HomeMy WebLinkAboutPlanning Commission Packet - July 15, 1997~. ~~
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~, CITY OF CENTRAL POINT
PLANNING COMMISSION b1GENDA
~', July 15, 1997 - 7:00 p.m. -~
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~', ' ~, Next Planning Commission Resolution No. 389
MEETING CALLED TO ORDER
ROLL CALL
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Chuck Piland -Angela C~utis, Jan Dunlap, Candy Fish, Bob Gilkey, Karolyne Johnson,
~-~ and Valerie Rapp
QII. / CORRESPONDENCE
MINUTES
'~ Review and approval of July 1, 1997 Planning Commission Minutes
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PUBLIC APPEARANCES
BUSINESS ~~~~`
Pages 1-24 ~ Public Hearing -Review and decision regarding a Tentative Plan for the Country
Meadows Subdivision, Phase I, a 38-lot single-family residential subdivision
located north of Beall Lane between Grant Road and Hanley Road. (R-1-8 zone)
(37 2W lOC Tax Lots 4800, 4801, 4803 & 4804) (Wayne Christian, applicant)
25-48 ~ Public Hearing -Review and decision regarding a Tentative Plan for the Country
Meadows Subdivision, Phase II, a 33-lot single-family residential subdivision
located south of Taylor Road and east of Grant Road. (R-1-10 zone) (37 2W
IOBB Tax Lot 800 & 37 2W IOBC Tax Lot 1900) (Wayne Christian, applicant)
49-71 ~ Public Hearing -Review and decision regarding a Tentative Plan for the Country
Meadows Subdivision, Phase Iq a 15-lot single-family residential subdivision
located south of Taylor Road and east of Grant Road. (R-1-10 zone) (37 2W
lOBB Tax Lot 700 & 37 2W lOBC Tax Lots 2000 & 2100) (Wayne Christian,
applicant)
72-94 D~. Public Hearing -Review and decision regarding a Tentative Plan for the Quail
Meadows Subdivision, a 16-lotsmgle-family residential subdivision located south
of Taylor Road and east bf Grant Road. (R-1-10 zone) (37 2W lOBB Tax Lot
500) (Suncrest Homes LLC, applicant) n
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E. Review and recommendation regarding a Comprehensive Plan Amendment and
a Zone Map Amendment to change the land use designation and zoning of 32.20
acres located north of Beebe Road between Gebhard Road and Hamrick Road
from Low Density Residential to High Density Residential and from R-1-0,
Residential Single-Family (10,000 s.f.) and R-1-8, Residential Single-Family
(8,000 s.f.) to R-3, Residential Multiple-Family. (37 2W 02 Tax Lot 100) (C.A.
Galpin & Powder River Inc., applicants)
F. Public Hearing -Review and decision regarding a Site Plan Review and a
Conditional Use Permit for Walnut Grove Village, a 193-unit mobile home park
located north of Beebe Road between Gebhard Road and Hamrick Road. (37 2W
02 Tax Lot 100) (C.A. Galpin & Powder River Inc., applicants)
VII. MISCELLANEOUS sz~'~`~
VIII. ADJOURNMENT
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CITY OF CENTRAL POINT
PLANNING COMMISSION
MINUTES
JULY 1, 1997
I. MEETING CALLED TO ORDER at 7:02 p.m.
II. ROLL CALL: Chuck Piland, Candy Fish, Bob Gilkey, Karolyn Johnson, Valerie
Rapp. Angela Curtis and Jan Dunlap were absent. Also present were: Jim
Bennett, Planning Director, Ken Gerschler, Planning Technician, Lee
Brennan, Public Works Director, Arlene LaRosa, Public Works Secretary.
III. CORRESPONDENCE
Supplemental Findings of Fact were submitted concerning Item B on the
Agenda.
IV. MINUTES
Commissioner Rapp stated that under Miscellaneous a statement concerning
setting aside time for the Commission to go over the Comprehensive Plan
was not included. She stated that the Commission needs to look at the
Comprehensive Plan for parks and zone changes. The current parks lay-out
is antiquated.
Jim Bennett stated that the Citizens Advisory Committee meets next week
and will be looking at parks, etc. Their recommendations will be brought
back to the Planning Commission. Jim will discuss with the advisory
committee the possibility of meeting at least monthly rather than quarterly.
