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Resolution 391 - Quail Meadows Tent. Plan
PLANNING COMMISSION RESOLUTION N0. ~~II A RESOLUTION GRANTING APPROVAL OF A TENTATIVE PLAN ~'OR QUAIL MEADOWS SUBDIVISION (Applicant. Suncrest Homes, LLC) (37 2W 10BB Tax Lat 500) BE IT RESOLVED BY THE PLANNING COMMISSION Off' THE CITY OF CENTRAL POINT, OREGON, AS FOLLOWS: Section 1. Nature of Application. This is an application for approval of a tentative plan far a 15-lot subdivision in an R-1-10 district of Central Point, Oregon. The Planning Commission reviewed the application and tentative plan at a duly- noticed public hearing nn July 15, 3997. Section 2. A roval 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 for the same under CPMC Chapter 16.10. B. Area and Width of Lats. The subdivision lots all meet the R-1-30 district lot size requirements of 10,000 square feet. The minimum width requirements are also met, with interior lots at Least 60 feet wide and corner lots at least 70 feet wide. The findings and conclusions in the City staff report are incorporated herein by x-eference. 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 15.24 regarding blocks. Section 4. Conditional Approval. The application for tentative plan approval far 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 ~gg~enticatinn of its passage this ~5~- day of ~~`~~_, Planning Commission Chairman 3 _ PLANNING COMMISSION RESOLUTION NO. ~ ~~T (Q72~.97) ATTEST: City Representat've Appxoved by me this ~,5~ day of ~- ,~___,_.._~„ ~~ , ~. 9 9 7 . Planning Commission Chaa.x'man -; r. 2 - PLANNING COMMISSION RESOLUTION NO. ~_~~~ (872197) EXHIBIT C PLANNING DEPARTMENT RECOMMENDED CONDITIONS 1. Prior to final plat approval, the applicant shall submit to the City a copy of the proposed covenants, conditions and restrictions (CCRs} for the Quail Meadows Subdivision. 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 Quail Meadows Subdivision. Evidence of such compliance shall be submitted to the City prior to final plat approval. ~; ., •. l , rJ CITY OF CENTRAL POINT DEPARTMENT OF PUBLIC WORKS STAFF REPORT for QUAIL MEADOWS PW#97024 Date: 07/10/97 Applicant: Suncrest Homes, L.L.C., Charlie Hamilton, Agent 375 Lithia Way, Ashland, Oregon 97520 (541) 482-3786 Project: Subdivision Location: Taylor Road and Grant Raad Legal: T37S, R2W, Section 10BB, Tax Lot 500 Zoning: R-1-10 Lots: 16 total Units: 16 Residential (new) Plans: Quail Meadows Subdivision Tentative Plat - 5120197 Report By: Paul W. Worth, Public Works Technician Lee Brennan, Public Works Director Purpose City of Ce~ttxai Point ~~I~~T tt~ ss Planz-in~ Deparfniertt Provide information to the Planning Commission and Applican# (hereinafter referred to as "Developer"] regarding Public Works standards and proposed new standards to be included in the design. Gather information from the DeveloperlEngineerregording proposed development. Special Requirements 1. Existing Infras#ructu~e: 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 or provide for the degradation of the existing effective level of service or operation of the infrastructure facilities, and that the existing infrastructure facilities have either adequate capacities to accommodate the flows andlor demands imposed on the existing infrastructure as the result of the connection of the proposed development's infras#ructure, 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 facility. 2. Master Plans: Developer's engineer, at the developer's expense, shall develop suitable and City approved master plans for the storm drain collection,-retention, and conveyance system, the sanitary sewer collection and conveyance system, and the water distribution system. The master plans should take into account ,~ „ .. r~ QuarlMeadows PWD Slaf~"Report July 10, 1997 Page 2 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. Wafer 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 Raad, and thence West through the proposed Country Meadows Estates Phase 1 Subdivision, and thence down along Grant Raad to the connection with the existing 12-inch diameter terminus on the 16-inch-diameter fine at the intersection of Beall lane and Grant Road. The existing terminus of the 12-inch diameter fine nn Pine Street/Hanley 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 Subdivisians shall jointly design and construct, at their expense, a 12-inch-diameter waterline from the Terminus on Grant Road near the proposed connection of Mendolia Way with Grant Road, along the eastern side of Grant Road to a paint on Grant Road at the Northwest corner of Lot No. 1 of the proposed Quail Meadows Subdivision. The remainder of the water system in the proposed subdivisions shall be of reinforced loop design {including a connection to the 6-inch diameter line in Donna Way or other approved interconnection}, where feasible, and shall generally conform to the Water System Plan, October 1979 and modificatiansladditions to the master plan being considered by the City's PWD. ~. Flood Hazard Mitigation Work Associated wifh Horn