HomeMy WebLinkAboutResolution 394 - Country Meadows, Ph II - Tent Plan
PLANNING COMMISSION RESOLUTION NO. ~~{~_
A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN
FOR COUNTRY MEADOWS SUBDIVISION, PHASE II
{Applicant: Wayne Christian)
{37 2W IOBB Tax Lots 800 and 1900}
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
CENTRAL POINT, OREGON, AS FOLLOWS:
Section 1. Nature of A lication. This is an application
for approval of a tentative plan for a 33-lot subdivision in 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. Findin s and Conclusions. The Planning
Commission finds and deter?~ines as follows:
A. Tentative Plan Re uirements. The application and
tentative plan herein are in the correct form and contain all of
the information 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 10,000 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. 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 A raval. 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 'n
authentication of its passage this ~n r~, day of ~ ' ,
1997.
Planning Commission Chairman
1 - PLANNING COMMISSION RESOLUTION NO. ~C.~ (082197)
ATTEST://'~~
City Representative ....... `~-
Approved by me this ~;~.~ day of
I
1997.
Planning Commission Chairman
2 - PLANNING COMMISSION RESOLUTION NO.~ (082197}
City of Central Point
E~-II~I'~ ~t ~ ~~
Planning Department
PLANNING DEI'.ARTMENT 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 all requirements of Jackson County Roads
Depafiment and all other affected agencies as they pertain to the development othee Country
Meadows Subdivision, Phase III. Evidence of such compliance shall be submitted to the City
prior to final plat approval.
~.
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CITY OF CENTRAL PO[NT
DEPARTMENT OF PUBLIC WORKS
STAFF REPORT
for
COUNTRY MEADOWS ESTATES PHASES 1, 2, 3
PW#97o2s
Date: 07/09/97
Applicant: Wayne Christian
282•[ Bullock Road, Medford, OR 97504
{541 } 773-5171
Project: Subdivision
Location: Hanley Road and Grant Raad
Legal: T37S, R2W, Section 9 0C, Tax Lots 4800, 4801, 4803, 4804
- 9088, Tax Lots 700
90BC, Tax Lots 2000, 2900
Zoning: R-9-8 {phase 7}and R-'[-90 (phases 2 and 3}
Lo#s: 86 tots[ (phase 9: 38 lots, phase 2 33 lots; and phase 3: '[ 5 tots}
Units: 86 Residertiat (2 existing and 84 new} ",
Plans: Country Meadows Estates, '[, 2, 3 - 6192197, revised 6!27!97 and 7107!97}
Report By: Pau[ W. Worth, Public Works Techniaan
Lee Brennan, Public Works Director
Purpose
Provide information #o the Planning Commission and Applicant (hereinafter referred to
as `Developer"} regarding Public 1Norics standards and proposed new standards to be -
included in the design. Gather information from the Deve[operlEngineercegarding
proposed development.
Special Requirements
't . Fxlsffncr lnfrastrrrcture:.The Developer's engineer shall provide suttab[e
- .engineering eorfification and justification (i.e. calculations, analyses, plots, etc.,)
" that all connei~ions to existing infrastnucture~'r.e. street water, sanitary-sewer,
storm drain systems; natural drainage systems; eta, wilt not interfere with or
provide for the degradation of the existing effective level of service or operation
of the infrastructure faal'rt[es, and that the existing infrastructure faa['rties have
erther adequate capaaties to ac~ammodate the flows andlor demands Imposed
on the existing infrastructure as the result of the connection of the proposed
• deve[opmenf s infras#ructure, or wit[ be improved by and at the expense of fhe
Developer to accommodate the additional flows andlor demands; while"
maintaining or improving the existing level of service of the affected faa[ity.
w
2, ~Nfaste a s Developers engineer, at the developer's expense, dial[ develop
suitable and City approved master plans for the storm drain collection, detention,
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and conveyance system, the sanitary sewer collection 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 City that will need to
connect-info the proposed development's infrastructure. The prepared master
plans should take into account any previous master plans that have been
prepared and approved by the City.
