HomeMy WebLinkAboutResolution 387 - Rosewood Estates (Page) PUD
PLANNING COMMISSION RESOLUTION NO. ~?~) ,
A RESOLUTION APPROVING A PRELIMINARY PLAN FOR
A PLANNED UNIT DEVELOPMENT, INCLUDING VARIANCES
{Applicant: Dallas Page)
(37 2W 10 Tax Lot 5900)
BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
CENTRAL POINT, OREGON, AS FOLLOWS:
Section 1. Nature of Application„and Procedural Background.
This matter came before the City on applicant's Planned Unit
Development ("PUD" hereafter) application far a 29-unit single-
family townhouse development called Rosewnnd Estates on 5.74
acres in an R-1 district and for variances to City Standards
pertaining to cul-de-sac streets, types of dwellings, minimum lot
areas, let widths, minimum setbacks, lot coverage, and special
setback requirements. The project is located at 3436 Hanley
Road.
On May 20, 1997, the Central Paint Planning Commission held
a duly-advertised public hearing wherein it considered the
application, the City staff reports, and written comments and
testimony from all interested persons in favor of and opposed to
the application. The hearing was continued to June 3, 1997.
Section 2. Criteria A licable to Decision. The following
chapters of the Central Point Municipal Code apply to this
application:
A. Chapter 1.24, Public Hearings Procedures;
B. Chapter 17.20, R-1, Residential Single-Family
District;
C. Chapter 17.60, General Regulations;
D. Chapter 17.64, Off-Street Parking and Loading;
E. Chapter 17.68, Planned Unit Developments (PUD}; and
F. Chapter 17.80, Variances.
Section 3. Findings,„an,d,„C,onclusions. The Planning
Commission. hereby adepts by reference ali findings of fact set
forth in 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:
A. Chapter 17.20, relating
R-1 zoning district;
B. Chapter 17.60, relating
requirements;
C. Chapter 17.64, relating
loading facilities; and
to allowed uses in the
to paving and landscaping
to off-street parking and
1 -~ PLANNTNG COMMISSION RESOLUTION NO. ~~~~ (060597)
D. Chapter 27.68, relating to Planned Unit Developments.
E. Chapter 17.80, relating to variances.
Section 4. Conditional A~~roval. The within application
for a Preliminary Development Plan for a Planned unit Development
is hereby conditionally approved, subject to the conditions set
forth on Exhibit T°A", which is attached hereto and by this
reference incorporated herein.
Section 5. Variances Granfed. The requested variances are
hereby granted, subject to the conditions of approval for the
Preliminary Development Plan for the PUD.
Passed by the Planning Commission and signed by me in
authen ication of its passage this /` ~"' day of
` ~_~ , 1997.
Planning Commission Chairman
ATTEST:
~~~!~i-~C ~i
City Representative
Approved by me this ~°~`~~ day of ~r~r~-~-- 1997.
~.Q,~ ~
Planning Commission Chairman
2 _ PLANNING COMMISSION RRSOLUTION NO. ~-'~~- (060597)
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C[TY OF CENTRAL POINT
~EPAfi'TfVIEfVT 4F PUBLIC WORKS
REVlSFl7 STAFF REPORT
fior
ROSEWOOD ESTA7-FS SUBDIVISION
PW#I97014
-. ....
City a~:CeitTT~'~a3:'~.aiz~~t}}t:
i~ax~nuig Depen.t
Date: 05f 14197
Applicant: Parthenon Construction
cfo Dallas Page, 900 Windemar, Ashland, OR 97520
Project: Subdivision, 2 Phases
Locatian: Hanley Rd. near W. Pine St.
Legal: 1"375, R2W, Section 10CA, Tax lolls} 5900
Zoning: R-1-8
i,.ots: 29 (two phases}
Units: 29 Pad-lots--Residential '
Plans: Rasewoad Estates Tentative Plan, 02f'i 8f97, Eagle EyE Surveying
Report gy: Rabert W. Pierce, Public Works Technician
Lee Brennan, Public Works Director
Purpose
Provide information to the Planning Commission and Applicant thereinafter refierred
to as "Developer"} regarding Pubic Works standards and proposed new standards
to be included in the design. Gather information from the Developer/Eng[neer
regarding proposed development.