Creek: The Developer shall work with the City's PWD staff and other regulatory agencies to develop and implement a flood hazard mitigation plan for properties adjoining Horn Creek as a part of this and abutting existing, proposed, and potential future developments. An acceptable setback requirement from the floodway of Horn Creek should be placed in the property deed for these lots, unless a new ordinance covering setback(s) from the floodway is in effect at the time of the approval of the final plat for this project. The Developer shall also work with the City's PWD in improving the flaw capacity of Horn Creek to mitigate any current or future flood hazards associated with the floodway of Horn Creek. ~ ` ~ `J Quail Meadows PWD Sta, fj"Repart ./uly 10, 1997 Page 3 5. Ri ht-of -Wa s: Provide dedication for expansion of the right-of-way along Grant 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. 4. Landsca a Buffers: Provide for City PWD and JC Roads approved, '10-foot minimum width, landscaped buffers {including irrigated landscaping, sound wallslfences, and meadering sidewalks} along the applicable partion of Grant Road. 5. ra 'c tud .Developer shall, at the developer`s expense, participate in and financially contribute to an applicable and approved Traffic impact Study, in conjunction with the other developments in the area. The developer shall implement and construct, as applicable, any associated infrastructure as recommended in the Traffic Impact Study or as determined by JC Roads and the City PWD. 6. Erosion Control Plan: If applicable, a suitable erosion control plan must be prepared and submitted to the Oregon Department of Environmental Quality (DEQ) for the construction of any improvements associated with this development. The canstruction plans associated with this development will not be approved by the City PWD until the City PWD receives a copy of the written approval of the erosion control plan by the DEQ. General 1. Developer shall submit to the City's Public Works Department (City's PWD} for review and approval, plans and specifications far all improvements proposed for construction or modifications within the City or public rights-of-ways and easements. - 2. Public improvements include, but are not limited to, streets (including sidewalks, curbs and gutters and landscape buffers); storm drainage and sanitary sewer collection and conveyance systems; water distribution system (up to the service meter and including the protection.); street Lighting; and traffic control devices, street signs, and delineation. 3. All construction of public improvements sha11 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. - .; . .. ~ ~ QuarlMeadaws PWD Staf~'Report July 10, 1997 Page 4 4. During construction, changes proposed by the Developer shall be submitted in writing by the Deve[oper'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 permits, variances, approvals, and conditions as may be required by other agencies, including, but not limited to Oregon Department of Fish and Wildlife (DFW}, Oregon Department of Environments! Quality (DEQ}, Oregon Division of State Lands (DSL}, U.S. Army Corps of Engineers (ACOE}, affected irrigation districts, and Jackson County Road and Park Services Department {JC Roads}. 8. Prior to approval and acceptance of the project, the Developer's engineer or surveyor shall provide the Public Works Department with a digital drawing of the construction "as-bunts" 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 fins! 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 lines, 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-fine" hard copy {on Mylar), or an approved alternative format, of construction drawings, and an acceptable AutoCAO compatible drawing electronic file to the City at completion of construction. 9. The Developer's engineer or surveyor shall provide to the Public Works Department a drawing of the recorded Final Plat map reproduced on Mylar and in an acceptable electronic form in AutoCAD format. The Final Plat shall be tied to a legal Government corner and the State Plane Coordinate System. 10. Ali elevations used on the construction plans, on temporary benchmarks, and on the permanent benchmark shall be tied into an established City approved benchmark and be so noted on the plans. At least one permanent Benchmark shall be provided for each phase of the proposed development, the locations of which shall be as jointly determined by the City PWD and the Developer's surveyor. . ~ ~ t' Quail Meadows PWD Sta~j"Report July 10, 1997 Page 5 11. All fill 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 Oregon Department of Environmental Quality. 12. Identify easement dedications and widths on the Plat Pian. 13. Easements for City infrastructure (f.e, sanitary sewer, water, and storm drain) should be a minimum ofi 15-feet wide, and should not split lot lines. Easements for storm drainage, sanitary sewer, and water fines should be dedicated to the City and not just a P.U.E. Centerline of buried infrastructure shaft be aligned a minimum of five (~} feet from the edge of the easement. Ifi two or more City awned utilities are located within 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 acceptable professional standards. 