HomeMy WebLinkAboutResolution 392 - Walnut Grove - Site Plan, CUP-~ y -~ o
PLANNING COMMISSION RESOLUTION NO.
A RESOLUTION CONDITIONALLY APPROVING A SITE PLAN,
CONDITIONAL USE PERMIT, AND EXCEPTIONS FOR
WALNU'T' GROVE MOBILE HOME PARK
(Applicants: C.A. Gilpin and Powder River, Inc.)
(37 2W 02 Tax Lat 100)
Recitals
1. This matter came before the P~.anning Commission for
hearing on July 1S, 1997, on applicant's sate plan and
conditional use permit applications for a 193-unit mobile home
park on a 32.2-acre parcel north of Beebe Road between Gebhard
and Hamrick Roads. A concurrent application for a Comprehensive
PlanJzone Map amendment from Law Density Residential to High
Density Residential and from R-1-10, Residential Single-Finaily
(10,000 square feet), and R-1--8, Residential Single-Family (8,OOD
square feet}, to R-3, Residential Multiple Family was considered
at the same hearing. The re-zoning of the property is necessary
to allow a mobile home park to be built as a conditional use in
the R-3 district. The Planning Commission reviewed the
application and the City staff reports, and received comments
from all persons wishing to be heard in favor of and opposed to
the application.
Now, therefore;
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
CENTRAL POINT, OREGON, AS FOLLOWS:
Section 1 Criteria Applicable to Decision. The following
chapters of the Central Point Municipal Code apply to this
application:
A. Chapter 5.32, Mobile Home Parks;
B. Chapter 17.2$, R-~3, Residential Multiple-Family
District;
C. Chapter 17.60, General Regulations;
D. Chapter 17.64, Off-Street Parking and Loading;
E. Chapter x.7.72, Site Plan, Landscaping and Construction
Plan Approval; and
F. Chapter 17.76, Conditional Use Permits.
Section 2. Findings and Conclusions. The Planning
Commission hereby adopts by reference all findings of fact set
forth in the applicant's proposed findings and the City staff
reports, and concludes that, except where addressed in the
conditions to approval, the application and proposal comply with
the requirements of the following chapters of the Central Point
Municipal Code:
1 - PLANNING COMMISSION RESOLUTION NO. ~~ (0$2197}
A. Chapter 5.32, relating to requirements for mobile
home parks;
B. Chapter 17.28 relating to uses, lot size, lot
coverage, setback, building height and screening
in the R-3 distract;
C. Chapter 17.60 relating to paving and landscaping
requirements;
D. Chapter 17.64 relating to off-street parking and
loading facilities;
E. Chapter 3.7.72 relating to site plan requirements;
and
F. Chapter 17.76 relating to conditional use permits.
Section 3. Exce tions to Mobile Home Park Re uirements.
The Planning Commission considered and recommends approval of the
following exceptions to the mobile hams requirements pertaining
to this project:
1. 30-foot streets, as opposed to the required 40 feet;
2. A 6-foot chain link slatted fence around the
perimeter of the property, as opposed to the 3-1/2-
foot fence along the front boundary;
3. Each mobile home will be equipped with its own
washer and dryer hookups, as opposed to having a
common washing facilities to serve all mobile home
park residents, as required;
~. Recreational buildings for residents totaling
approximately 5,112 square feet in area, as opposed
to the required 8,255 square feet area;
5. 30 feet distance from a typical mobile home pad to
an adjacent property Zoned ar used for residential
purposes, as opposed to the requirement of 40 feet;
and
6. A 28-foot distance between typical mobile home pads
as opposed to the 30-foot requirement.
Section 4. Conditional A naval. The within application
far site plan approval is hereby conditionally approved, subject
to the conditions set forth on Exhibit '~A", which is attached
hereto and by this reference incorporated herein.
Passed by the Planning Commission and signed by me in
authentication of its passage this a ~~ day of
, 3.997 .
Planning Commission Chairman
2 - PLANNING COMMISSION RESOLUTION NO. ~ ~ a (082197}
ATTEST:
City Representative
Approved by me this ~,1,~ day of ~ 1997 .
C=~~~~ ~
Planning Commission Chairman
3 - PLANNING COMMISSION RESOLUTION NO. (082197)
~'~<ANNINQ 1?EPARTMENT STAFF REPORT
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DATE: July 15, 1997
T0: Central Point Planning Coanmiss~on
FROM: James H. Bennett., AICP
Planning Director
SUBJECT: Comprehensive PlaaalZone Map Amendment far 37 2W 02 Tax Lot 100
from Low Density Residential to I~agh Density Residential and from R-1-14,
Residential Single-Family (10,000 s.fj & R-1-8, Residential Single-Family
(8,000 s.£} to R 3, Residential Multiple-Family, Site Plan Review and
Conditional Use Permit for the Walnut Grove Mobile Roane Park.
Applicant/ C.A Galpin & Powder River Tnc.
Qwner: P.O. Box 8271 ~~
Medford, OR 97504 `
37 2W 02 TL 140
coat: Maurice Torano
P.O. Box 8271
Medford, QR 97504
Propea-~v/ 37 2W 02 TL 100 - 32.20 acres ' '
in R 1-I0, Residential Single-Faanily (10,040 s.£) &
Uescriptioa.: R 1-8, Residential Single-Family (8,440 s.f.)