3. Wafer Disfribufion S,ysfPm: The Developers of Country Meadows Estates,
Quail Meadows, and Rosewood Estates Subdivisions steal! jointly design and
construct, at their expense, a 12-inch-diameter waterline in Hanley RoadlPine
Street from a point just west of Brandon Street near Jackson Creek, aligned
along Hanley Road, and thence West through the proposed Country Meadows
Estates 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 Streef/Hanley Road does not have enough
capacity or sustained pressure to be able fo meet the fre flow requirements of
these subdivisions, once they are completed. This will loop" the system in with
the other main supply point= and allow for better pressure and capacity
distribution once the line is completed as detailed above. The developers may
present a phased approach to this 'loop" connection (developed in conjunction
with the 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 waterline 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
comer of Lat No. 1 of the proposed Quail Meadows Subdivision. The remainder
of the water system in the proposed subdivisions-shall be of reinforced loop
design (including a connection to the G-inch diameter line in Donna Way or other
approved interconnection), where feasible, and shall generally conform to the
Wafer System Plan, October 1979 and modificationsladditions to the master
plan being considered by the City's PWO.
4. Flood Hazard Mifiaafion tNork Associated wit or ~~ek; The Developer
shalt work with the City's (?WD staff and other regulatory agencies to develop
• and implement a (food hazard mitigation plan for properties adjoining Hom
' • Creek as a part of this and abutting 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 setback(s) from the floodway is in effect at the time of the
approve! of the final plat for this project. The Developer shall also work with the
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Counlry~4feadowsEstate~ Phase 1,1,3,
PWD Staf) Report
July U9, 1997
Page 3
City's PWD in improving the flow capacity of Hom Creek to mitigate any current
or future flood hazards associated with the floodway of Harn Creek.
5. Right-o~~Wa,Ks: Provide dedication far e~ansion of the right-~of way along
Grant and Hanley Roads to 80 feet in width (40-feet each side of centerlinej.
Provide suitable and acceptable easements far any public works infrastructure
located outside the public right-of-way.
4. ~.andscape Buffers: Provide far City PWD and JC Roads approved, '[ 0 foot
minimum width, landscaped buffers (including irrigated landscaping, sound
wallslfences, and meadering sidewalks) along the applicable portions of Grant
and Hanley Roads.
5. ]'raffic Study Developer shall, at the developer's expense, prepare an
applicable and approved Traffic Impact Study. The developer shalt.implement
and construct, as applicable, any associated infrastructure as recommended in
the Traffic Impact Study or as determined by JC Roads and the City PWD.
6. ~r~~n CQptrol Plan: 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 Phis development The
construction plans assoaated with this development will no# be approved by the
City PWD until the City PWD receives a copy of the written approval of the
erosion control plan by the DEQ.
Genera!
'[. Developer shall submit to the City's Public WorksDepartment {City's PWD} for
review and approval, plans and speaf~cafions far all improvements proposed for
construction or modifcations within the City or public rights-of-ways and
easements.
2. Publicimprovements include, but are not limited.to, streets (including sidewalks=
curbs and gutters and landscape buffers}; storm drainage snd sanitary sewer
collection and conveyance systems; waterdistr~butian system (up~t4 the service
meter and including fire protection); street lighting; and traffic control devices,
.street signs and delineation.
3. All construction of public improvements shall conform ~to the City's Public Works .
Standard Specifications and Details (City PWD Standards} and ot~er:.special
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specifications, defails, standards, andlor upgrades as may be approved by the
City~s Public Works Director.
~. 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
installation.
a. No construction shaft commence until the City PWD has reviewed, approved,
and issued a Public Works permit for the proposed improvements.
6. The Developer shall pay for alt costs associated with the design and installation
of the improvements specified on the approved plans.