15. Alf street and water improvement plans should be approved in writing by Fire District 3 prior to review by the City's PWD. 16. If the proposed development places structures within the 1 OD-year floodzone, the Developer's engineer will be required to explain and provide detail as to what affects will the placement of these structures have on the floodzone: what affect will it have on the flondplain elevation and floodzone boundary, and what affects will the modification of the floodplain elevation and floodzone boundary have on the existing facilities and properties surrounding the proposed development. 17. Prior to the City PWD final approval of the construction plans for the proposed improvements, the following should be submitted: ^ A copy of written approval from Fire District 3 of the final street and water system improvement plans for the proposed development. d The plans relating to the sanitary sewers should be approved in writing by BCVSA, and the appropriate signature blocks should be completed on the plans. ^ Copies of written approvals andlor permits including conditions from the various agencies involved: DSl_, DFW, DEQ, andlor ACOE. . _ ~V Qtaaif Meadotivs PWD S1a~(j'Repor! July .10, 1997 .Page 5 18. Field verify all existing infrastructure elevations and locations (i.e. pipe inverts, curb elevations, street elevations, etc.), to which the proposed subdivision will connect into existing improvements, prior to final construction plan design and submittal for final approval. '19. The Developer's engineer shall provide suitable engineering certification and justification (i.e. calculations, analyses, plots, etc.,} that all cannections to existing infrastructure (i.e. street; water, sanitary sewer, storm drain systems; natural drainage systems; etc.,) will not interfere with the effective level of service or operation of the infrastructure facilities, and that the existing infrastructure facilities have adequate capacities to accommodate the flaws and/or demands imposed on the existing infrastructure as the result of the connection of the proposed development's infrastructure. 20. Overhead power lines. If applicable, coordinate efforts with Pacific Power and Light, US West, and TCI Cable; to convert any overhead electrical power, telephone, or cable facilities within the proposed development to underground facilities, prior to the acceptance by the City PWD of the public improvements associated with the proposed development. All agreements and costs associated with the conversion of these facilities from overhead to underground facilities, shall be by and between the utility owners and the Developer. 21 _ 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. StreetslTraffic Existing Improvements - Grant Road -Current ROW: 60' wide, street width 25`. Right-of Way required: 80-foot width; 40- foot on either side of centerline. Jurisdiction -Jackson County. ~ . 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 secondary arterial intersections with the proposed streets of the subject subdivision. 2. The City PWD shall, at the cost of the Developer, evaluate the strength of the Quail Meadows PWD StafJ''Reporl July 10, 1997 Page 7 native soils and determine the street section designs in accordance with the City PWD Standards. The City's engineering staff or selected engineering consultant {at Developer's expense), shall evaluate the strength of the native soils and determine the street section designs in accordance with the City PWD Standards. Minimum street section shall be as follows: 3-inches Class "B" A.C. 6-inches of 1 "-0" crushed rock 8-inches of 4"-0" crushed rock {City of Medford specifications), woven geotextile fabric over compacted subgrade. Street section (excluding the asphalt concrete portion) shall be extended underneath and two {2) feet beyond the curb and Gutter portion of the street section to provide better structural support for the curb section. 3. All improvements to Grant Road including, but not limited ta, street section, curbs, gutters, sidewalks, bikeways, storm drainage, and traffic control and delineation, shall be coordinated and approved by the JC Roads and the City PWD, and constructed at the expense of the developer as part of the development of the subdivisions. Acceleration and deceleration lanes meeting JC Roads standards may need to be provided at the proposed development's intersections with Hanley and Grant Roads. At the City's option, the Developer may be required to defer the improvements along Grant Road until a later date. If any or all of the improvements are to be deferred to a later date, then the Developer will be required to enter into a suitable deferred improvement agreement with the City for the developmentlimprovemen# of the street section and appurtenances {i.e. sidewalks, street 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 development's intersection with Grant Road. 