Proposed
~a ' g: R 3, Residenial Multiple-Fama~y
~uanmarv: The project coaasasts of a minor Comprehensive Plan Amendmenrt and a Zone
Map Amendmenrt to designate approximately 32.20 acres located north of
Beebe Road between; Gebhard Road and Hamrick Road as high density
residential land and to rezone the property from R 1-10, Residential Singte-
Fam~y (14,400 s.£} and R 1-8, Residential Single-Family {8,000 s.£j to R•3,
Residential Multiple-Family. It also includes ~ a Site Plan Review and a
Conditional Use Permit to allow the construction of !~ i93-unit mobile home
park, walnut Grove V~llage.~,~
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Annlicable City of Central Point Comprehensive Plan
~;. CFMC Chapter 5.32, Mobile Home Parks
CPMC Chapter 17.28, R 3, Residential Multiple-Family Distri~~
CPMC Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval
CPMC Chapter 17..76, Conditional Use Fermits
CPMC Chapter 17.88, Amendment
~om~rel~ensive Plan AmendmentlZon.~ ~~F ~ n m '
Tn May 1937, staff accepted an application to amend the Comprehensive Plan and the Zoning
Map to change the designation of 32.20 acrses Iocated north of Beebe Road between Gebhard
Road and Hamrick Road from Low Density Residential to High Density Residential and from
R 1-la, Residential Single-Family {l0,oaa s.f) and R 1-8, Residential Single-Family (8,Oaa
s.f) to R 3, Residential Multiple-Family (Exlu'bit A).
The purpose of these amendments is to allow the future constncction of a 193-unit mobile
home park on the site. The applicant has prepared findings of fact (Exhibit Bj that support
the proposed land use changes based on:
1. The provision of additional land far affordable housing to meet the city's housing
needs as set forth in the Housing Element of the Comprehensive Plan.
2. The loss of nearby lands zoned for multiple-fau~ily residential development that are
proposed for development as part of asingle-family residential subdivision.
3. The suitabitity of the property far multiple-family residential development due to its
proximity to arterial and secondary arterial roads.
The Citizens Advisory Committee reviewed the Comprehensive Plan Amendment and Zone
Map ~t at their regular meeting of Duty 8,199? and recommended approval of these
applications to the Planning Commission based on the findings of €act set forth below.
Staff has reviewed the applicant's findings of fact and determined they are adequate for
consideration by the Planning Commission. if the Planning Commission deader to
recommend approval of.the applications to the Gity Councd, staff suggests the following
complementary findings of fact as applicable to such a decision:
' 1. The project consists of a minor land use amendment to the City of Central Point
Comprehensive Plan and a zone map amendment to the City of Central Point Zoning ~~
Ordinance changing the land use demon of approximately 32.20 acres from Low Density
Residential to ~ Density Residential and from R 1-la, Residential Single-Family {Ia,oaa
~., ..
s.f.}and R-1-8, Residential Single-Family (8,000 s.£) to R-3, Residential Multiple-family. ~._
2. There is a public need for additional land available for residential development, and
specifically for R 3, Residential Multiple-Family uses, within the City of Central Point. This
is based upon an inventory of available land for residential use within the city and its urban
growth oun ary. .
3. The property under consideration is of a size, location, configuration and orientation that
is appropriate for residential development, including R-3, Residential Multiple-Family uses.
4. Tha existing and proposed uses for the parcels under consideration are compatible with
the permitted uses of the R-3, Residential Multiple-Family zoning district.
5. The project has undergone review by the Citizens Advisory Committee to ensure citizen
involvement. {Statewide Planning Goal #I)
6. The project will be reviewed under the City Comprehensive Plan and Zoning Ordinance
using the established Land use planning process for development applications. {Statewide
Planning Goal #2j
7. The project is designated as urban land by the City Comprehensive Plan and Zoning
Ordinance and does not involve any agricultural lands. {Statewide Planning Goal #3)
8. The project is designated as urban land by the City Comprehensive Plan and Zoning
Ordinance and does not involve any forest lands. (Statewide Planning Goal #4j
9. The project does not involve any scenic, historic or natural areas that need to be protected
or preserved as open space ar historic resources. The Department of State Lands has
reviewed the project for impact on adjacent wetlands and riparian habitat for fish or wildlife.
(Statewide Planning Goal #5)
I0. The project w~l not have a significant impact upon the air, water or land resources of the
state. However, compliance with all applicable regulations of federal and state agencies
having jurisdiction over air, water and land resources will be required for all development
with'sn the project area. {Statewide Planning Goal #5)
11. The project area is not located within an identified flood hazard area. Na environmental
or geologic hazards have been identified within the project area.. (Statewide Planning Goal
#7}
I2. The project area does not include any areas planned or designated for public open space .
and recreation by the City Comprehensive Plan. The proposed amendments will not~affect
the ability of the City to provide recreational opportunities or facilities to the public.