He will discuss with Council setting up a joint strategy session with the
council and planning commission to see how to proceed.
Commissioner Gilkey made a motion to approve the minutes as amended.
Commissioner Fish seconded the motion. ROLL CALL: Fish, yes; Gilkey,
yes; Johnson, abstain; Rapp, yes.
q. rt°~~~°~ ~ nd recommend^tion rggardina ° ~*~°°* placation affecting
certain alleys ^nd sections of Am~,~treet h^enzanita Street and
~ylor Road (Steve Rietmann. ap I~nt-
Jim Bennett reviewed the Planning and Public Works Departments
Staff Reports and noted that the Public Works Staff Report made a
recommendation for an easement for widening Haskell Road to
- accommodate future developments.
City of Central Point
Planning Commission Minutes
July 1, 1997 -Page 2
Commissioner Rapp asked that staff consider having the applicant put
in underground utilities.
Lee Brennan stated that the subject properties are an established area
and staff will have to review the ordinance concerning underground
utilities.
Commissioner Johnson made a motion to recommend approval of
Street Vacation affecting certain alleys and sections of Amy Street,
Manzanita Street and Taylor Road (Steve Rietmann, applicant)
including all conditions of staff reports. Motion was seconded by
Commissioner Gilkey. ROLL CALL: Fish, yes; Gilkey, yes; Johnson,
yes; Rapp, yes.
B. R ~~i ~ ^d r omm ndation regarding_a on hangP from R-1-10.
RPeidPnti I Single F~miiv 110 000 s f 1 to R-1-6 Residential Sinal~-,
Family (6 000 s f 1 13621^136C Tax Lots 2500 2501 & 26001 (Van
~^,rgy~iomes. aR li an i
Jim Bennett reviewed the Planning Department Staff Report. He also
added the applican'fs supplemental Findings of Fact which changed
the requested zone change from R-1-10 to R-1-8 (8,000 sq. ft.
minimum lots).
Mike LaNier, 336 West 6th St., Medford, agent for the applicant,
stated that the owners of the tentative future mobil home park, the
owners of Central Point East, and the owners of this application have
agreed to go together and create a Master Plan for the area. He
stated that the two street stubs to the north shown on the plans will
not be put in. There is a error on page 11, paragraph #2, next to last
sentence in the Findings of .Fact in the packet: the word "toward"
should be changed to "away from". He stated that. if the commission
changes the zoning to R-1-8 the applicant will stipulate that the most
northern row of properties will have a minimum lot size of 10,000
square feet.
Commissioner Fish suggested that there be a stipulation that there
will be no complaints from the owners of the properties about the
rural areas or the animals.
City of Central Point
Planning Commission Minutes
July 1, 1997 -Page 3
Mr. LaNier stated that it will not be a problem to do that. Jackson
County uses a standard covenant which protects the "right to farm"
and addresses the issue of rural and urban uses.
Herb Farber, 120 Mistletoe, Medford, project surveyor for the
applicant, stated that the total layout for the R-1-8 zone is 213 lots,
less than the 22 that fall in the triangle area, leaving a total of 171
lots out of the 58 acres. He stated that there will be deed
restrictions that run with the land rather than covenants.
Commissioner Gilkey made a motion to recommend approval of a
Zone Change from R-1-10, Residential Single-Family (10,000 s.f.l to
R-1-8„ Residential Single-Family (8,000 s.f.l. (36 2W 36C Tax Lots
2500, 2501, & 2600) )Van Wey Homes, applicant), referencing the
Supplemental Findings of Fact, with the R-1-10 buffer zone, including
staff comments and conditions in the Staff Reports. Commissioner
Rapp seconded the motion. ROLL CALL: Fish, yes; Gilkey, yes;
Johnson, yes; Rapp, yes.
Chairman Piland declared a recess at 8:27 p.m.
Chairman Piland called the meeting back to order at 8:32 p.m.
C. eublic Hering Revi wand decision regaLdjllg a Tentative Plan for
the Forest Glen Subdivision. Phase X. 137 2~^! 11 A Tax Lot 18001
1 lames ov rnor. aRplicantl.