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 Gity PWD) in lieu of the current City PWD curb, gutter, and sidewalk standards. This variation from the City PWD will only be considered if the rolled garb, gutter, and sidewalk section is to be used in the adjoining Country Meadow Estates subdivisions. It is the intent of the City PWD to have the Quail Meadow and Country Meadow Estates subdivisions have matching curb, gutter, and sidewalk sections. _, ..- 8 v Quail Meadows PGYD Sta~''17eporl July 10, 1997 Page 8 fi. It is suggested that a dedicated easement or piece of property be afforded an lots associated with the Country Meadow Estates subdivisions andlor the Quail Meadows subdivision, that afford pedestrian and bicycle traffic from Mendalia Way {Bachand Avenue} to Donna Way. The location of bikelpedestrian ways shall be consistent with the City Comprehensive Plan and Master Transportation Pion as currently written or as being currently revised. It is suggested that these easements could be combined with utility easements that will be required for utility interconnections or discharge points. Storm Drainage, Irrigation Improvements Existing improvements - Horn Creek traverses the proposed development from south to north. Rogue River Valley Irrigation District controls irrigation rights within the project area including conveyance of water in Horn Creek. 1. Developer's engineer shall develop a master plan for the storm drain collection, retention, and conveyance system (SD System} which provides for storm water run-off from and run-on onto the proposed development (either surface run-on or culvert or creeklditch conveyance), any future development on adjacent properties, conveyed storm drainage, or surface water flow (i.e. Horn Creek}, and any areas deemed by the City that will need to connect-into the proposed development's SD System. 2. Developer's engineer shalt determine haw SD system will work during 10-year and 100 year flood events associated with Horn Creek. Identify the HGL in Harn Creek during 10-and 100-year event, and what affect will it have on the proposed outlets and storm drain system. System should be designed to 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 Horn 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 flondway and floodplain of Horn Creek and the drainage ditches associated with Grant Road. The allowable flow rates into Horn Creek and the ditches along Grant Road from the proposed development shall not be greater than the run-off flow rates experienced from the property in its-current status. The developer's engineer shall provide suitable hydrological calculations and storm hydrographs to depict the existing predevelopment, and projected ~~~ Quail Meadows PWD Sia,~jRepar! July 10, 1997 Page 9 post development conditions of the development area on Horn 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 Horn Creek or the existing drainage ditches on Grant Road, and any construction or modification within the floodway of Horn Creek or in the road ditches, shall be in compliance with DSt_, ACOE, ODFW, DEQ, JC Roads, andlor City PWD (as applicable) guidelines and requirements and any applicable conditions and or approvals, or these regulatory agencies. b. Need plan and profile drawing of HGL's in Horn Creek, with indication of floodway and flood-zone boundary during the 100-year flood event, taking into consideration potential development of the properties in the drainage-shed of Horn Creek upgradient of the proposed development. 6. All storm drain easements need to be 15-feet wide, and need clause in final property deeds or final CC&Rs to maintain driveable access to manholes for getting vactorljetter to manholes and access to discharge points in Horn Creek. Need copy of either document prior to approval of construction plans. 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 shah 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-off parameters. 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. 11. Materials shall be PVC (ASTM D 3034 with gaskets}, HDPE (meeting ODOT requirements for 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. .. ~ -~; Quail Meadows PWD Sta,~'Report July 10, 1997 Page 10 12. Construct curb inlets with side inlet in curb section and grated inlet in the gutter section. If inlets/catch basins are to exceed 4.5 feet in depth from the lip of the inlet, then the inlets and catch basins shall be designed to afford suitable "man" entry into the inletslcatch basin for maintenancelcleaning purposes. 13. Developer's engineer shall provide hydrology and hydraulic calculations and flow fine plots for private and public storm drains. Plot HGIw on profile or provide a separate profile drawing that indicates the HGf, on the profile. Pipes should maintain cleaning velocity and have adequate capacities without surcharging. 