Special Requirements
7. Developer shall prepare and submit, for City Public Works Department (PWD}
review and approval, a suitable landscape plan for the proposed
development. The plan shalt be prepared and implemented by and at the
expense ofi the Developer. At a minimum, the landscape plan shall include
provisions fior landscaping the "retention areas and berms"; provide for a
landscape buffer within the public right-ofi-way along Hanley Road; and
provide details for the connectiontseparation of the development to the
existing City park located adjacent to- the northern portion of the proposed
development.
~~~ 0~7
f7osewood Esfates
Revised PWD Staff Report on Tentative Plat
May 14, i337
Page 2
2. A suitable erosion control plan must be prepared and submitted to the
Oregon Department of f=nvironmental Quality {DEQ) for the construction of
any improvements associated with this development. The construction plans
associated with this development wi![ not be approved by the City PWD anti[
the City PWD receives a copy of the written approval of the erosion cantrol
plan by the DPQ.
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 ar public rights-af~
ways and easements.
2. Public improvements, where applicable, include, but are not limited to,
streets {including sidewalks, curbs and gutters); storm drainage and sanitary
sewer collection and conveyance systems; water distribution system (up to
the service meter and including fire protection); street lighting; and traffic
control devices, street signs and delineation.
3. All construction of public improvements within the City shall conform to the
City"s Public Works Standard Specifications and Details (City PWD
Standards} and other special specifications, details, standards, andlar
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.
~. No construction shalt commence anti[ the City PWD has reviewed and
approved a professionally prepared set of engineered construction plans and
specifications (stamped by an Oregon registered professional engineer}, and
the City PWD has issued a Public Works permit for the proposed
improvements.
..~~ 08
Rase wood Estates
Revised PWD Staff Report on Tentative Plat
May 1~, 1397
Page 3
6. The Developer shall pay for all costs associated with the design,
specification, and insfiallation of the improvements specified on the approved
plans.
7. Developer shall provide copies of any permits, variances, approvals, and
conditions as may be required by other agencies, including, but not limited to
Oregon Department of Fish and Wildlife {DFW}, Oregon Department of
Environmental Quality {DEQ}, Oregon Division of State Lands {DSL}, U.S.
Army Corps of Engineers {ACOI }, 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-buitts" in an AutoCAD compatible format.
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 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 tine locations
and depths; etc. Provide a "red-tine" hard copy. (on Mylar} of construction
drawings, and an acceptable AutoCAD compatible drawing electronic file to
the City at completion of construction.
9. The Developer's engineer or surveyor shall provide to the City`s PWD a
drawing of the recorded Final Plat map reproduced on Mylar and in an
acceptable electronic form in AutoCAD format. The Final Plat shat! 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 benchmark
acknowledged and approved by the City's PWD. Ali elevations used on the
construction plans shall reflect true elevations based an the said City PWD
approved benchmark and vertical datum. An equation station will not be
--
Rosewood Estates
FZevised PWU Staff Repor7 on Tentative Plat
May 74, 7397
Page G
acceptable. At least one permanent Benchmark shall be provided for tine
proposed development, the location of which shah be mutually determined by
the City`s PWD and the developer`s surveyor. Alf adjustments to alignmenfi
or gradient shall be noted on the "red-line as-built" drawings. The nearest
City PWD approved Benchmark is a brass disk an the North curb of County
Bridge #1 16 on W. Pine Street. Elevation 1274.83
1 1. All fill materials placed in the development shall be "engineered fill", and
compacted to Gity 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 DEQ.
12. identify easement dedications and widths on the Final Plat and Construction
Drawings.
13. Easements far City infrastructure {i.e. sanitary sewer, water, and storm
drain} must be a minimum of 15-feet wide, and should not split let lines.
Easements far pubNc storm drainage, sanitary sewer, and water lines should
be dedicated to the City and not just a public utilities easement {PUE}.