7. Developer shah 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 Vllildlife (DFW}, Oregon Department of
Environmental Quality (DEQ}, Oregon Division of State Lands (DSL}, U.S. Army
Corps of Eng[neers (ACOE}, affected irrigation districts, and ~adcsan County
Road and Park Services Department (,1C Roads},
8. Prior to approval and acceptance of the project, the Developer's engineer or
surveyor shall provide the Pubic Works Department with a digital drawing of the
construction "as-builts' in ari AutoCAD oo_mpatible format. or as otherwise
approved by the Public Works Director. -
As-built drawings are to be provided to the City.which provide'red-line" changes
to final approved construc#ion plans which [den#ify the locations and or
elevations (as appropriate} of actual installed items, including, but not limited to,
invert, inlet, and rim elevations; spot elevations ldenfified an drawings; road -
alignmen~ wafer lines, valves, and~fire hydrants; water and sewer lateral
stationing; mod'~icafions to street section; manhole and curb inlet locations;
street light locations; other below grade utility line locations and depths; etc.
Provide a'red-tine" hard copy (on My[ar}, or an approved alterna#ive format, of
construction drawings, and an aa~ptab[e AutoCAD 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 Government-comer and the State Plane Coordinate System.
10. All elevations used on the construction plans, on temporary benchmarks, and on
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Cour~try~:(cadowsE'srates, Phase 1,2,3,
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July 09, 1997
Page S
the permanent benchmark shat{ be tied into an established City approved
benchmark and be so nofed on the plans. At least one permanent Benchmark
shaft be provided for each phase of the proposed development, the locations of
which shall be as jointly determined by the City PWD and the Developer's
surveyor. .
'{ 1. All fill placed in the development shall be engineered fill", and compacfed to
City standards. All existing concrete, pipe, building materials, structures, clear
and grub materials, and other deleterious materials shat( be removed from the .
site and either recycled or properly disposed of in accordance with the
requirements of the Oregon Department of Environmental Quality. ,
12. Identify easement dedications and widths on the Plot Plan.
13. Easements for City infrastructure (i.e. sanitary sewer, water, and storm drain)
should be a minimum of 15feet wide, and should not split Iot tines. Easements
far storm drainage, sanitary sewer, and water lines should be dedicated to the
Gity and not just a P.U.E. Centerline of buried infrastructure shall be aligned a
minimum of fve {5) feet from the edge of the easement. If two or more City
owned utilities are located within an easement, then a minimum of 2Q foot width
should be required.
14. All design, construction plans and specifications; and as-built drawings should
be prepared to aa;eptable professional standards.
15. All street and wafer improvement plans should be approved in writing by Fire
District 3 prior to review by the City's PV1lQ..
16. (f the proposed development places structures within the 104-year floodzone,
the Developer's engineer will 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 floodplain elevation and floodzone 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.
17. Prior to theCity PWO fnal approval of the construction plans for the proposed
improvements= the following should be submitted:
Ct A copy of written approval from Fire District 3 of the final street. and water
system improvement plans for the proposed development.
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CoualryMeadowsPs[a[e.~ p&ase 1,2,3,
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Page 6
^ 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.
^ Copies of written approvals andlor permits including conditions from the
various agencies involved: DSL_, DFW, DEQ, andlor ACOE.
'l8. Field verify all existing infrastructure 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
submittal forfnal approval.
19. The Developer's engineer shall 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 capaafies to accommodate the flows
andlor demands imposed on the existing infrastructure as the result of the
connection of the proposed developmen#'s infrastructure.
20. Overhead power tines. If applicable, coordinate efforts with Pacific Power and.
Light, US West, and 7'CI 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 irt~provements
assodated with the proposed developmen#. Ali agreements and costs
associated with the conversion of These faalities from overhead to underground
faoi['~ies, shaft be by and between the utility owners and the Developer.
27. The acarrate locations of any existing underground and above ground public
infrastructure, and the Location of tfie assoaated easements with these faalities,
shah be aa.~urate[y portrayed {both fiorizontally and vertically) on the
constnaction plans. •
StreetslTraffic
Existing Improvemen#s ~ Hanley Raad -Major Arterial. Current ROW 60' wide,
varying street width, Right-of Way required: 80~oot
width; 40- foot on either-side of centerline.
Jurisdiction -Jackson County.
