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HomeMy WebLinkAboutResolution 393 - Country Meadows, Ph. I - Tent Plan PLANNING COMMISSION RESOLUTION NO. ~ ~-~ A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN FOR COUNTRY MEADOWS SUBDIVISION, PHASE I (Applicant: Wayne Christian) (37 2W 10C Tax Lots 4800, 4801., 4803 and 4804) 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 38-lot subdivision in an R-1-8 district of Central Point, Oregon. The Planning Commission reviewed the application and tentative plan at a duly--noticed public hearing on August 5 , 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 information required far the same under CPMC Chapter 16.10. 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 far 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. Conditiona~,,,,,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 ~~ ~,~r , 1997. ~~ C ~' Planning Commission~Chairman 1 - PLANNING COMMISSION RESOLUTION NO. ~- (082197) ATTEST: City Representative Approved by me this ~~ day o f ~~.~~ ~2~ , T. 9 9 7. Planning Commission Chairman 2 - PLANNING COMMISSION RESOLUTION N©. ~~ (82197) City ai Central Foint ~~HI~IT ~~~,t~ ~~nn~~ D~ar~~t PLANNING DEPARTMENT RECOMMENDED CONDITIONS 1. Prior to final plat approval, the applicant shad 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 3ackson County Roads Department and all other affected agenaes as they pertain to the development of the Country Meadows subdivision, Phase III. Evidence of such compliance shall be submitted to the City prior to final plat approval. ~~~ 22 C[TY OF CENTRAL PO[NT DEPARTMENT QF PUBLIC WORKS STAFF REPORT for COUNTRY MEADOWS ESTATES_ PHASES 1, 2, 3 PW#97026 Date: 07/09197 Applicant: Wayne Christian 2821 Bullock Road, Medford, 4R 97504 {541) 773-5171 Project: Subdivision Locatian: Hanley Road and Grant Road legal: T37S, R2W, Section 10C, Tax tots 4800, 480•[, 4803, 4804 1088, Tax Lots 700 1 OBC, Tax Lots 2000, 2100 Zoning: R 1-8 (phase 1) and R-1-10 {phases 2 and 3) Lots: 86 total (phase 1:38 lots; phase 2: 33 tots; and phase 3:15 tots} Units: 86 Residential (2 existing and 84 new} .., Plans: Country Meadows Estates, 1, 2, 3 - 6112197; revised 6127197 and 7!01!97) Report By: Pau[ W. Worth, Public Works Technician Lee Brennan, Public Works Direc#or Purpose Provide information to the Planning Commission and Applicant (hereinafter referred to as `Developer'] regarding Public Works standards and proposed new standards to be included in the design. Gather information from the Oeve[operlEngineerrcgarding proposed development Special Requirements 1. ~#s jj~,gfnfr.~sfructure:.The Developer's engineer shall provide suitable .engineering certification and justification {l.e. calculations, analyses, plots etc.,} that all connections to existing lnfrastnicture ~'i.e. street water, sanitary sewer, storm drain systems; natural drainage systems; eta,) will not intertere with or provide for the degradation of the existing effective level of service or operation of the Infrastructure faalities, and that the existing infrastructure faa['ities have either adequate capacities to accommodate the flows andlor demands imposed on the existing infrastructui~ as the result of the connection of the proposed • development's infrastructure, or will be improved by and at the expense of the Developer to accommodate the additional flows andlor demands; while maintaining or Improving the existing level of service o€ the affected faality ~. 2. aste a s Developers engineer, at the developers expense, si~a[I develop suitable and City approved master .plans for the storm drain collection, retention, Cou~atryMeadowsEstates. 1'l:ase 1,2,3, Plf~D SfajJ7leport July 09. 1997 Page 2 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-into the proposed development's infrastructure. The prepared master ptans.should take into account any previous master plans that have been prepared and approved by the City. 3, Water Distribution System: The Developers of Country Meadows Estates, Quail Meadows, and Rosewood Estates Subdivisions shall 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 StreetlHanley 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 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 shat! jointly design and . construct, at their expense, a 12-inch-diameter waterline from the Terminus on Grant Road near the proposed connection of Mendoiia Way with Grant Road, along the eastern side of Grant Road to a point on Grant Road at the Northwest comer of Lot Flo. 1 of the proposed Quail Meadows Subdivision. The remainder of the water system in the proposed subdivisionsshall be of reinforced [cop design (including a connection to the 6-inch diameter~line in Donna Way or other approved interconnection), where feasible, and shat! generally conform to the Water System Plan, Uctober 197'8 and modifcationsladditions to the master plan being considered by the City`s PWD. 4. Flood Hazard Nfitigation Work Associated with Horn Creek; The Developer shall woclc with 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:~tting existing, proposed, and potential future developments. An acceptable setback requirement from the floodway of~Hom Creek should be placed in the property deed far these tots, unless a new ordinance covering setbacks} from the floodway is in effect at the time of the approval of the final plat for this project. The Developer shad also work with the ., ., 2 4 CourrrrylvleadowsEstale.