There were no conflicts of interest or ex-parte communications.
Chairman Piland opened the public hearing.
Jim Bennett reviewed the Planning Department Staff Report.
Lee Brennan reviewed the Public Works Staff Report.
Herb Farber, 120 Mistletoe, Medford, representative of the applicant
came forward on behalf of the application.
Chairman Piland closed the public hearing.
/j
City of Central Point
Planning Commission Minutes
July 1, 1997 -Page 4
Commissioner Johnson moved to adopt Resolution 388 approving the
Tentative Plan for the Forest Glen Subdivision, Phase X (37 2W 11A
Tax Lot 18001 (James C. Governor, applicant) including all conditions
on the staff reports. Commissioner Fish seconded the motion. ROLL
CALL: Fish, yes; Gilkey, yes; Johnson, yes; Rapp, yes.
VII. MISCELLANEOUS
Jim Bennett reviewed future commission agendas and current projects.
He also stated that the water line on Front Street is proceeding. The grant
from the State has not been officially awarded yet.
Commissioner Rapp stated that the corner of 7th and Laurel needs a stop
sign.
Jim Bennett stated that the City might hold "town-hall" meetings to educate
the public to the need for funds for streets and parks.
Jim Bennett told the Commission that Elizabeth Barrett, the
Administrative/Planning Secretary is leaving and a replacement will be hired.
VIII. ADJOURNMENT
Commissioner Gilkey made a motion to adjourn. Commissioner Fish
seconded the motion. All said "aye" and the meeting adjourned at 9:08 p.m.
uT n*T*m.TG DEP.4RT'MENT STAFF REPORT
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HEARING
DATE: July 15, 1997 -
TO: Central Point Planning Commission
FROM: lames H: Bennett, AICP
City Administrator
SUBJECT: PubliCHeating -Tentative Plan for Country Meadows Subdivision, Phase I
~p~licant: Wayne Christian
282TBullock Road
Medford, OR 97504
ers of Vincent & KathyMendolia
Record: 3524 Grant Road
Central"Point, OR 97502'
Prom 37 2W 10C TL 4800 - 3:67 acres
Description/ 37 2W lOC TL 4801 - 2.63 acres
~n'ng; 37 2W IOC TL 4803 - 2:62 acres
37 2W i0C TL 4804. = 2.59 acres
R-1-8, Residential Single Family (8,000 s:f.)
The applicant, Wayne Christian, has submitted a tentative plan application for the subdivision
of approximately d 1.51 acres located. north of Beall Laaebetween Grant Road and Hanley
Road. (Ezln'bit A). The site is presently zoned R 1-8, Residential Slagle-Family (8,000 s.f.)
and is proposed for development as the first phase of the proposed suigte-family residential
subdivision, CountryMeadows.. The total number ofiots proposed.for the subdivision is
thirty-eight (38): The average density for the subdivision is 33 units/acre. The maximum
density permitted for the site is 6 units/acre. The maximum number of dwelling units that
would be permnted under the aurentzoning is approxmu<tely sixty-tavo (62) dwelling units.
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CPMC i:24.020 imeststhePlanning Commission with the authority ~o hold a public hearing
and render a decision on any application for a tentative plan for a land partition.. Notice of
the public hearing was effected in accordance with CPMC 1.24.060 (Exhibit B). -
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Annlicable Law
Central Point Comprehensive Plan & Comprehensive Plan Map
CPMC 16.10.010 et seq. -Tentative Plans
CPMC 17.20.010 et seq. - R-1, Residential Single-Family District
Discussion
The proposed subdivision is located on approximately 11.51 acres north of Beall Lane
between Grant Road and Hanley Road. This area was annexed into the city in August of last
year and was rezoned from R-1-10, Residential Single-Family (10,000 s:f.) to R-1-8,
Residential Single-Family (8,000 s.f.) in November. It consists of thirty-eight (38) single-
fiunilyhomes and would be developed as the first phase of the proposed Country Meadows
Subdivision Access to the subdivision is proposed from Hanley Road via Diego Court and
from Grant Road via Menclolia Way which would continue northward to serve the proposed
Country Meadows Subdivision, Phase II and the proposed Quail Meadows Subdivision.