- Grant Road -Current ROW: 60` wide, street width
25`. Right-of Way required: 80-foot width; 40-foot
on either side of centerline. Jurisdiction - Jackson
County. _ ~, „ ~ 8
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P1TrD Sfq(/"Reparl
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Page 7
1. Construction drawings for this Tentative Plan shalt include a Street Lighting Plan
and Traffic Control Plan in accordance with the requirements of the City PWD.
The construction drawings shall include clear vision areas designed to meet the
City"s PWD Standards. 25-foot unobstructed sight triangle areas shall be
required at alt uncontrolled intersections. 55 feet shalt be required at arterial or
secondary arterial intersections with the proposed streets of the subject
subdivision.
2. The City PWD shaft, 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 desiggns in accordance with the City PWD
Standards. Minimum street section shalt be as follows
•• ~ 3-inches Class "8~ A.C.
- 6-inches of 1 "-0" cxushed rock
- 8-inches of 4"-~}" 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 (2}feet beyond the curb and Gutter portion of the street
section fo provide befter s#ructural support for the curb section.
3. All improvements to Hanley and Grant Roads including, but not (invited to, street
section, curios, gutters, sidewalks, bikeways, storm drainage, and traffic control
and delineation, shall be coordinated and approved by the JC Roads and the
City PWD, and constructed at the expense of the developer as part of the
development of the subdivisions. Aoceleratian 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 Hanley andlor Grant Roads until a later date, if any'or all of the
improvements are to be deferred fo a later date, then the Developer will be
required to enter into a suitable deferred improvement agreement with the City
for~the developmeri~mprovement of the street section and appurtenances.(i•e•
sidewalks, traffic lights, s#orm drainage, efc,) Along the development's frontages
with Grant and Hanley Roads, as required and approved 6y the JC Roads and
City PWD.
4. Stop signs shall be required and installed by the Developer at the intersections
with Hanley and Grant Road and at the three way intersection of Mendotia Way
and Blue Hearan Drive
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Page 8
5. 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. It is suggested that a dedicated easement or piece of property be afforded on
fats associated with the Country Meadow Estates subdivisions andlor the Quaif
Meadows subdivision, that afford pedestrian and bicycle #raffic from Mendolia
Way {Bachand Avenue)' to Donna Way. The location of bike/pedestrian ways
shall be consistent with the Cify Comprehensive Plan and Master Transportation
Plan as currently written or as being currently revised, It is suggested that these
easements could be combined with utiiityeasements that will be required for
utility interconnections or discharge paints. .
7. Due fa the relative closeness of the two proposed intersections to Grant Road of
Blue Hearon Drive (of the proposed Country Meadow Estates subdivisions) and
Quaif t.ane (of the proposed Quai[ Meadows Subdivision), it is suggested that a
suitable, City approved semi-permanent barricade be installed across 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 Improvements
Exis#ing Improvements - Hom Creek traverses the proposed development
from south to north.
Rogue River Valley Imgation District controls
irrigation rights within the project area including
conveyance of water in Hom Creek.
'l. 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-0ff from and run-on onto the proposed development {either surface run-on or
culvert or creek/ditch conveyance}, any future development on adjacent
properEies, conveyed storm drainage; or surface water flow (i.e. Horn Creek),
and a~~iy areas deemed by the City that will need to connect-into the proposed
development's SD System.
2. Developer's engineer shall determine haw SD system will work during 'l0-year
and 100 year flood events associated with Hom Creek. Identify the HGL in Hom
Creek during 10- and 't00 year event, and what affect will it have an the
proposed outlets and storm drain system. System should be designed to
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CouncryMeaclowsFslales, Plrase 1,2.3.
PF{?~ Sla,~'Repor[
July 09, 1997
Page 9
adequately drain 10-year storm without surcharging'or should be provided with
adequafe storage to prevent surcharging; and be designed to prevent backflow
of water from Ham 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 '100-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
Hom Creek and the ditches along Grant and Hanley Roads from the proposed
development shall nat be greater than the run-off flow cafes experienced from
the property in its current status. The developer's engineer shali~provide suitable
hydrological calculations and storm hydragraphs to depict the existing
predeveiopment, and projected post development conditions of the development
area on Hom Creek and the ditches along Hanley and Grant Roads. The
Developer's engineer and the City PWD shall agree on the applicable nan-off
coefficients, curve numbers, retardance, etc., to be used in the. Developer
engineer's calculations.