~ 1'f~asc 1,2,3, PFYD Sta,O"Reporr July 09, 1997 Pagc 3 City's PWD in improving the flow capacity of Ham Creek to mitigate any current or future flood hazards associated with the floodway of Horn Greek. 5. Righf-of ~VYays: Provide dedication far expansion of the right-of way along Grant and Hanley Roads to 80-feet in width {40-feet each side of centerline}. Provide suitable and acceptable easements for any public works infrastructure located outside the public right-of-way. 4. Landsca~,e Buffets: Provide for City PWD and .fC Roads approved, 1 Q font minimum width, landscaped buffers {including irrigated landscaping, sound wallstfences, and meadering sidewalks) along the applicable portions of Grant and I-ianley Roads. 5. ~~fud~r Developer shall, at the developer's expense, prepare an applicable and approved Traffic Impact Study. The developer shall.imp[ement and construc#, as applicable, any associated infrastructure as recommended in the Traffic impact Study or as determined by .iC Roads and the City PWD. 6. B'roslan CQnfrolPtan; A suitable erosion control plan must be prepared and submitted to the aregon Department of Environmental Quality {DEQ) for the construction of any improvements associated with this development. The construction plans associated with this development will not be approved by the C[ty PWD unfit the City PWD receives a Dopy of fhe written approval of the erosion control plan by the DEQ. General '[. Developer shat[ submit #o the City`s Public WorksDepartment (City's PWD} far review and approval, plans and specifications fora[[ improvements proposed for construction at' modifications within the City or public rights-of-ways and easements. 2. Public improvements [ndude, but are not limited.to, streets ~inc[uding sidewalks, curbs and gutters and landscape buffers}; storm drainage and sanitary sewer collection and conveyance systems; water distribution system {up-#o the service meter and induding f€re protection}; street lighting; and traffic control devices, .street signs, and delineation. 3. ~ Ali construction of public improvements shall conform~to the City's Public Works . Standard Specifications and Details {City PWD Standards} and other..speciai ., 2 5 t CountryMcadowsEstaics, Pease 1,2,3, PWD Sm11'Rcpart July 09, 1997 Page 4 specifications, details, standards, andlor upgrades as may be approved by the City`s Public Works Director. 4. During construction, changes proposed by the Developer sha{( be submitted in writing by the Developer's engineer to the City PWD far approval prior to installation. 5. No construction shad commence until the City PWD has reviewed, approved, and issued a Public Works permit far the proposed improvements. 6. The Developer shall pay for'all costs associated with the design and instaliafion 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 ~o Oregon Department of Fish and Wildlife (DFW}, Oregon Department of Environmental Quality (DEQ}, Oregon Division of State Lands (DSL}, U.S. Army Carps of Engineers (ACOE}, affected irrigation districts, and Jackson County . Road and Park Services Department (JC Roads}. 8. Pi~or to approval and acceptance of the project, the Developer's engineer or surveyor steal[ provide the Public Works Department with a digital drawing of the construction gas-bunts" in an AutoCAD compatible format, or as otherwise approved by the Public Vllotics Director. As-built drawings are to be provided to the City.which provide "red-line" changes to f nal approved construction plans which identifjv the [ovations and or elevations (as appropriatey of aqua[ installed items, induding, but not limited to, invert, inlet, and rim elevations; spat elevations identified on drawings; road . alignment; water lines,valves, and~frre hydrants; water and sewer lateral stationing; mad"~ications to street section; manhole and curb inlet locations; street [fight locations; other below grade utility line locations and depths; etc. Provide a "red-line" hard copy (on My[ar), or an approved attemative format, of construction drawings, and an acceptable AutoCAp compatible drawing electronic file to the City at completion of construction. . 9.. The Deve[oper"s engineer or surveyor shall provide to the Public Wanks Department a drawing of the r~ec:orded Final Plat map reproduced on Mylar and in an acceptable electronic form in AutoCAO format. The Final Plat steal[ be tied to a (ego[ Govemment~comer and the State Plane Coordinate System. 'l0. All elevations used on the construction plans, on temporary benchmarks, and on :; ~ ~ 2 G CourrlryA-fcadowsEsiales, Phase 1,2,3, P1i?~ S1afJ"Rcporl July 09, 1997 Page S the permanent benchmark shall be tied into an established City approved benchmark and be sa noted on the plans. At least one permanent Benchmark shall be provided for each phase of the proposed development, the locations of which shall be as jointly defermined by the City PWD and the Developer's surveyor. '[ 1. Ali #i!I placed in the development shall be "engineered fill", and compacted to City standards. 