The Planning DeparUnent has reviewed the tentative plan for compliance with the
Comprehensive Plan and the Zoning Ordinance. No zone changes are proposed as a part of
this developmenn. Accordingly, the subdivision complies with the City Comprehensive Plan
Urbanization Element which identifies this area (Subarea F) for fixture low density residential
development and with the Comprehensive Plan Map and Zoning Map. Each lot meets the
minimum requirements for lot size lot width in the R 1-8 zoning district.
Surrounding uses consist oftural residential uses to the south which are designated for filture
low density residential development; aural residential uses to the west which are outside of
the urban growth boundary; rural residential. uses, including an area proposed for future low
density residential development as the Country Meadows Subdivision, Phase II, and an
existing single-family residential subdivision, West Pine Villa, to the north; and rural
residential uses to the east designated for future low-density residential development.
Horn Creek tuns along the northwestern boundary of the proposed subdivision. There are
potential wetlands associated with the creek :A permit may be required for any alterations.
within the creek bed or-any adjacent wetlands. Accordingly, a wetland land use notification
form has been sent to the Department of State Lands (DSL): The applicant will be required
to comply with all recommendations anti requirements of DSL with respect to these areas.
The Public Works Departtent has reviewed the tentative plan for compliance with the City's
water, sewer, storm drain and transportation standards. The Public Works staff report is
attached as Exhibit D. Written comments were also received from Bear Creek Valley
Sanitary Authority, Jackson County Roads and Rogue River Valley Irrigation District
regarding each agency's requirements. for the.. development of the .proposed subdivision
(Exhibit E).
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Findin,~s of Fact & Conclusions of Law
1. The project site is located in the R-1-8, Residential Single-Family District.
The project is consistent with Subarea "F" of the Urbanization Element of the
Comprehensive Plan which calls for low density residential development in the area and
:with the Comprehensive Plan Map which designates the project siteas Low Density
Residential Theproject site is located, in the R 1-8 residential district, This zoning
designation is also consistent with. the referenced portions of the Comprehensive Plan.
2. The project consists of a tentative plan application for the subdivision of
approximately 11.51 acres .for the purpose of developing asingle-family residential
subdivision, Country Meadows, Phase I. The '.total number of tots proposed for the
subdivision is 38. The average density for the subdivision is 3:3 units/acre.
The proposed single-family subdivision meets the density requirements for the
R-1-8 residential zone which is a maximum.6 units/acre. Eaeh lot within the subdivision
meets the minimum lot size and lot width. requirements for the R-1-8 zone. The
tentative plan includes all information required by CPMC 16.10.010 et seq.
3. The Planning and Public Works Departments have reviewed the tentative plan for the
proposed subdivision, the &ndings of fact and the conclusions of law and determined that the
project meets all City standards and requirements subject to the recommended. conditions of
the Planning Department (Exhibit C) and the Public Works Department (Exhibit D).
Bxhibits
A. Tentative Plan -Country Meadows, Phase I
B. Notice of Public Hearing
C. Planning Department Recommended Conditions
D. Public Works StaffReport & Recommended Conditions
E. Written Comments
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PLA,NNX.iVG DEPARTMENT
NOTICE OF MEE'TIlVG
Date of Notice: June 18,1997
Meeting Date: Tuesday, July 15th 1997
Time: ' 7:00 p.m. (Approximate)
Place: Central Point City Hall
1S5 South Second Street
Central Point, Oregon.
;r James Bennett
Platuung Airector
Ken Gerscliler
Planning Technician
NATURE OF MEETING
Beginning at the above place and time, the Central Point Planning Commission will review four
applications of Tentative Subdivisions located in the Residential Single Pamlly Districts (R 1-8 'and
R 1-10) between Grant and Hanley Roads. The proposed Country Meadow Estates Subdivision
Phases 1, 2 and 3 would create 84 lots on Jackson County Assessment Tax Lot's 4800, 4801.4803
and 4804 of Map Page 37 2W 10C, Tax Lots 700.800 of Map Page 372W IOBB and 4900, 2000 of
'Map Page 37 2W 10$C. The proposed Quail Meadows Subdivision would create 161ots on Tax l.ot
S00 of Map Page 372W lOBB.