4. Plans which propose to include the discharge to Hom Creek or the existing
drainage ditches on Grant or Hanley Road, and any ranstnaction or modification
within the floodway of Hom Creek or in the road ditches, shall be in compliance
with DSL, ACOE, ODFW, DEQ, .1C Roads, andlor City PWD tas applicable)
guidelines and requirements and any applicable conditions and or approvals, or
these regulatory agencies.
5. Need plan and profile drawing of HGL's in Hom Creek, with indication of
floodway and flood zone boundary during the 144 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 15fieet wide, and need clause in Tina[
property deeds or final CC&Rs to maintain driveable access to manholes for
getting vactorfjetter to manholes and to discharge points in Hom Creek. Need
copy of either document prior to approval of construction pfians.
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 shat( provide the City PWD with a complete set of
hydrologic and hydraulic calculations and profile plots for sizing the SD system.
The engineer shall use the rainfallCntensity curve obtained from the City PWD
for hydrologic calculations, and the negotiated run-off parameters.
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CountrykleadowsPsfafes, PFrasc 1,2,3,
July 04, 1997
Pagc I D
9. The SD system shall be designed to carry runoff from a 10 year storm event if
Q<100cfs. Use runoff for 50 year storm [f Q>~ 00 or < 200 cfs.: Use 100 storm
runoff if Q is >200 cfs. ~ -
10. Minimum storm drain diameter shall be 15 inches.
11. Materials shalt be PVC (ASTM D 3034 with gaskets}, HDPE (meeting ODOT
requirements for corrugated polyethylene storm sewer pipe, including a
provision for premium water-#ight coupling bands), or approved equal. Provide
concrete encasement or suitable reinforced concxete-pipe where required to
prevent pipe deformation in areas of minimum cover.
12. Construct curb inlets with side inlet in curb section and grated inlet in the in
gutter section. [f 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 info the inletslcatch basin for maintenancelcleaning purposes,
'l3. Developer's engineer shat( provide hydrology and hydraulic calculations and
flow line plots for private and public storm drains. Plot HGL on profile or provide
a separate profle drawing that indicates the HG[. on the profile. Pipes should -
main#ain deaning velod#y and have adequate capacities without surcharging. .
't4. Due to the high level of groundwater in the areal the Developer may-wish to
incorporate the use of a perforated SD system. tf so, then the perforated storm
drain system shall be designed to have adequate capaaties to:
d Convey the collected .groundwater and storm water with the minimum
deaning velodties and without surcharging #he.col[ection and
conveyance piping; and ~ - .
Ct Minimize silts, sands, gravels, and fnes migration from the native soils
inta the SO system. -
The plotted HGL. shall include both the groundwater infltration, and the storm
waterrun-off and run-on inflows into the SD system.
'[ 5. A 30-foot~wide storm-drain access easement shalt be located on the tots
ad~oining•Hom Creek to afford access to the main channel of Ham Creek.
Gated access to accommodate a 15' wide access (beyond the top of bank of the
Hom Creek channel) shall be provided through alt fence crossings o~
easements.
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CountrylvfeadowsEslales; Phase I,2,3,
PWD Stcr~'Rcporc
July 09, 1997
Page II
76. Gonsfruction of private storm-drains is discouraged by the City: However, if a
private storm drain is to be constructed, the following information should be
provided to the Gity:
- How wilt the private storm drains be maintained, repaired, etc.
- Alt roof and lot drainage should be drained to the curbiine 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.
'(7. Provide 0.2~'oot drop through aft manholes and curb inlets.