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 Qregon Department of Environmental Quality. _ 12. Identify easement dedications and widths on the Plot Ptan. 13. Easements for City infrastructure (i.e. sanitary sewer, water, and storm drain) should be a minimum of 15-feet wide, and should not split tot lines. Easements for storm drainage, sanitary sewer, and water lines should be dedicated to the City and not just a P.U.E. Centerline of buried infrastructure shalt be aligned a minimum of five {5} feet from the edge of the easement. if two or more City owned utilities are located wifhin an easement, then a minimum of 20 foot width should be required. 14. All design, construction plans and specifications, and as-built drawings should be prepared to ac~;eptable professional standards. 15. All street and water improvement plans should be approved in writing by Fire District 3 prior to review by the Citys PW1~.. 16, if the proposed development places structures within the 100-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 affecf wit( it have on the floodplain elevation and floodzone boundary, and.what affects will the modifcation of the flaodplain elevation and floodzone boundary have on the existing facilities and properties surrounding the proposed development. 17. Prior to theCity PWt3 final approval of the construction plans for the proposed improvemen#s, the following should be submifted: ~ A copy of written approval from Fire District 3 of the flna! street and water system improvement plans for the proposed development. ~; ., .... 2 `~ CountrylvleadowsFs[cr[e~ Pirasc 1,1,3, .Iufy 09, 1997' Pagc 6 (~ The plans relating to~the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blocks should be caompleted on the plans. C~ Copies of written approvals andlar permifs including conditions from the various agencies involved: DSL, DFW, D~Q, andlor ACOE. 18. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, street elevations, etc.), fo which the proposed subdivision will connect into existing improvements, prior to fnal construction plan design and submiftal for fcnai approval. 9 9. The Developer's engineer shall provide suitable engineering certification and justification (i.e. calculations, analyses, plots, etc.,) that all connections fo existing infrastructure (i.e. street; wafer, sanitary sewer, storm drain systems; nafural drainage systems; etc.,) will not interfere with the effective level of service or operation of the infrastructure facilities, and that the existing infrastructure faalifies have adequate capaaties fo accommodate the flows andlor demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure. 24. Qverhead power Tines. if applicable, coordinate efforts with Pacific Power and. Light, U8 West, and TCt Cable, to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground ~faalities, prior fo the acoepfance by the City PWD of the public improvements assodafed with the proposed development. All agreements and costs assoaated wi#h the conversion of these faalities from overhead to underground faa['rfies, shall be by and between the utility owners and the Developer. 21. The aaxsrate locations of any existing underground and above ground.pub[ic infrastructure, and the location of the assaaated easements with these faalifies, shall be acxurafely portrayed (both horizontally and vertically) on the constrc.rcfion plans. StreetslTraffic Existing linprovements -~ Hanley Road ~ Major Arterial. Current ROVII 64' wide, varying street width. Right-of Way required: 84~oot width; 40-foot on either~side of centerline. .furisdiction -.fackson County. -~ - Grant Road -Current ROW: 60' wide, street width 25. Right-of Way required: 80-~#oot width; 40-foot on either side of centerline. Jurisdiction -Jackson County. , ~ ~ ~ 8 Courr6yMeadows Eslalcs, Plrase l,1,3, P~~~D Sta,~Reporl Jul}' 09, 1997 Page 7 1. Gonsfrucfion drawings for this Tentative Plan shall include a Street t_ighting plan and Traffic Control Plan in accordance with the requirements ofi the Gity PWD. The construction drawings shall include clear vision areas designed .ta meet the City`s PWD Standards. 25-foot unobstructed sight triangle areas shall be required at a!i uncontrolled intersections, 55 feet shall be required at arterial ar 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 ofi 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}, shat! 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-incites of 1 "-0" crushed rock - 8-inches of 4"-0" cxushed 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 to provide better strucfural support for the curb section. 3. A(1 improvements to Hanley and Grant Roads including, but not limited to, street section, curbs, gutters, sidewalks, bikeways, storm drainage, and traffic control and delineations 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 subdivcsians. Acceleration and decelera#ion lanes meeting JC Roads s#andards may need to be provided of 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 to a later date, then the Developer wiH 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 drainage, etc.) Along the development's frontages with Grant and Hanley Roads, as required and approved by the JC Roads and City PWD. 4. 