{Statewide Planning Goal #$)
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13. The City Comprehensive Plan has identified Hamrick Road as a major arterial road and
Beebe Road/Gebhard Road as secondary arterial roads which provides a comparative
advantage for the development ofmultiple-family residential uses in this area. The proposed
amendments will be consistent with that designation and ensure that an adequate supply of
high density residential land is available f'or development. {Statewide Plana"ing Goal #9}
14. The project will not have a significant impact upon the City's ability to provide either
adequate areas for residential development or a variety of housing opportunities far the
public. (Statewide Planning Goal # 10}
1 S. The project will result in the orderly extension and provision of public facilities and
services, including water, sewer; storm drains and public streets, to serve the project area at
such time as development occurs. (Statewide Planning Goal #11)
lb. The project will not have a significant impact on the City's ability to provide a safe,
economic and efficient transportation system. (Statewide Planning Goal#12)
17. The project will be required to comply with all applicable local, state and federal
regulations that seek to maximize conservation of all forms of energy as part of the
development process. (Statewide Planning Goal #13)
18. The project area is currently located within both the city limits and urban growth
boundary for the City of Central Point. As such, it is designated as an urbanized area suitable
for urban land uses. Public facilities and services can be provided for development of the
project area. No rural land or rural Iand uses are impacted by this project. (Statewide
Planning Goal #14)
19. The project is consistent with aI1 applicable statewide planning goals (Corals 1-I4}.
20. The project has been referred to the Department of Land Conservation and Development
(DECD} for review in accordance with ORS 197.610.
Site Plan Review and Conditional Use Permit
CPMC 17.72040 sets out the standards that the Planning Commission must consider in basing
its decision on a Site Plan application:
.A. Landscaping and fencing must be consistent with the neighborhood and used to screen
activities and uses that may impact existing neighboring uses.
The proposed mobile home park site plan shows landscaping along Gebhard Road and
at the eastern entrance to the mobile home park. Two park areas are also proposed at
the western entrance to the mobile home park and in the north central area of the
mobile home park. The park areas incin.de recreational facilities for residents. Chain
link slatted fencing is proposed along the perimeter of the project.
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B_ Ingress and egress points must be designed and located to maintain and improve traffic
flows on public streets.
Access to the mobile home park is proposed from Gebhard Road with a future access
to ftamrick Road. Jackson County Roads ^Department has submitted comnnents
requesting a traffic study and road improvements to Gebhard Road. (Exhibit ~
C. Off-street parking and interior circulation must be adequate to serve the site and maintain
gaud pedestrian and vehicle traffic flows.
The mobile home park interior circulation is based upon a network of private streets
with 3b~foot street widths. Parking would be permitted on one side of eaefR private
street. Thirty-four (34) visitor parking spaces are proposed adjacent to the park areas.
Off-street panting would also be provided for each mobile home park space in the farm
of a carport with tandem panting.
D. Signs for the project must be designed and located to be compatible with the use and not
interfere with traffic control devices ar traffic flaws.
Identification signs fvr the mobile home park are proposed at each entrance as shown
on the site plan.
E_ The site must be designed to be accessible to fire apparatus and have adequate fire fighting
facilities.
Fire apparafu~ will have access to the site from Gebhard Road. Fire hydrants wilt be
installed in accordance with city standards.
F. The project must comply with all applicable city ordinances and regulations and must be
aesthetically acceptable in relation to the neighborhood and the City of Central Point.
Staff Ends that the project is in compliance with atl city ordinances and regulations.
The applicant's findings address the compatibility of the use of the property for a
mobile home park in relation to the neighborhood. The project has been designed to
be screened and buffered from adjacent properties in the area.
uir 'ndin r n i
CPMC 17.76.040 requires that the Planning Commission make the following findings in
granting a conditional use permit:
A. That the site for the proposed use is adequate in size and shape to accommodate the use
and to meet all other development and lot requirements of the subject zoning district and all
other provisions of this code.
C~
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The minimum lot size for a mobile home park is eight (S) acres. The project site is
32.20 acres. The mobile home park has been designed in accordance r~vith CPMC
Chapter 5.32, Mobile Home Parks. ~_'
B. That the site has adequate access to a public street or highway and that the street or
highway is adequate in size and condition to -effectively accommodate the traffic that is
expected to be generated by the proposed use.
The project proposes access from Gebhard Road. Gebhard Road is identified by the
Comprehensive Plan as a secondary arterial road and has the capacity to accommodate
the traffic expected to be generated by the mobile home park, subject to required road
improvements.
C. 'T`hat the proposed use will have no significant adverse effect an abutting property or the
permitted use thereof ~ making this determination, the commission shalt consider the
proposed location of improvements on the site; vehicular ingress, egress and internal
circulation; setbacks; height ofbuildings; walls and fences; landscaping; outdoor lighting; and
signs.
Surrounding properties are designated for future low-density residential development.
The project proposes landscaping and fencing to screen and buffer the mobile home
park from adjacent properties. Bindings are proposed as single-story. Identifications
signs are proposed at each entrance. Two park areas are proposed for leisure and
recreational use by residents.
D. That the establishmem, maintenance or operation of the use applied for will comply with
local, slate and federal health and safety regulations and therefore will not be detrimental to
the health, safety or general welfare of persons residing or working in the surrounding
neighborhoods and will not be detrimental or injurious to the property and improvements in
the neighborhood or to the general welfare of the community based on the review of those
factors listed in subsection C of this section
The applicant has submitted findings of fact in support of these applications.
(Exhibit B)
E. That any conditions required for approval of the permit are deemed necessary to protect
the public health, safety and general welfare.
Staff has prepared recommended conditions of approval for the project.