~8. Roof drains and underdrains 'shall not be directly connected to a public storm
drain tines, and if a standard curb and gutter section is to be used, the roof
drains and underdrains shall drain to the street at the curbfine, whenever
possible. if a rotted curb and gutter section is to be used, then the roof drains
and underdrain discharge tines shall either be connected to the rolled gutter
section ufifizing a City PWD approved design, or they shalt be connected to a
private storm drain system (with a Suitable easement dedication for the private
storm drain faalittes} that ls.,atigned along the backside of the sidewalk andlor
P.U.E., that discharges into a curb inlet or manhole that is part of the public
storm drain system.
'l9. Curb and gutter sections shall not exceed 350 feet before entering a catch basin
or curb inlet.
20. Developer shall be required to coo~nate with Rogue River Valley Irrigation
District to resolve any lmgation rights or use of water from Hom Greek.
Sanitary Sewer
ladsting Facilities - ~ '15" -~ 18" BCVSA Gravity Sewer is looted in Grant Road.
- 2'I "~- 24" BCVSA gravity sewer is located in Taylor Road
• ~ ~- . 8-inch sanrtary sewer is Located in Donna Way
:~.:
7. ~ Alf sanitary sewer collection and~conveyance system (SS System} .design,
construction and testing shalt conform to the standards and guidelines of the
Oregon DEQ, '[ 990 APWA Standards, Oregon Chapter, Bear Creek Valley
Sanitary Authority (BCVSA), and the Gity PWD Standards, where applicable.
33
Cou~rtryMeadows$states, Phase 1,1,3,
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Page 12
2. The Developer's engineer shaft provide ~hydrofogy and hydraulic calculations
and flow Tine plots for existing and proposed sanitary sewers to both BCVSA and
the City. Calculations and flow fine plots should include allowances for existing
flows 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
the HGL on the profile. All pipes should maintain cleaning velocity and have
adequate capacities without surcharging.
3. The construction plans and the as-built drawings shat[ identify lateral stationing
for construction of sewer laterals.
4. The City upon completion of initiaf~construction plan review and preliminary
approval, will forward the plans fo BCVSA for completion of the review process
with DEQ. Upon completion of the review by BCVSA, completion of final
revisions to the plans by the Developer=s engineer, and following the fnal
approval and signature on the construction plans by BCVSA, the Public Works
Director will approve the plans in final form.
5. ' All fasting 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, N 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) and/or 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 #o connect~into the proposed development's SS System.
[f a master plan for the proposed development area is unavailable, then a mas#er
plan shall be prepared for the proposed development which accommodates the
capacity needs for the proposed development as welt as the capaaty needs for
the adjoining properties, and any additional flows as deterrnined 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 line sizing to handle the additional capacity requirements for
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 and/or the City and BCVSA.
J :. v
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CourrtryMeadowsEslaies, Plrase 1.1,3,
PWI~ Siat]"Rcpori
July 09, 1997
Page 13
Water System
Existing improvements - A 12 inch D.I. water line ends in the south side of
Manley Road (approximately 30 feet east of the
bridge at ,lackson Creek.
- A 6 inch line ends at the cul-de-sac in Donna Way.
A 8 inch line lies in Brad Way between Palo Verde
Way and Strait Way.
1. A water distribution system shall be designed in accordance with the ~ 979
Water System Master Plan which accommodates the proposed development,
any future development on adjacent property, and any areas deemed by the City
that will need to connect-into the proposed development's water distribution
system.
2. Developer's engineer shalt design the water system to provide a minimum flow
of '1,000 gpm and conform to Fire District 3 requirements. Maximum spacing of
ftre hydrants shall be 300 feet. 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 shall be in
accordance with City PWD Standards or as may be adopted and approved by
the Public Works Director.
4. Lateral f connection stationing and size shall be provided on construction plans
and as-built drawings.
5. Developer's engineer shat[ provide a reinforced flow (looped") wafer system
with connections at the ends of Mendolia Way, Blue Hearon Drive, and Quail
Lane with connections to-the 12-inch-diameter lines to be installed in Grant and
Hanley Roads. A reinforced how connection shall also be made between Diego
Court and Mendolia Way. A reinforced flaw connection to the ~" line in Donna
Way shall also be required.
6. Developer shall comply with Oregon Health Division (4HD} and City
requirements for backflow prevention. An OHD approved back#law 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.