Centerline of buried infrastructure shall be aligned a minimum of five {5} feet
from the edge of the easement. PUEs must be have a minimum 14-foot
width. Easement dedications in final deeds ar in CC&Rs need statement
which clearly states that easements must be maintained for suitable,
driveable access, as determined and appraved by the City PWd,
14. Al( design, construction plans and specifications, and as-built drawings must
be~ prepared to acceptable professional standards.
15. A!! street and water improvement plans must be appraved in writing by hire
District 3 prior to review by the City`s PWD.
1 b. It appears that the proposed development places improvements and
structures within the 1 d0-year floodzone. The developers engineer must
state and certify what affect does the placement of these improvements and
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Rosewood Estates
Revised PWD Staff Report on tentative Plar
May ]4, 1397
Page 5
structures have on the ffoodplain elevation and floodzone boundary, and
what affects will the modification of the ffoodplain elevation and floodzone
boundary have on the existing facilities and properties surrounding the
proposed development. The Developer's engineer shall determine the
existing Base Flood Elevation contours and illustrate the existing boundaries
of the Floodpfain and Floodway fora 100 year storm event along Jackson
Creek on the construction plans submitted for the development for City's
PWD review and approval. The drawings shaft also indicate the revised Base
Flood Elevation contours and boundaries of the Floodpfain and Floodway
expected to occur following the completion of any development within the
identified floodzone (also referred to as the "Area of Special Flood Hazard"}.
17. All work shall be performed in accordance with the requirements of the
City's Municipal Code; in particular, the recently revised chapter pertaining to
Flood Damage Prevention and Hazard Mitigation (Chapter 8.24}.
1$. Street fights and fire hydrants sllali not be placed within PUEs.
19. Prior to the City PWD final approval of the construction plans for the
proposed improvements, the following must be submitted:
^ 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 must be approved in writing
by SCVSA, and the appropriate signature blocks must be completed
on fine plans. .
^ Copies of written approvals and/or permits from the various agencies
involved: DSI,, DEW, DFQ, andfor ACOE.
20. f=ield verify a!i 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.
~~~ ~~
Rosewood Pstates
Revised PWf~ Staff Report on Tentative Piaf
May 14, 7337
Page 6
21. The Developer`s engineer shall provide suitable engineering certification and
justification (i.e. calcu[atians, analyses, plats, etc.,l that all connections to
existing infrastructure ~i.e. street; water, sanitary sewer, storm drain
systems; natural drainage systems; etc.,) will not interfere with the effective
level of service or operation of the infrastructure facilities, and that the
existing infrastructure facilities have adequate capacities to accommodate
the flows andfor demands imposed an the existing infrastructure as the result
of the connection of the proposed development's infrastructure.
Streets/Traffic
l=xisting Improvements - Hanley Road -Major Arteria{. RAW 80' wide,
pavement 25' wide. Jurisdiction -Jackson County.
- Brandon Street -Local Street. R4W 50' wide
pavement 30' wide. Jurisdiction -City of Central
Paint.
1. Construction drawings for this Tentative Plat shall include a Street Lighting
Plan in accordance with the requirements of the City's PWD. The
construction drawings shall include clear vision areas designed to meet the
City's PWD requirements. A minimum 25-foot unobstructed sight triangle
area shalt be required at the uncontrolled intersection with Brandon Street,
and a minimum 55-foot unobstructed sight triangle shall be required at
intersection with Hanley Road.
2. All improvements for connection to Brandon Street and Manley Road, and
any improvements to Hanley Road, including, but not limited to, street
section, curbs, gutters, landscape buffer, sidewalks, and traffic control and
delineation, shalt be coordinated and approved by the JC Roads and the
City's PWD.
3. Stop signs shall be required at tE~e intersections with Brandon Street and
l~an(ey Road.
~~~ ~~
Rosesvoad estates
Revised PWD Staff Report an Tentative Plat
May 14, 1397
Page 7
4. The Developer`s engineer shat( evaluate the strength of the native soils and
determine the street section designs to handle the expected loads (including
fire equipment} to be traveled on these private roads.
5. All roadways should be designated as private roads and not public rights-of-
way, unless otherwise approved by the City's Director of Public Works.