(Exhibits E and ~
it m
CPMC Chapter 5.32 governs the development of mob~e home parks within the city. Staff has
determined that the project is in compliance with the rnobiie home park requirements set forth
t
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in this chapter with certain exceptions. Exceptions to mobile home part requirements are
permitted under CPMC 5.32.490 subject to the following findings:
._%S~~
1. Enforcement of the provision would cause unnecessary hardship; and ~ /~
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2. Because of topographical or other conditions peculiar to the mobile home park site or ,~,
surrounding conditions, a departure frarn the requirements of this chapter may be made {a~
without destroying the purpose and intent of such provision; and
3. The granting of the exception will not be detrimental to the public welfare nor injurious
to other property in the area.
The fallowing exceptions to mobile home requirements pertain to this project
1. Roadways are proposed with a 36-foot street width. The requirement is 40 feet
2. The site plan detail does not identify any covered parking far the typical mobile home
space. However, the applicant has indicated that each space will have a carport and storage
area. Parking is proposed to be tandem parking (one space behind the other} as opposed to
side by side parking. The requirement is for two covered off-street parking spaces with each
space 9` x 20' in dimension.
3. Sidewalks are proposed an one side of each private street. The requirement is for sidewalks
on bath sides of each street.
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4. A 6-foot chain link slatted fence is proposed around the perimeter of the property. The ~-
requirement specifies a three and one-half foot fence along the front boundary.
5. Each mobile home will be equipped with its awn washer and dryer hookups. The :~
requirement is for a washing facility with washers and dryers to serve all mobile home park
residents.
6. The project proposes six recreational buildings for residents of the mobile home park
totaling approx'unately 5,112 sq. ft. in area. The requirement is fifty square feet for the first
one hundred spaces and thirty-five square feet far each additional space. This calculates to
8,255 sq. ft.
7'. The distance from a typical mobile Name pad to an adjacent property zoned or used far
residential purposes is shown on the site plan detail as thirty feet. However, this may vary
depending upon the specific mobile home. This pertains to spaces on the perimeter of the
mobile home park. The requirement is forty feet.
8. The distance between typical mobile home pads as shown on the site plan detail calculates
t4 twenty-eight feet. However, this may vary depending upon the specific mobile home. The
requirement is thirty feet.
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Recornrr~endation
Staff recommends that, following the public hearing, the Planning Comrnissioz~~~take one of
the following actions:
1. Recommend approval of the Comprehensive Plan endment and Zane Map Amendment
to the City Council and adapt Resolution No. approving the Site Plan Review and
Conditional Use Permit for the Walnut Grove illage Mobile Horne Park, based on the
findings of fact and subject to the recommended conditions of approval contained in the staff
reports; or
2. Recommend denial of the Comprehensive Plan Amendment and Zone Map Amendment
to the City Council and deny the Site Plan Review and Conditional Use Permit far the Walnut
Grove ~liage Mobile Home Park, being unable to make the required findings of fact;
3. Continue the review of the subject applications at the discretion of the Commission.
xhi i s:
A. ~ cinity Map
B. Applicant's Findings of Fact
C. Site Plan
D. Notice of Public Hearing
E. Planning Department Recommended Conditions of Approval
F. Public Works Staff Report
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EXHIBIT E
PLANNING DEPARTMENT RECOMMENDED CONDITIONS
l . Pdor to issuance of building permits, the applicant shall submit to the City a copy of
the proposed covenants, conditions and restrictions (GCBs) far the Walnut Grove Village
Mobile Horne Park.
2. The applicant shall comply with all requirements of Jackson County Roads
Department and all other affected agencies as they pertain to the development of the Walnut
Grove 'Village Mobile Home Park. Evidence of such compliance shall be submitted to the
City prior to final plat approval.
3. The applicant shall comply with all federal, state and local mobile home park
regulations, standards and requirements applicable to the construction and operation of the
Walnut Grave Village Mobile Home Park.
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CITY OF CENTRAL POINT
DEPARTMENT OF PUBLIC WORKS
STAFF REPORT
for
WALNUT GROVE VILLAGE MOBILE HOME PARK
PW#97.025
Date: 07/10197
Applican#: C.A. Gaipin & Powder River Inc.
P.O. Box 827'1, Medford, OR 97504
Maurice Torano, Agent
Project: Mobile Home ParlS
Location: Gebhard Road
Legal: T37S, R2W, Section 02, Tax Lot 100 32,02 Acres
Zoning: R-9-70 and R11-8 existing: R-3 proposed
Lots: 194 total
Units: '193 mobile home and 1 Caretakers Residence/Office.
Plans: Walnut Grove Village Site Plan ,dated May 19, 1887
Report By: Lee Brennan, Public Works Director
Purpose
`~ ~~I~~`I~' ttF tt
. Piazui~ng DePartmen~
..
,;~..
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 Developer/Engineer regarding
proposed development.
Special Requirements
1. Existing Infrastructure: Thy Deve[ope~'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 or
provide for the degradation of the existing effective level of service or operation
of the infrastructure faalities, and that the existing Infrastructure facifrties have
either adequate capaaties to accommodate the flows andlor demands imposed
on the existing infrastructure as the result of the connection of the proposed
development's infrastructure, or will be Improved by and at the expense of the
Developer to accommodate the additional flows-andlor-demands; while
maintaining or improving the existing level of service of the affected faality.