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 Mendo(ia Way and Blue Hearon Drive ~~~;~ 29 CourrtryMcadows,~states, Pfrase 1,2,3, PWD Sla_jjRepor! July 09, 1997 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 lots associated with the Country Mgadow Estates subdivisions andlor the Quail Meadows subdivision, That afford pedestrian and bicycle traffic from Mendolia Way (Bachand Avenue}~ to Donna Way. The location of bikelpedestrian 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 wifh utility~easements that will be required far 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 [.ane (of the proposed Quail Meadows Subdivision}, it is suggested that a suitable, City approved semi-permanent barricade be installed across the wesfem end of Blue Hearon Drive that affords pedestrian and bicycle traffic only, but prohibits normal vehicular traffic. The bamcade 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 Existing [mprovements - Hom Creek traverses the proposed development from south to north. Rogue River Valley Imgation District controls imgation rights within the project area inc_ lading conveyance of water in Hom Creek. 1. Developers engineer shalt 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 a-eeWditch conveyance}, any future development on adjacent properties, conveyed storm drainage; or surface water flow (i.e. Hom Creek}, and arry areas deemed by the Gity that will need to connect-into the proposed development's SD System. 2. Developer's engineer shall determine how SD system wilt work during 10-year and ~ 00 year flood events associated with Hom Creek, identify the HGL in Hom Creek during 10-and '€ 00-year event, and what affect will it have on the proposed outlets and storm drain system. System should be designed to ~; ~• - 3 0 CourrlryMeadowsEstafes, Plrase 1,1,3, PWD Sla~j'Repor[ Jufy 09. 1997 Pagc 9 adequately 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 '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 Ham Creek and the ditches along Grant and Hanley Roads from the proposed development shall not be greater than the runwoff 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 predevelnpment, 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 run-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 Grantor Hanley Road, and any construction or modification within the floodway of Hom Creek or in the road ditches, shall be in compliance with DSL, ACOE, ODFW, DEQ, .lC Roads, andlor City PWD (as applicable) guidelines and requirements and any applicable conditions and or approvals, or these regulatory agenaes. 5. Need plan and profile drawing of HGL's in Hom Creek, with indication of floodway and flood zone boundary during the 'I t)D 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 15~eet wide, and need clause in final property deeds or fnal CC&Rs to maintain driveable access to manholes for getting vactor~etter to manholes and to discharge points in Hom Creek. Need copy of either document prior #o approval of construction ptans. 7. The discharge point and potential retention of storm water run-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 City PWD with a complete set of hydrologic and hydraulic calculations and profile plots for sizing the SD system. The engineer shall use the rainfallrntensity curve obtained from the City PWD for hydrologic calculations, and the negotiated run-off parameters. J ~~ CounlryhfeadowsEsfal~s; Phase 1,1,3, PWD Slafr'12eporl July 09, 1497 Pagc 1(1 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 if Q>100 or < 200 cfs., Use 100 storm runoff if Q is >200 cfs. - 10. Minimum storm drain diameter shall be 15 inches. '[ i . Materials shall be PVC (ASTM D 3034 with gaskets), HDPE (meeting ODOT requirements for corrugated polyethylene storm sewer pipe, including a provision for premium watertight 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 gaffer section. if inletslcafch basins are to exceed 4.5 feet in depth from the lip of the inlet,-fhen the inlets and oatch~~basins shall be designed to.afford suitable Kman" entry info the in(etslca#ch basin for maintenancelcleaning purposes. 13. Developer`s engineer sha[[ 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 tha# indicates the HGL on the prot~ile. Pipes should maintain cteaning vetodty and have adequate capaaties without surcharging. . 