6. Recommended minimum Curb to Curb width of private streets is 24 feet.
7. Enter into a suitable deferred improvement agreement for the
development/improvement of the street section and appurtenances (i.e.
sidewalks, street lights, etc.} for Hanley Road, along the development`s
frontage with Hanley Road, as required by JC Roads, and City DPW.
Storm Drainage
Existing Improvements _ Open ditch along Hanley
- Jackson Creek through center of proposed.
1. Developer's engineer shall develop a site master plan far 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 creek/ditch conveyance); any future
development on adjacent properties; conveyed storm drainage; and surface
water flow {i.e. Jackson Creek).
2. Developer's engineer shall determine haw SD system will work during 'l 0-
year and '100 year flood events associated with Jac{cson Creek. What is
HGl- in Jackson Creek during 10- and 100-year event, and what affect will it
have on the proposed outlets and storm drain system. System must be
designed to adequately drain 10-year storm without surcharging or must be
provided with adequate storage to prevent surcharging; and be designed to
prevent backflow of storm water from Jackson Creek up into SD system
during the ~ 00 year base flood event.
~~~ ~~
Rosewood Estates
Revised POND Staff Report on reniatrve Plat
May 14, 7997
Page 8
3. During the design of the SD System, the Developer`s engineer shall consider
the effect of the proposed improvements and structures with regards to the
base flood floodway and floodplain for Jackson Creek and the drainage ditch
on the west side of the proposed development. The allowable flow rates
into Jackson Creek or into the ditch along Hanley 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 must
provide suitable hydrological calculations and storm hydrographs to depict
the existing condition and the finished condition of the proposed
development. The Developer`s engineer and the City PWD shalt agree on fibs
applicable run-off coefficients, curve numbers, retardance etc., used in the
Developer engineer's calculations. Provide analysis of the drainage ditch
along Hanley Road as wel! as Jackson Creek.
4. Plans which propose to include discharge to Jackson Greek or the existing
drainage ditch and any construction thereof, shall be in compliance with DSL,
ACOE;, ODFIN, D1=Q, JC Roads, and/or City PWD (as applicable} guidelines
and requirements. Any modifications to the drainage ditch and Jackson
Creek shat! be done in accordance with any requirements and applicable
conditions of the DSL, ACOI=, ODPW, DE=Q, JC Roads, andlor City PWD {as
applicable).
5. The discharge point and potential retention of storm water run-off shall be
coordinated with aspects of the proposed development to provide an
aesthetically pleasing, useful, and low maintenance facility. The storm water
retention facilities shall be suitably landscaped and designed to mitigate
erosion, and sediment and hydrocarbon deposition into Jackson Creek, and
to mitigate the "attractive nuisance" hazards associated with these facilities.
fi. Prior to construction plan approval of the improvements for this Tentative
Plat, the Developer's engineer shall provide the City PWD with a complete
set of hydrologic and hydraulic calculations andprofile plots for sizing the
SD system. The engineer shat[ use the rainfall/intensity curve obtained from
the City PWD for hydrologic calculations, and the negotiated run-off
parameters.
v .; ~ ~,
Rosewood Estates
Revised PWD Staff Report on Tentative Plat
May 14, 1997
Page 3
7. 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 c 200 cfs. Use
100 storm runoff if Q is > 200 cfs.
8. Minimum storm drain diameter for improvements within the City's jurisdiction
shall be 15 inches. Materials shall be PVC {ASTM D 3034 with gaskets),
HDPL {meeting ~ODOT requirements for corrugated polyethylene storm sewer
pipe, inc{uding a provision for premium water-tight coupling bandsl, ar
approved equal. Provide concrete encasement where required to prevent
pipe deformation in areas of minimum cover.
9. Developer`s engineer shall provide hydrology and hydraulic calculations and
flow line plots for private and public storm drains. Plat HGE. on profile or
provide a separate profile drawing that indicates the HGL. on the profile.
Pipes must maintain cleaning velocity and have adequate capacities without
surcharging.