The requirements for Tentative Land Divisions are set forth in Chapter 17 of the Central Point
Municipal Code, relating to General Regulations, Off-street Packing, Site Plan, Landscaping and
Construction Plans. The proposed plan is also reviewed in`aoooidance to the City's Public Works
Standards.
PUBLIC COM_MFIVTS
I. Any person interested in commenting on the above-mentioned land use decision may submit
written comments up until the date of the meeting scheduled for Tuesday, July 15th, 1997.
2. Written comments maybe sent in advance of the meeting to Central Point City Hall, 1S5
South Second Street, Central Point, OR 97502.
155 South Second Street • Central 1?oint, OR 97502 • (541) 6643321 • Pax: (541) 664-6384
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Quail Mudows
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3. Issues which may provide the basis for an appeal on the matters shall be raised prior to the
expiration of the comment period noted above. Any testimony and written comments about
the decisions described above will need to be related to the proposal and should be stated
clearly to the Planning Commission..
4. Copies. of all evidence relied upon by the applicant are available for public review at City Hall,
155 South Second Street, Central Point, Oregon. Copies of the same are available at 15 cents
per page.
5. Por additional information, the public may contact the Planning Department at (541) 664-
3321 (ext. 231)
SL7MMAI2YOPPRO BD 1RF
At the meeting, Planning Commission will review the applications, technical staff reports,. hear
testimony from the applicant, proponents, and opponents and hear arguments on the application.
Any testimony or written comments must be related to the criteria set forth above. At the conclusion
of the review the Planning Commission may approve, modify or deny the Tentative Plan. City
regulations provide that the Central Point City Council be informed about all Planning Commission
decisions.
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EXHIBIT C
PLANNING DEPARTMENT RECOMMENDED CONDITION'
I. Prior to final plat approval, the applicant shall submit to the City a copy of the
proposed covenants, conditions and restrictions (GCBs) for the Country Meadows
Subdivision, Phase I.
2. The applicant shall comply with all requirements of BCVSA, Jackson County Roads
Department, Rogue River Valley Irrigation District, Department of State Lands and all other
affected agencies as they pertain to the development of the Country Meadows Subdivision,
Phase I. Evidence of such compliance shall be submitted to the City prior to final plat
approvat.
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CITY OF CENTRAL, POINT
DEPARTMENT OF PUBLIC WORKS
STAFF REPORT
for
CSity of Cenirai Point
I'tanning Deparkaent ,
COUNTRY MEADOWS ESTATES PHASES 1, 2, 3
PW#97026
Date: 07/09/97
Applicant: Wayne Christian
2821 Bullock Road, Medford, OR 97504
(541),773-5171
Project: .Subdivision
Location: Hanley Road and Grant Road
Legal: T37S, R2W, Section 10C, Tax Lots 4800, 4801, 4803, 4804
10BB, Tax lots 700
106C, Tax Lots 2000, 2100
Zoning: R-1-8 (phase 1) and R-1-10 (phases 2 and 3.)
Lots: 86 total (phase 1: 38 lots; phase 2: 33 lots; and phase 3: 15 lots)
Units: 86 Residential (2 existing and 84 new)
Plans: Country Meadows Estates, 1, 2, 3 -6/12/97; revised 6/27/97 and 7/01/97)
Report By: Paul W. Worth, Public Works Technician
Lee Brennan, Public Works Director
Purpose
Provide information to the Planning Commission and Applicant (hereinafter referred to
as 'Developer') regarding Public Works standards and proposed new standards to be
included in the design. Gather information from the Developer/Engineerregurding
proposed development.
Special Requirements
1. Fr_Isting InfrastrY!cfc~re: The Developer's engineer shall provide suitable
engineering cert~caflon 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 facilities, and that the existing infrastnucture facilities have
either adequate capacities to accommodate the flows and/or demands imposed
on the existing infrastnucture 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 acxommodate the additional flows and/or 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,
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Coumuy Meadows Eslales, Plmse 1,1,3,
PfVD Slaf/'Repor[
July 09, 1997
Page 2
and conveyance system, the sanitary sewer collection and conveyance system,
and the water distribution system. The master plans should take into account
the flows or demands of the proposed development, any future development on
neighboring properties,'and any areas deemed by the City that will need to
connect-into the proposed developments infrastructure. The prepared master
plans should take into account any previous master plans that have been
prepared and approved by the City.