'l4. Due to the high [evet of groundwater in the area, the Developer may wish to incorporate the use of a perforated SD system. if so, then the perforated storm drain system shall be designed to have adequate capacities to: a Convey the collected groundwater and storm water with the minimum cleaning velocities and without surcharging the .collection and conveyance piping; and - . . ~ Minimize silts, sands, gravels, and fines migration from the native soils into the SD system. • The plotted HGL shat! include both the groundwater infiltra#ion, and the storm waterrun-off and run-on inflows into the SD system. '[ 5. A 30fioot wide storm-•drain aooess easemen# shat! be located on the lots adjoining•Hom Creek to afford access to the main channel of Hom Creek. Gated access to acxornmodate a 15'~wide access {beyond the top of bank of the Hom Creek channel) shall be provided through all fence crossings of easements. • ~- 3 2 „_ CaunlryMeadowsEsiaies, Phast 1,.2,3, PWD Siaf~72tpori J'ufy 09, 1997 Page 11 16. Construction of private storm drains is discouraged by the City. However, if a private storm drain is to be constructed, the fol{owing. information should be provided to the City: - How will the private storm drains be maintained= repaired, etc. - All roof and lot drainage should be drained to the curbline when a standard curb and gutter section is used. - Provide invert eleva#ions and lateral stationing for construction of private storm drain system. - Provide plan and profie views and elevations for any private storms drain system that may be proposed. ~ 7. Provide 0.2 foot drop through al! manholes and curb inlets, 18. Roof drains and underdrains shall not be directly connected to a public storm drain lines, and if a standard curb and gutter section is to be used, the roof drains and underdrains shalt drain #o the street at the curbline, whenever possible. If a roiled 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 PWD approved design, or they shall be connected to a private storm drain system with a suitable easement dedication for the private storm drain faalities) that Is.mligned along the backside o€ the sidewalk andlor P.U.E,, #hat discharges into a curb inlet or manhole that is part of the public storm drain system. '[ 9. Curb and gutter sections shalt not exceed 350 feet before entering a catch basin or curb Inlet. 20. Developer shall be required to coordinate with Rogue River Valley Imgation Disfrict tb resolve any Irrigation rights ar use of water from Hom Creek. Sanitary Sewer Existing Faalities - ~ '15" ~ 't 8" BCVSA Gravity Sewer is located in Grant Rvad. - 27 "~- 24" BCVSA gravity sewer Is located in Taylor Road - . 8-Inch sannrtary sewer Is {orated In Donna Way :...~. ~ . 'l. ~ All sanitary sewer collection and~conveyance system (SS Systems .design, construction and testing shat[ conform to the standards and guidelines of the Oregon DEQ, 1990 APWA Standards, Oregon Chapter, Bear Creek Valley Sanitary Aufharity (BCVSA}, and the City PWO Standards, where applicable. 33 CourrtryA~etrdowsEslates, Plrase 1,2,3, p{{rp Sta~Reporl July 09, 1997 Page 12 2. The Developer's engineer shall provide hydrology and hydraclic calculations and flow line plats for existing and proposed sanitary sewers to both BCVSA and the City. Calcuiatians and flow line plots should include allowances for existing flows and projected future or existing development that wi[1 be connected to the system. Plat HGL on profile or provide a separate profile drawing that indicates the HGL on the profle. All pipes should maintain cleaning velocity and have adequate capacities withau# 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 comple#ion of the review by BCVSA, completion of final 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 form. 5. ' 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 Pest 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 connect~into the proposed development's SS System. fit 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 for 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 fo accommodate the upgrade of line sizing to handle the additional capacity requirements for surrounding dovelop:r~ent, shall include detailed engineering calculations and costs analyses. The Developer will be responsible to coordinate and develop any cos# sharing agreements with any identified adjacent property ownersldevelapers andlor the City and BCVSA. ~~~ 34 ., . CourrtryMeadowsEstates, Plrasc 1,2,3, PWD Sta~Q°Repart July ~9, 1997 Page 13 Water System Existing improvements - A 12 inch D.I. water line ends in the south side of Hanley Road (approximately 34 feet east of the bridge at Jackson Creek. A 6 inch line ends at the cul-de-sac in Donna Way. - A 8 inch line lies in Brad Way between halo Verde -~ Way and Strait Way. 1. 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 adjacent property, and any areas deemed by the City that will need to connect-info the proposed development's water distribution system. 2. Developer's engineer shall design the water system to provide a minimum flow of 1=000 gpm and conform to Fire District 3 requirements. Maximum spacing of fire hydrants shalt 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 shat( be in accordance with C'rty PWD Standards or as may be adopted and approved by the Public Works Director. 4. Lateral 1 connecfion stationing and size shall be provided on construction plans and as-built drawings. 5. Developer's engineer shall provide a reinforced flow {~looped'j water system . with connections at the ends of Mendolia Way, Blue Hearon Orive, and Quail Lane with connections to the 'l2-inch-diameter lines to be installed 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 Donna Way shall also be required. 