10. 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:
d 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 HG[_ shall include both the groundwater infiltration, and the
storm water run-off and run-on inflows into the SD system.
11. Construction of private storm drains is discouraged by the City. However, if
a privatQ storm drain i`s to be Eonstructed, the following information must be
provided to the City:
- How will the private storm drains be maintained, repaired, etc.
- All roof and lot drainage must be drained to the curbline.
a
1 •)
Rosewood ~srates
Revised PWD Staff Report on Tenrarive f}!ar
May 14, 1997
Page 10
- 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.
12. Deed restriction or GC&Rs shall include a covenant or restriction that
prohibits the introduction of substances other than storm water, irrigation
water, ar fresh water into any private or public storm drain system
~ 3. Roof drains and underdrains shall not be directly connected to public storm
drain lines, and shall drain to the street at the curbline, whenever possible.
E.ots should be raised if necessary. Building foundation under drains land
these type of facilities only} may drain to private storm drain lines that
discharge onto the streets, or into a storm drain curb inlet or manhole only;
must be approved before construction by the City PWD; and must be
identified and accurately portrayed on as-built drawings.
14. Curb and gutter sections shall not exceed 354 feet before entering a catch
basin or curb inlet, within the City`s jurisdiction.
15. Storm water run-off from the proposed development into the public SD
system associated with Brandon Street shall be minimized and be as
approved by the City PWD.
Sanitary Sewer
Existing Facilities - 8-inch diameter sanitary sewer along east side of Brandon
Street.
- 8-inch-diameter sanitary sewer along the west side of
Hanley Road.
~ . Af! sanitary sewer collection and conveyance system (SS Systems design,
construction and testing shall conform to the standards and guidelines of the
Oregon Df=Q, 1990 APWA Standards, Oregon Chapter, Bear Creek Valley
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Rosewood Estates
Revised PWD Staff Report on Tentative Plat
May 14', T997
Page 1 T
Sanitary Authority (BCVSA}, and the City PWD Standards, where applicable.
2. The Developer`s engineer shall provide hydrology and hydraulic calculations
and flow line plats for existing and proposed sanitary sewers to both BCVSA
and the City. Calculations and flaw Tine plots should include allowances far
existing flows and projected future or existing development that will be
connected to the system. Plot HGL. on profile or provide a separate profile
drawing that indicates the HGL on the profile. All pipes must maintain
cleaning velocity and have adequate capacities without surcharging.
3. The construction plans and the as-built drawings shat[ identify lateral
stationing far 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 DEQ and BCVSA,
completion of fins[ revisions to the plans by the Developer`s engineer, and
following the final approval and signature on the construction plans by
BCVSA, the Public Works Director will approve the plans in final form.
5. A[I testing and video inspection of lines and manholes shall be done in
accordance with BCVSA requirements, at Developer`s expense. The
Developer shall provide DEQ, BCVSA, and the City with test reports, TV
reports and certi#ication of the sewer system construction prior to final
acceptance.
6. The SS System shalt be designed in accordance with any master planning
prepared by Bear Creek Valley Sanitary Authority (BCVSA} and/or 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.
7. Any proposals requesting the City or BCVSA to share in costs for
development of the sanitary sewer collection system to accommodate the
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Rosewood Estates
Revised PWD Staff Report on ~"entative Plat
May 74, 1337
Page 12
upgrade of line sizing to handle the additional capacity requirements for
surrounding develapment, shall include detailed engineering calculations and
costs analyses. The Devebper will be responsible to coordinate and develop
any cost sharing agreements with any identified adjacent property
ownersldevelopers.
Water System
Existing Improvements - An 8-inch-diameter water fine along west side of
Brandon Street.
A 12-inch-diameter identified far installation on
Hanley Road.
1. A water distribution system shall be designed in accordance with the 1979
Water System Master Plan which accommodates the proposed development,
any future development on adjacent property, and any areas deemed by tl•re
City that will need to connect-info the proposed development's water
distribution system. The designed water distribution system shall include the
installation of the 12-inch-diameter water distribution line and appurtenances
from a point Located near the intersection of Brandon Street and West Pine
Street, to a paint on Hanley Road near the northeast corner of the
develapment.