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Couniryh~cadowsRstalcs, Pkasc 1,2,3.
PWI} S1afJ'Repor!
July 09, 1997
Page I Q
8. All connections to the water supply system should comply wifh OHD
requirements. Water will not be "fumed on" by the City until such requirements
have been met to the satisfaction of the City's designated inspector (currently
the Jackson County plumbing inspector}.
9. Water system shall be tested in accordance with City PWD Standards and
requirements at Developer's expense and should be approved by the City.
10. Any proposals requesting the City to share in costs for devefopment of the wafer
supply system to accommodate the insfallation of the 12-inch fines on Grant and
Hanley Roads to afford proper capacities and pressures and for upgrade of line
sizing fo handle the additional capacity requirements for any existing or future
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
owners/developers andlor the City.
Site wank, Grading and Design, and Utility Plans
Existing Improvements - Ham Creek traverses the proposed development
areas from South to North and wetlands identified as
PSSC and PEMC are present on the property.
Existing houses and outbuildings on property.
1. Developer shall provide a gradinglpaving plans} with the construction drawing
submiftal to the City PWD. Plan(s) shall illustrate the location and elevations of
the base flood event flood zone and floodway of creeks or streams in proximity
to the devefopment {if applicable); curb elevations; finish grades; and building
pad and lowest floor elevations.
2. Ail structures shall have roof drains, area drains, ancUor crawl spaces with
positive drainage away from the building. if applicable, drain Tines shall be
aannec#ed to the curb and guteer and discharge from the curb face or other
approved discharge point or system.
3. Developer shalt provide the necessary rough" tot grading to assure that all Tots
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
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Courraylt-feadows~sfates, Phase 1,2,3.
PF#'D Sla~Reporl
July 09, 1997
Page 1 S
any mitigating requirements yr conditions} from DSL, DEQ, and ACOE (including
any mitigating requirements}, for any required wetland or flood hazard mitigation
work to be performed as part of the proposed development,
5. Grading plans should have vriginallexisting grades and final grades platted on
the plan. Typically, existing grade contour sines are dashed and screened back,
and fnal grade contour lines are overlaid on top of the existing grades and are
in a heavier tine width and solid. Contour lines should be labeled with
elevations.
6. Indicate [ovation of street lights on plans, with table indicating stationing and
offsets.
7. Provide City with a utility plan approved by each utility company which reflects
ail utility crossings, transformer locations, valves, etc.
8. Utility [ovations shoutd 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 lots adjacent to, but not fronting, Grant
and Taylor Roads
Rights of WayslEasements
7. All easements for improvements dedicated to the City shall have a minimum 'l5
foot width and shalt be located (whenever possible} contiguously along the
exterior boundaries of properties and shat[ not split lot lines. Pubtic utility
easements shall have a minimum width of 10 feet
2. The City wilt require a 52 foot ROW width on local streets and 60 foot ROW on
collector streets.
3, 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. ,
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
CourrhyMcadowsEs(atr_r, Phase 1,2,3,
PWD S(ajrRepor(
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. Afl existing easement locations and those proposed for this development shall
be shown on fhe final plat with reference to the recordation number and Grantee.
6 Developer shall acquire suitable easements across private property not owned
by the proposed development's property owners, for utility line alignments, the
possible bikelpedestrian pathway discussed previous{y, and storm drainage
discharge points. These easements shat{ lae secured prior to fnal construction
plan approval. A copy of the recorded easement shall be submitted to the City
PWD prior to Final Plat approval.
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 400 to 420 feet` and between 80 and 88 feet for a secondary arterial
road. In review of the current right-of-way widths that are reasonably available
on the connecting major arterial road to Hanley Road (West Pine Street}, the
City's PWD has determined that an 80-foot wide right-of-way will be needed for
Hanley Road, in lieu of the 400- to 4 40-footright-of way designated in the City's
comprehensive plan. Sind the existing right-of way widths for both Grant and
Hanley Roads is 60 feet, the Gity will require an additional 40-foot dedication for
right-of-way along the boundaries of the proposed development that front these
two roads.
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