6. Developer shall comply with Oregon Health Division (OHD) and City requirements for bac~cflow prevention. An OHD approved backflow prevention assembly shall be installed immediately downstream of the water metes serving each dwelling unit, . 7. Construction drawings shall include the size, type, and location of al! water mains, hydrants, air valves, service connection, and other appurtenance details in accordance with City. PWD Standards and as required by the City PWD. ~~~ 35 .. Court try Aleado ws Estalcs, Pl~asc 1.2, 3, PWD StafJ"Rcparl July Q9, 1997 Pale 14 8. Ail connections to the water supply sysfem should comply with OHD requirements. Water will nat be "tamed on" by the City until such requirements have been rnet 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. 'f ~. Any proposals requesting the Cify to share in costs for development of the wafer supply sysfem to accommodate the installation of the 12-inch fines on Grant and Hanley Roads to afford proper capacities and pressures and for upgrade of line sizing to handle the additional capacity requirements far any existing or future surrounding development, shall include detailed engineering calculations and costs analyses. The Developer wilt be responsible to coordinate and develop any cost sharing agreements with any identified adjacent properly ownersldevelopers andlor the City. Sifie work, Grading and Design, and iltilifiy Plans Existing Improvements - Hom 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 properly. 1. Developer shall provide a gradinglpaving plans) with the construction drawing submittal 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 development (if applicable); curb elevations; fnish grades; and building pad and lowest floor elevations. 2. All structures shall have roof drains, area drains, andlor crawl spaces with positive drainage away from the building. if applicable, dr~~in 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' lot grading to assure that all Pots wilt drain properly fo the curb and gutter, or to a drainage sysfem that drains to the curb and gutter or public storm drain system, as approved by the City PWD. 4. Provide the Gify with copies of any required permits and approvals (including ~~~ 3s CouniiyMeadawsEstalrs, Phase 1.2,3, P1f~D S`ta, fJ'Reporl July 09, 199? Pagc 1 S any mitigating requirements or conditions} from DSI_, DEQ, and ACQE (including any mitigating requirements}, for any required wetland or flood hazard mitigation worn to be performed as part of the proposed development. 5. Grading plans should have originallexisting grades and final grades plotted on the plan. Typically, existing grade contour lines are dashed and screened back, and final grade contour lines are over{aid 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 ptans, with table indicating stationing and offsets. 7. Provide City with a utility plan approved by each utility company which reflects all utility crossings, transformer (ovations, valves, etc. 8. Utility (ovations should be acourate(y depicted on the as-built drawings, ar as a separate set of drawings attached to the as-built drawings. 9. Landscaped barriers shall be required on tots adjacent to, but not fronting, Grant and Taylor Roads Rights of WaysfEasements 1. All 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 not split lot lines. Public utility easements shall have a minimum width of 10 feet. 2. The City will require a 52 foot RAW width on local streets and 60 foot ROW on collector streets. 3. if applicable, Developer shall provide a Statement of Water Rights (an a City approved form}, for any affected properties. Por 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. Deve{open 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 ~~~ ~~ ~un~yMcadaws.Estacex, Phase 1,2,3, PWD Sta, jf'Rcporr July 09, 1997 Pagc 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 for City PWD review and approval. 5. Alt existing easement locations and those proposed for this development shaft be shown on the final plat with reference to the recordation number and Grantee. 6 Developer shat[ acquire suitable easements across private property not owned by the proposed development's property owners, for utility Gne alignments, the possible bike/pedestrian 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 shall be submitted to the City PWD prior to Final Plat approval. 7. Hanby 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 arterlai road are between 100 to 920 feet; and between 8D and 88 feet for a secondary arterial road, In review of the curren# right-of~vay widths #hat are reasonably available on the connecting major arterial road to Hanley Road (West Pine Street), the City's PWD has determined that an 84-€oot wide right-of-way will be needed for Hanley Road, in lieu of the ~ 00- to # ~ [3-foot nigh#-of way designated in the Cit}r's comprehensive plan. Since the existing right-of-way widths far both Grant and Hanley Roads is 60 feet, the Gity will require an additional '[0-foot dedication for right-of way along the boundaries of the proposed development that front these two roads. .. . ... ~ ~