2. Any proposals requesting the City to share in casts far development of the
water distribution system to accommodate the upgrade of line sizing to
handle the additional capacity requirements for surrounding development
4i.e., from 8-inch-diameter to 12-inch diameter, snail include detailed
engineering calculations and costs analyses. The Developer will be
responsible to coordinate and develop any cost sharing agreements with any
identified adjacent or neighboring property ownersldevelopers
3. Developer's engineer shall design the water system to provide a minimum
flow of 1,000 gpm and conform to f=ire District 3 requirements. Maximum
spacing of fire hydrants shall be 340 feet. Construction plans shall be
reviewed and approved by l=ire District 3.
~~~ ~~
h'osewood Estates
f~evised P4VD Staff Report on Tentative Plat
May 14, 1997
Page 13
4. Specifications for the design and construction of the water system shat( be in
accordance with City PWD standards and requirements.
5. Lateral /connection stationing and size shat( be provided on construction
plans and as-built drawings.
6. Developer's engineer shall provide a reinforced flow ("looped"} water system
with connections to the water distribution facilities at Hanley Road and
Brandon Street.
7'. Qeveioper shall comply with Oregon Health Division {OHD) and City
requirements for backflow prevention. An OHD approved backflow
prevention assembly shat! be installed immediately downstream of the water
meter serving each dwelling unit.
8. Construction drawings shalt 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. -
9. A[[ connections to the water supply system .must comply with OHD
requirements. Water will not be "turned on" by the City unt'rt such
requirements have"been'met to the satisfaction of the City's designated
inspector (currently the Jackson County plumbing inspectarj...,
10. Water system shag be tested in accordance with City PWD Standards and
requirements at Developer's expense and must be approved by the City.
Site work, Grading and Utility Plans -;,:.
Existing Improvements - Jackson Creek flows North through the center of
., .`
the property .
- Existing house and garage on property
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Rosewood Estates
Revised PWO Siaff Repar7 on Tentative Plat
May 14, 1397
Page 14
Existing barn on property
T . Developer shall provide a gradinglpaving plan{s) with the construction
drawing submittal to the City PWD. Plan(s) shall illustrate the location and
elevations of the existing and post-development base flood event flood zone
and flaodway of 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, andlor crawl spaces with
positive drainage away from the building. Drain lines shall be connected to
the curb and gutter and discharge from the curb face.
3. Developer shall provide the necessary "rough" lot grading to assure that alf
cats will drain properly to the curb and gutter, ar to a drainage system that
drains to the curb and gutter.
4. Provide the City with copies of any required permits and approvals (including
any mitigating requirementsor conditions} from DSf., DEQ, and AC4E
(including any mitigating requirements), for any required wetland or flood
hazard mitigation work to be performed as part of the proposed
development.
5. Grading plans must have originailexisting grades and final grades plotted an
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 must be labeled with
elevations. .
5. Provide for landscaped sound buffer (with or without sidewalks} along Hanley
Road. Coordinate design with JC Roads and City PWD.
7. Need to place street tights on plans, with table indicating stationing and
offsets for locations. Since the proposed streets are private streets, and not
City streets, the costs for installation, operation, and maintenance of the
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f•7asewood Estates
f?evised PWD Staff Report on 7-enratrve !'lot
May 14, 1397
Page 15
street lights shall not be borne by the City.
8. Provide City with a utility plan approved by each utility company_ which
reflects all utility crossings, transformer locations, valves, etc.
9. Utility locations must be accurately included on the as-built drawings, or as a
separate set of drawings attached to the as-Built drawings.
Rights of Ways/<=asements
1. Ail easements for improvements dedicated to the City shall have a minimum
15 foot width and shall be IocatEd (whenever possible} contiguously along
the exterior boundaries of properties and shall not split lot lines. Public utility
easements shall have a minimum width of 10 feet.