2. Master P,~ans; Developer's engineer, at the developer's expense, shat[ In
cooperaflon with other surrounding development for the area, develop suitable
and City approved master plans for the storm drain collection, retention, and
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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
plans should take into account any previous master plans that have been
prepared and approved by the City.
3. Off-Site Storm Dralna a Infrastructure: For any storm drainage infrastructure
constructed or improved outside the public right-of way, the Developer shall
provide a suitable document or documents which describe:
^ Who is responsible for the maintenance and repair of the infrastructure
facilities to maintain the original design parameters associated with the
infrastructure;
^ How will access be afforded and maintained indefinitely to maintain and
repair the infrastructure facilities; and
^ That an easement or other suitable conveyance document has been
granted, as necessary, to provide suitable access on private property for
the inspection, maintenance, and repair work to be performed on the
infrastructure facilities. The easement shall include a statement which
allows access by City personnel for inspection and maintenance
purposes.
4. ew Water aster Meter and ater istribution Ltnes: The proposed
development and other planned neighboring developments will require the
installation of a new water master meter (including a suitable connection to the
Medford Water Commission's water main tine, and other associated
appurtenances) to be installed on the north side of the comer intersection of
Hamrick and alas Roads. The development will also require the installation of
large diameter water mains to establish'a water distribution network system for
"this undeveloped area of the City. The Developer~shall work with the City DPW
and the Medford WaterComrnission on ~the~development and installation of this
meter and the'installation of the water distribution piping network. 1# is the City's
intent to have this mas#er meter and water distribution-network installed as part
of this development and the surrounding planned developments, and to be
installed by and at the expense of the Developer and surrounding land
owners/developers. The Developer shalt submit any proposals requesting the
City to share in costs for the installation of the wafer master meter and .
distribution system piping network-for~review and approval prior to ~~ .. ~ .
implementation. Any cost sharing proposals submitted shall include detailed
engineering calculations and costs analyses. The developer will be responsible
tq coordinate and develop any cost sharing agreements with any identified
adjacent property ownersldevelopers.
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1~Yalnut Grove Pillage Mobile Home Park
PWD Staff Report
July 10, 1997
Page 3
5. Domestic Wafer Service For The MobEile Home Park Fire Protection Service
will be required throughout the mobi{e Home Park. 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 shall be 300 feet.
Construction plans shall be reviewed and approved by Fire District 3 prior to
submitting to DPW., with minimum spacing of Hydrants to be 300 feet.
The Developer's engineer also needs to determine and inform the City`s PWD of
how water service is to be furnished to the mobile home park: either on an
individual meter basis #o each lot, or through one ar more °master meters"
strategically located throughout the mobile home park andlor at the entrance to
the mobile home park. Any City owned and maintained water meters installed as
part of this project must be instaped within the public right-of-way or easement,
and shall not be subject to any vehicular traffic loading.
6. Right-of-Ways: Provide dedication for expansion of the right-of way along
Gebhard Road 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. A separate 10-foot minimum width P.U.E. may
also be required outside the road right-of-way for utility installation.
7. Landscape_Buffers: Provide for a City PWD and JC Roads approved, 10-foot
minimum width, landscaped buffer (including imgated landscaping, sound
wallslfences, and meadering sidewalks} along the applicable portion on Gebhard
Road.
8. Traffic Studv: Developer shall, at the developer's expense, prepare an
applicable and approved Traffic lmpact Study. The developer shall implement
and construct, as applicable, any associated infrastructure as recommended in
the Traffic impact Study andlor as determined by JC Roads and the City PWD.
General
1. Developer shall submit to the City's Public Works Department (City's PWD) for
review and approval, plans and specifications for all improvements proposed for
construction or modifications within the City or public rights-of--ways and
easements.
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Walnul Grove Pillage Mobile Home Park
PWD StafrReport
July 10, 1997
Page 4
2. Public improvements include, but are not limited to, streets (including sidewalks.
curbs and gutters and landscape buffer); stomp drainage and sanitary sewer
collection and conveyance systems; water distribution system (up to the service
meter and including fre 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 other special
specifications, details, standards, andlor upgrades as may be approved by the
City's Public Works Director.
4. 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.
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 shall pay for all costs associated with the design and installation
of the improvements specified on the approved plans.
7. Developer shall provide copies of any pemaits, variances, approvals, and
conditions as maybe required by other agencies, including, but not limited to
Oregon Department of Fish and Wildlife {DFVV}, Oregon Departmen# of
Environmental G2uality {DEQ}, Oregon Division of State Lands (DSL}, U.S. Am1y
Corps of Engineers (ACOE}, affected irrigation districts, and Jackson County
Road and Park Services Department (JC Roads).
8. ~f'rior to approval and acceptance of the project, the Developer's engineer or
surveyor shall provide the Public Works Department with a digital drawing of the
construction "as-buifts" in an AutoCAD compatible 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 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 alignment; water
Tines, valves, and fire hydrants; water and sewer lateral stationing; modifications
to street section; manhole and curb inlet locations; street light locations; other
below grade utility line locations and depths; etc. Provide a "red-line" hard copy
(on Mylar), ar an approved alternative format, of construction drawings, and an
acceptable AutoCAD compatible drawing electronic file to the City at completion
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Walnut Grove Pillage Mobile Home Park
PWD Staff Report
July I0, ! 997
Page 5
Of tanStrUCtlOn.
