submitted to the City PWD prior to Final Plat approvai. ` 7. Hanley and Grant Roads•are currently designated in the City's comprehensive plan as a major and secondary arterial road, respectively. The comprehensive plan states that the right-of-way widths needed for a major arterial road are between 940 to 1201 fleet; and between 80 and 88 fleet for a secondary arterial road. In review of the current righ#-of-way widths that are reasonably available on the connecting major arterial road to Hanley Road (West Pine Street}, the City's PWD has defermined that an 80-foot w'[de right-of-way will be needed for Hanley Road, in lieu of the 940- to 1'IO-foot right-of way designated in the City's comprehensive plan. Since the existing right-ofarvay widths far both Grant and Hanley Roads is fi0 feet, the City will require an additional 90-foot dedication for right-of-way along the boundaries of the proposed development that ftont these two roads. r. "' ~- ~V