2. Hanley Road is currently designated in the City's comprehensive plan as a
major arterial. The comprehensive plan states that the right-of-way widths
needed for a mayor arteria! are 160-110 feet. In review of the current right-
of-ways widths and the right-of-way widths that are reasonably available on
the connecting major arterial (West Pine Street}, the City's PWD has
determined that an 80-foot wide right-of way is required for this portion of
Hanley Road. Since the existing right-of-way width far Hanley Road is 60-
feet, the City will require an additional 10-foot dedication for right-of-way
along the western boundary of the applicant's property<
3. Developer shad comply with a(( existing easement owner requirements
regarding any proposed development that may overlap any existing
easement. Any development proposed which overlaps or alters an existing
easement must be approved by the easement's owner in writing, and a copy
of that written approva! must be submitted to the City's F'WD prior to
submission of construction plans for City's PWD review and approval.
4. Private easements shall be located contiguously along the exterior boundaries
of single properties.
v .. ~.~j
Rosewood Estates
Revised F'WO Staff Report do tentative Plat
May 14, 1997
Faye 18
5. if applicable, the Developer shall provide a Statement of Water Rights (on a
City approved form), for the affected property. For properties determined to
have water rights, the developer will coordinate with the State 1Natermaster,
the re-allocation of any waters attached to lands no longer irrigable as a
result of the proposed development.
6. 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 must be approved by the easement`s owner in writing, and a copy
of that written approval must be submitted to the City FWD prior to-
submission of construction plans for City PWD review and approval.
7. All existing easement locations and those proposed for this development
shat{ be shown on the final plat with reference to the recordation number and
Grantee,
L/ V 4
EXHIBIT D
RECOMMENDED PLANNING DEPARTMENT CONDITIONS Oh' APPROVAL
I . The applicant shall submit an open space management plan to the Planning Department
indicating the marraer and schedule by which open space areas witl~in the subdivision will be
developed. This shall include any proposed landscaping, irrigation, architectural~'eatures and
play equipment. All landscaping shall be continuously maintained in a healthy, growing
condition and shall be served by an automatic irrigation system.
2. The applicant shall include within the covenants, conditions, and restrictions (CC&Rs) for
the subdivision provisions governing the use, maintenance and improvement of common open
space areas and authorizing the city to enforce these provisions. A copy of the recorded
CC&Rs shall be submitted to the Planning Department.
3. The applicant shall submit a fencing plan to the Planning Department specifying the type
and location of all fencing for the subdivision.
4. Boats, trailers, campers and similar recreational vehicles may only be stored in the area
specifically designated on the site plan for such storage.
5. A homeowners' association shall be established for the proposed subdivision far the
purpose of permanently maintaining all of the subject property, including common open space
areas, individual residences and accessory structures. A copy of the recorded bylaws of the
homeowners' association shall be submitted to the Planning Department.
G. The applicant shall comply with all requirements of the Division of State Lands for the
project as indicated by its response to the Wetland Land Use Notification Form.
7. The approval of the preliminary development plan far the planned unit development is
contingent upon approval of the associated zone change by the City Council. If the City
Counci! denies the zone change, the approval of the preliminary development plan far the
planned unit development shall become void.
S. The approval of the preliminary development plan shall become void six months following
the date of such approval unless an application for a final development plan has been
submitted to the city containing in final form the information required in the preliminary plan.
9. The development of each residential lot within the planned unit development shall be
limited to single-family attached dwellings with allowed accessary uses.
I0, The PUD shall be developed in accordance with the preliminary development plan as
approved by the Planning Commission. Modifications to the preliminary development shall
be subject to further review and approval by the Planning Commission.
c
~ ~~
l~t~~C3i'~lf'~" ~~ Ilii.~"
rune 5, 199"7
'~: ~i~y of C~b~;ral Point.
15~ ~. Sec;;,~~ fit.
C~n~r~l I?c~il~, C7~2 9'7 aC12
_ Ro~ev~ood P~tat~s
~2~~C1~t3~.E~: R.esolu~ion Approving .~ Preliminary Plan for a PUI~r
Including Variance
I~ssA~.t~~.~>~~: Attach Exhibit --~-- .~ Condi~,ion~ o~ Approval ~°
S-i.r~cerel .
~ougla~ t•~. Engle
ME.Id
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