14. Due to the 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 fines migration from the native soils into the SD system. The plotted HGI: shall include both the groundwater infiltration, and the storm water run-off and run-on inflows into the SD system. 15. A 30-foot wide storm-drain access easement shall be located on the fats adjoining Horn Creek to afford access to the main channel of Horn Creek. Gated access to accommodate a 15' wide access {beyond the top of bank of the Horn Creek channel) shall be provided through all fence crossings of easements. 16. Construction of private storm drains is discouraged by the City. However, if a private storm drain is to be constructed, the following information should be provided to the City: - How wiEl the private storm drains be maintained, repaired, etc. - AEI roof and lot drainage should be drained to the curbline when a standard curb and gutter section Es used. - Provide invert elevations and lateral stationing for construction of private storm drain system. - Provide plan and profile views and elevations for any private storms drain system that may be proposed. - 17. Provide 0.2-foot drop through all manholes and curb inlets. ... Quarl Meadows PWD S1a, j]"Repori .Iuly i0, 1997 Page II 18. Roof drains and underdrains shall not be directly connected #o a 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 street at the curbline, whenever passible. If a rolled curb and gutter section is to be used, then the roof drains and underdrain discharge lines shall either be connected to the rolled gutter section utilizing a City PWD approved design, or they shall be connected to a private storm drain system (with a suitable easement dedication for the private storm drain facilities) that is aligned along the backside of the sidewalk andlor P.U.E., that discharges into a curb inlet or manhole that is part of the public storm drain system. 19. Curb and gutter sections shall not exceed 350 feet before entering a catch basin or curb inlet. 20. Developer shall be required to coordinate with Rogue River Valley Irrigation District to resolve any irriga#ion rights or use of water from Horn Creek. Sanitary Sewer Existing Facilities - 21" - 24" BCVSA gravity sewer is located in Taylor Road - 8-inch sanitary sewer is located in Donna Way All sanitary sewer collection and conveyance system (SS System} design, construction and testing shall conform to the standards and guidelines of the Oregon DEQ, 1990 APWA Standards, 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 flaw line plots for existing and proposed sanitary sewers to both BCVSA and the City. Calculations and flow line plots should include allowances for existing flows and projected future or existing development that will be connected to the system. Plot HGL on profile or provide a separate profile drawing that indicates the HGL on the profile. Af l pipes should maintain cleaning velocity and have adequate capacities without surcharging. 3. The construction plans and the as-built drawings shall identify lateral stationing for construction of sewer laterals. 4. The City upon completion of initial construction plan review and preliminary approval, will forward the plans to BCVSA for completion of the review process with DEQ. Upon completion of the review by BCVSA, completion of 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. ~, ~_, _ ,. S Quail Meadows PWD Sta~'Report July 10, 1997 Page 12 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 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 far 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 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, ar adjacent landowners to share in casts for development of the sanitary sewer collection system to accommodate the upgrade of line sizing to handle the additional capacity requirements for surrounding development, shall include detailed engineering calculations and casts analyses. The Developer will be responsible to coordinate and develop any cost sharing agreements with any identified adjacent property ownersldevelopers andlor the City and BCVSA. Water System Existing Improvements - A 12 inch D.I. water line ends in the south side of Hanley Road (approximately 30 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 Palo Verde Way and Strait Way. 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-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. u--._ ~~ Quail hleaclows PWD Sta~"Report July 10, 1997 Page 13 3. Specifications for the design and construction of the water system shall be in accordance with City PWD Standards or as may be adopted and approved by the Public Works Director. 4. Lateral /connection stationing and size shall be provided an construction plans and as-built drawings. 