9. The Developer's engineer or surveyor shall provide to the Public Works
Department a drawing of the retarded Final Plat map reproduced on Mylar and
in an acceptable electronic farm in AutaCAD format. The Final Plat shall be tied
to a legal Government corner and the State Plane Coordinate System.
10. All elevations used on the construction plans, on temporary benchmarks, and on
the permanent benchmark shall be tied into an established City approved
benchmark and be so noted on the plans. All elevations used an the construction
plans shall reflect true elevations based on a City approved benchmark and
vertical and horizontal datums. At least three permanent benchmarks shall be
provided for the proposed development, the locations of which shall be as jointly
determined by the Ciry PWD and the Developer's surveyor.
~ 1. All fill placed in the development shall be uengineered fill", and compacted to City
standards. Ai! 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 Oregon Department of Environmental Quality.
12. Identify easement dedications and widths an the final plat and construction
drawings.
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 lot lines. Easements
for storm drainage (public only, not any private lines}, sanitary sewer, and water
lines should be dedicated to the City and not just a P.U.E. Centerline of buried
infrastructure shall be aligned a minimum of five (5} feet from the edge of the
easement. if two or more City owned utilities are located within an easement,
then a minimum of 20-foot width should be required. The minimum spacing
requirements for separation of water and sanitary sewer lines may require wider
easements, as necessary.
14. All design, construction plans 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.
16. Prior to the City PWD final approval of the construction plans for the proposed
improvements, the following should be submitted:
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Walnut Grove Pillage Mobile Home Park
PWD S~aJj"Reporr
July !0, 1997
Page 6
^ A copy of written approval from. Fire District 3 of the final street and water
system improvement plans for the proposed development.
^ The plans relating to the sanitary sewers should be approved in wri#ing by
BCVSA, and the appropriate signature blocks should be completed on the
plans.
^ Copies of written approvals and/nr permi#s including conditions from the
various agencies involved: DSL, DFW, DEQ, andlor ACOE.
17. Field verify al{existing infrastructure elevations and locations (i.e. pipe inverts,
curb elevations, street elevations, drainage structures, etc.), to which the
proposed subdivision will connect into existing improvements, prior to final
construction plan design and submittal for final approval.
18. The Developer's engineer shall provide suitable engineering certification and
justification (i.e, calculations, analyses, plots, etc.,) that a!I 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 #acilities, and that the existing infrastructure
facilities have adequate capacities to aa;ommodate the flows andlor demands
imposed on the existing infrastructure as the result of the connection of the
proposed developmen#'s infrastructure.
19. Overhead power lines. If applicable, coordinate efforts with Pacific Power and
~.ight, US West, and TCI Cable, to convert any overhead electrical power,
=:telephone, or cable facilities within the proposed development to underground
.facilities, prior #o the acceptance by the City PWD of the public improvements
associated with the proposed development. Ail agreements and costs
associated with the conversion of these facilities from overhead #o underground
facilities, shall be by and between the utility owners and the Developer.
20. The accurate locations of any existing underground and above ground public
infrastructure, and the location of the associated easements with these facilities,
shall be accurately portrayed (both horizontally and vertically) on the construction
plans.
21. Street lights and fire hydrants shall not be placed 'in P.U.Es.
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Walnut Grove pillage Mobile Home Park
PWD Slaff"Report
.luly 10, 1997
Page 7
StreetslTraffic
existing Improvements - Gebhard Road -Secondary Arterial. Current ROW
40' wide, varying street width. Right-of Way required:
80-foot width; 40-foot on either side of centerline.
Jurisdiction -Jackson County.
~. 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 shall include clear vision areas designed to meet the
City's PWD Standards. 25-foot unobstructed sight triangle areas shall be
required at all uncontrolled intersections. 55 feet shall be required at or
secondary arterial intersections with the proposed streets of the subject
subdivision.
2. All improvements for connection to the street going out of the eastern portion of
the proposed project and to Gebhard Road, and any improvements to Gebhard
Road, including, but not limited to, street section, curbs, gutters, landscape
buffer, sidewalks, bikeways, storm drainage, and traffic control and delineation,
shall be coordinated and approved by the JC Roads and the City's PWD.
Acceleration and deceleration lanes meeting JG Roads standards may need to
be provided at the proposed development's intersection with Gebhard Road.
At the City's option, the Developer may be required to defer the improvements
along Gebhard Road until a la#er date. if any oral! 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 /County for the
developmen~mprovement of the street section and appurtenances (i.e.
sidewalks, traffic lights, street lights, storm drainage, etc.) along the
development's ftontages with Gebhard Road, as required and approved by the
JC Roads and Ciiy pWD.
3. The connec#ion with the street going to the east out of the proposed
development will require a 60 foot wide right-of-way {collector street). The
portion of street connecting to future development to the east of the proposed
project should be constructed to City PWD standard collector street requirements
for street section, width, and curb, gutter, and srdewalk requirements. .
4. Stap signs shall be required at the intersection with Gebhard Road. Left and
right hand tum exit lanes from the proposed development may be required at this
intersec#ion, depending on the results of the traffic impact study and the
requirements of JC Roads and the City PWD. This may require awiderright-of-
way requirement for roads and other utilities at this intersection.
c
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Walnut Grove Pillage Mobile Home Park
PWD Staff Report
.Tuly 10, 1997
Page 8
5. The Developer's engineer shall evaluate the strength of the native soils and
determine the street section designs #o handle the expected loads (including fire
equipment} to be traveled on these private roads. .