5. Developer's engineer sha[I provide a reinforced flow ("looped"} water system with connections at the ends of Bachand Avenue (Mendolia Way} and Quail Lane with connections to the '12-inch-diameter lines to be installed in Grant Road, and the suitably sized line in 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 back#low prevention. An OHD approved backflow prevention assembly shall be installed immediately downstream of the water meter serving each dwelling unit. 7. Construction drawings shall include the size, type, and location of all water mains, hydrants, air valves, service connection, and other appurtenance details in accordance with City PWD Standards and as required by the City PWD. 8. All 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 shall be tested in accordance with City PWD Standards and requirements at Developer's expense and should be approved by the City. 1©. Any proposals requesting the City to share in costs for development of the water supply system to accommodate the installation of the 'l2-inch lines on Grant and Hanley Roads to afford proper capacities and pressures and for upgrade of line sizing to handle the additional capacity requirements for any existing or future surrounding development, shall include detailed engineering calculations and costs analyses. The Develaper will be responsible to coordinate and develop any cost sharing agreements with any identified adjacent property ownersldevelopers andlor the City. „ ., .. ~ ~ . Quart Meadows PWD Sta„~j'Repori July 1 D, 1997 Page 14 Site work, Grading and Design, and Utility Plans Existing Improvements - Horn Creek traverses the proposed deve[opment areas from South to North and wetlands identified as PSSC and PEMC are present on the property. '[ . Developer shall provide a gradinglpaving plan(s) with the construction drawing submittal to the City PWD. Plan(s) shall illustrate the loco#ion and elevations of the base fiiood event flood zone and flaodway of creeks or streams in proximity to the development (if applicable); curb elevations; finish grades; and building pad and lowest floor elevations. 2. All structures shall have roof drains, area drains, and/or crawl spaces with positive drainage away from the building. if applicable, drain sines shaft be connected to the curb and gutter and dscharge from the curb face or other approved discharge point or system. 3. Developer shall provide the necessary urough" tat grading to assure that all fats will drain properly to the curb and gutter, or to a drainage system that drains to the curb and gutter or public storm drain system, as approved by the City PWD. 4. Provide the City with copies of any required permits and approvals (including any mitigating requirements or conditions} from DSL, DEQ, and ACHE (including any mitigating requirements}, for any required wetland ar 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 final grade contour lines are overlaid on top of the existing grades and are in a heavier line width and solid. Contour lines shouid be labeled with elevations. 6. Indicate location of street lights on plans, with table indicating stationing and Offsets. 7. Provide City with a utility plan approved by each utility company which reflects all utility crossings, transformer locations, valves, etc. 8. Utility locations shouid be accurately depicted on the as-built drawings, ar as a separate set of drawings attached to the as-bui[t drawings. 9. t_andscaped barriers shaii be required on tats adjacent to, but not fronting, Grant Road. .., ~ ,~J Quar! Meadows PWD StagDeport Juty 10, 1997 Page 1 S Rights of WayslEasemen#s All easements for improvements dedicated to the City shall have a minimum '15 foot width and shall be located {whenever possible) contiguously along the exterior boundaries of properties and shall nat split lot lines. Public utility easements shall have a minimum width of ~0 feet. 2. The City will require a 52 foot ROW width on local streets and 60 foot ROW on collector streets. 3. If applicable, Developer shall provide a Statement of Water Rights (on a City approved form), for any affected properties. For properties determined to have water rights, the developer will coordinate with the State Watermaster the re- allocation of any waters attached to lands no longer irrigable as a result of the proposed development. 4. Developer shall comply with all existing easement owner requirements regarding any proposed development that may overlap any existing easement. Any development proposed which overlaps or afters 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. Afl existing easement locations and those proposed far this development shall be shown on the final plat with reference to the recordation number and Grantee. 6 Developer shall acquire suitable easements across private property not owned by the proposed development's property owners, for utility line alignments, the possible bikelpedestrian pathway discussed 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. Grant Road is currently designated in the City's comprehensive plan as a secondary arterial road. The comprehensive plan states that the right-of-way widths needed for a secondary arterial road is between 80 and 88 feet. Since the existing right-of-way width for Grant Road is 60 feet, the City will require an additional '10-foot dedication for right-of-way along the boundaries of the proposed development that front Grant Road. ,, .. ~ .~