6. All roadways should be designated as private roads and not public rights-of-way,
unless otherwise approved by the City's Public Works Director.
7. All private sidewalks, sidewalk ramps, and other related appurtenances should
be constructed in accordance with ADA requirements. All public sidewalks,
~sidewa[k ramps, curb and gutters, and related appurtenances shall be
constructed in accordance with ,!C Roads and City PWD standards and
requirements, as applicable.
Storm Drainage, Irrigation Improvements
Existing Improvements - Drainage Ditches along Gebhard Road.
~. Developer's engineer steal{ 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~n onto the.proposed development (either surface run-on or
culvert orcreek/ditch conveyance}, any future development on adjacent
properties, conveyed storm drainage, or surface water flow, and any areas
deemed by the City -that will need to connect into the proposed development's
SD System.
2. Plans which propose to include the discharge to the existing drainage ditches on
Gebhard Road, and any construction or mod'riication within the floodway of any
.:unnamed drainage channel or creek or in any other road ditches, shall be in
compliance with DSL, ACOE, ODFW, DEQ, JC Roads, andlor City PWD (as
applicable} guidelines and requirements and any applicable conditions and or
approvals, or these regulatory agencies.
3. All public storm drain easements need to be '! 5-feet wide, and need clause in
final property deeds or final CC&Rs to maintain driveable access to manholes for
getting vactor~etter to manholes and to•--any open pipe discharge points. Need
copy of either document prior to approval of construction plans.
4. The disd~arge point and potential retention of stomp water run-off shat( be
designed to provide an aesthetically pleasing, safe, useful, and low maintenance
facility.
5. Prior to construction plan approval of the improvements for this Tentative Plan,
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Walnul Grove Pillage Mobile Home Park
PWD Sta, f~ Reporl
July 10, 1997
Page 4
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 rainfalllintensity curve obtained from the City PWD for
hydrologic calculations, and the negotiated run-oft parameters.
6. The SD system shall be designed to carry runoff from a 10 year storm event if
Q~100cfs. Use runoff fior 50 year storm if Q>100 or ~ 240 cfs. Use 100 storm
runoff if Q is >200 cfs.
7. Minimum storm drain diameter for public storm drain fiacilities shall be 1 b inches.
8. Materials for public storm drain piping shall be PVC (ASTM D 3034 with
gaskets), HDPE (meeting ODOT requirements far corrugated polyethylene storm
sewer pipe, including a provision for premium water-tight coupling bands}, or
approved equal. Provide concrete encasement or suitable reinforced concrete
pipe where required to prevent pipe deformation in areas of minimum cover.
9. Construct public maintained street curb inlets with side inlet in curb section and
grated inlet in the gutter section. if public maintained inletslcatch basins are to
exceed 4.5 feet in depth from the lip of the inlet, then the inlets and catch basins
shall be designed to afford suitable "man" entry into the inlets/catch basin for
maintenancelcleaning purposes.
10. Developer's engineer shall provide hydrology and hydraulic calculations and flow
line plots for private and public storm drains. Plot HGL on profile or provide a
separate profile drawing that indicates the HGL on the profile. Pipes should
maintain cleaning velocity and have adequate capacities without surcharging.
11. If there is a high level 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:
^ 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 ftnes migration from the native soils
into the SD system.
The plotted HGL shall include both the groundwater infiltration, and the storm
water run-off and run-on inflows into the SD system.
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Walnut Grove Yilfage Mobile Home Park
PWD StaJf'Reporr
July 10, 1997
Page !0
12. The following information should be provided to the City in regards to a private
storm drain system:
- 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 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.
- What measures are being incorporated into the design, operation,
a maintenance of the private storm drain system to minimize the
transmission or deposition of sediments, hydrocarbons, and other
deleterious materials into the public storm drain system.
13, Provide 0,2 foot drop through all public maintained manholes and curb inlets.
14. Roof drains and underdrains shall not be directly connected to public storm drain
lines, and if a standard curb and gutter section is to be used, the roof drains and
underdrains shall drain to the stree# 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 or they shall
be connected to a private storm drain system. Provisions should be made in the
private storm drain system to collect, retain, and facilitate removal of sediment,
petroleum hydrocarbons, and other deleterious materials to minimize
transmission of these materials into the public storm drain system.
15. if applicable, Developer shall be required to coordinate with any affected
irrigation district(s) to resolve any irrigation rights or uses associated with the
subject property.
Sanitary Sewer
All sanitary sewer collection and conveyance system (SS System) design,
construction and testing shall conform to the standards and guidelines of the
Oregon DEQ, 199p APWA Standards, Oregon Chapter, Bear Creek Valley
Sanitary Authority (BCVSA), and the City PWD Standards, where applicable.
2. The Developer's engineer shall provide hydrology and hydraulic calculations and
flow line plots for existing and proposed sanitary sewers to both BCVSA and the
City. Calculations and flow line plots should include allowances far existing flows
and projec#ed future or existing development that will be connected to the
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Walnu! Grove Village Mobile Home Park
PWD SlafJ"Repor!
July 10, 1997
Page 11
system. Plot I-1GL on profile or provide a separate prof le drawing that indicates
the HGL on the prof le. 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
far construction of sewer laterals.
~. The City upon completion of initial construction plan review and preliminary
approval, will forward the plans to BCVSA for completion of the review process.
Upon completion of the review by BCVSA, completion of final revisions to the
plans by the Developer's engineer, and 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 testing and video inspection of lines and manholes shall be done in
accordance with BCVSA requirements, at Developer's expense. The Developer
shall provide BCVSA and the City with test reports, TV reports, and certification
of the sewer system construction prior to final acxeptance.
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.
if a master plan for the proposed development area is unavailable, then a master
plan shaft 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 bows as determined by BCVSA and
the City PWD.
7. Any proposals requesting the City, BGVSA, andlor 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 developmen#, shall include detailed engineering
calculations and costs analyses. The Developer will be responsible to
coordinate and develop any cost sharing agreements with any identrfed adjacent
property ownersldevebpers andlor the Gity and BCVSA.
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FValnut Crove Ylllage Mobile Home Park
PWD Staff Report
July 10, 1997
Page 12
Water System
1. A water distribution system shall be designed in accordance•with the 1979 Water
System Master Plan and the master planning being performed for this area of the
City, 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 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 shall be 300 feet. Construction plans shall be reviewed and approved
by Fire District 3 prior to submitting to DPW.
3. Specifications far 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. t_aterai l connection stationing and size shall be provided on construction plans
and as-built drawings.
5. Developer's engineer shall provide a reinforced flow {~iooped") water system
within the proposed development and with stubouts for connections to future
developments, where needed.
6. Developer shall comply with Oregon Health Division (OHD) and City
requirements for backfiow prevention. An OHD approved backflow prevention
assembly shall be installed immediately downstream of the water meter serving
each dwelling unit or master meter, as determined by the design of the system.
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.
8. A!I connections to the water supply system should comply with OHD
requirements. Water will not be "turned 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 shat[ 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 development of the water
._
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Walnut Grove Village Mobile Norrre Park
PWD StajjRel~orr
July 1 p, 1997
Page 13
supply system to accommodate the installation of the water transmission mains,
Vitas master meter, and other related appurtenances, and far upgrade of line
sizing to handle the additional capacity requirements for any~existing or future
surrounding development, shalt include detailed engineering calculations and
casts analyses. The Developer will be responsible to coordinate and deve[ap
any cost sharing agreements with any identifed adjacent property
owners/developers and/or the City.
Site work, Grading and Design, and Utility Plans
1. Developer shat! provide a grad'mg/paving plans} with the construction drawing
submittal #o the City PWD. Plans} shall illustrate the location and elevations of
the park facilities, pond berms or top of banks, curb elevations; finish grades;
and building (mobile home and other structure} pad elevations.
2, Alf structures shall have roof drains, area drains, and/or crawl spaces with
positive drainage away from the structure. 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" lot grading to assure that alt lots
will drain properly to the curb and gutter, or to a drainage system that drains to
the curb and gutter or private storm drain system, with eventual connection to the
public storm drain facility, as approved by the City PWD.
4. As applicable, provide the City with copies of any required permits and approvals
(including any mitigating requirements or conditions) from DSL, DEQ, and
ACOE, for any required wetland or flood hazard mitigation work to be performed
as part of the proposed development.
5. Grading plans should have original/existing grades and final grades plotted on
the plan. Typically, existing grade contour lines are dashed and screened back,
and fnal grade contour lines are overlaid on top of the existing grades and are in
a heavier line width and solid. Contour lines should be labeled with elevations.
6. Indicate location of street lights on plans, with table indicating stationing and
offsets.
7. Provide City with a u#ility plan approved by each utility company which reflects all
utility crossings, transformer locations, valves, etc.
1~_
WalnuiGrove Village Mobile Home Park
PWD Srafj'Reporf
July !0, 1997
Page I4
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 buffers shall be required on lots adjacent to, but not fronting, Grant
and Taylor Roads
Rights of WayslEasements
1. All easements for improvements dedicated to the City shall have a minimum 15
foat width and shall be located (whenever possible) contiguously along the
exterior boundaries of properties and shall not split lot Lines, or be located within
the private road area. Public utility easements shall have a minimum width of 10
feet.
2. The City will require a S2 foot ROW width on all public local streets and 6D foot
ROW on all public collector streets.
3. If applicable, Developer shall provide a Statemen# 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 S#ate Watermasfer 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
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. Ail existing easement locations and those proposed for this development shall be
shown on the fna! 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 and
storm drainage conveyance, as applicable. These easements shat( be secured
prior to final construction plan approval. A copy, of the recorded easement steal{
be submitted to the City PWD prior to Final Plat approval.
7. Gebhard Road is currently designated in the City's comprehensive plan as a
secondary arterial road. The comprehensive plan states that the right-of--way
width needed far a secondary arterial road is between 8D and 88 feet. Since the
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Walnut Grove Village Mobile Home Park
PWD StafJ'Report
July 10, 1997
Page !5
existing right-of-way width for Gebl~ard Road is apparen#ly 40 feet, the City will
require an additional 24-foot dedication for right-of--way along the boundaries of
the proposed development that front Gebhard Road.
i ~ `~~