3. Water Distribuf/on System: The Developers of Country Meadows Estates,
.Quail Meadows, ahd Rosewood Estates Subdivisions shall jointly design and
construct, of their expense, a 12-inch-diameter waterline in Hanley Road/Pine
Street from a point just west of Brandon Street near Jackson Creek, aligned
along. Hanley Road, and thence West through the proposed Country Meadows
Estates Phase 1 Subdivision, and thence down along Grant Road to the
connection with the existing 12-inch diameter terminus on the 16-inch-diameter
line. at the infersection of Beall Lane and Grant Road. The existing terminus of
the 12-inch diameteriine on 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 Subdivisions shall jointly design and
construct, at their expense, a 12-inch-diameter waterline from the Terminus on
Grant Road near the proposed connection of Mendolia Way with Grant Road,
along the. eastern side of Grant Road to a point on Grant Road at the Northwest
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 modifications/additions to the master
plan being considered by the City's PWD.
., .~..:.: .•,. w.,.~ accnrlatPd with Horn Creek: 'The Developer
4. F-uvu naca~u ~rnuv
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
c:
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County Meadows Es[ales, Phase 1,2,3,
PWD S1aJj'Repor!
July 09, 1997
Page3
City's. PWD in improving the flow capacity of Horn Creek. to mitigate any current
or future flood hazards associated with the floodway of Horn Creek.
5. fight-of -Ways: Provide dedication for expansion of the. right-of-way along
Grant and Hanley Roads to 80-feet In width (40-feet each side of centerline).
Provide suitable and acceptable easements forany public works infrastructure
located outside the public right-of--way.
4. Land arse Buffers: Providefior City PWD and JC Roads approved, 10-foot
minimum width, landscaped buffers (including irrigated landscaping, sound
wallsffences, and meadering sidewalks) along the applicable portions of Grant
and Hanley Roads.
5. Traffic Study: Developer shall, at the developer's expense, prepare an
applicable and approved Traffic Impact Study. The developer shall :implement
and constnact, as applicable, any associated infrastructure as recommended in
the Traffic Impact Study or as determined by JC Roads and the City PWD.
g, Fr^sion Control Plan: A suitable erosion control plan must be prepared and
submitteddo'the'Oregon Department of Environmental Quality (DEQ) for the
construction of any improvements associated with this development. The
.construction plans associated with this development will not be approved by the
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 for all improvements proposed for
constnaction or mod cations 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 fire protection); street lighting; and traffic control devices,
street signs, and delineation.
3. Ail constnadion of public improvements shall conform to the City's Public Works .
Standard Specifications and Details (City PWD Standards) and otherspecial
u • i~
Country MeadowsEs[a[es, Please 1.2,3,
PWD Sta.(l'Report
July 09, 1997 ;,.
Page 4
specifications, details, standards, andlor upgrades as may be approved by the
City's Public Works Director. ,
4. During construction, changes proposed by the Developer shall be submitted in
writing by the Developer's engineer to the City PWD for approval prior to
installation.
5. No constnaction 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 maybe 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 (ACOE), affected irrigation districts,- and Jackson County
Road and Park Services Department (JC Roads).
8. Prior to approval and acceptance of the project, the Oeveloper's engineer or
surveyor shall provide the Public Works Oepartment with a digital drawing of the
consWdion "as-builts` in ari AutoCAO compatible format, or as otheryvise
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, acid 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;
streetlight locations; other below grade utility line loo ed alt mative~fomtat, of
Provide a "red-line" hard copy (on Mylar), or an .app atible drawing
construction drawings, and an axeptable AutoCAD comp
electronic file to the City at completion of construction.
9.. The DevelopeaseYnnignof the recorded Firiaii P at map reproduced on Mylar and
Departmen
in an acceptable electronic form in AutoCAD format. The Final Plat shall be tie
to a legal Government comer and the State Plane Coordinate System.
10. All elevations used on the construction plans, on temporary benchmarks, and on
.~. ~ . 1 ~.
Courrdy Meadows Ls(ales, PHase 1,2,3,
PWD S[a./jRepor[
July 09, 1997
Page S
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 providedfor each,phase of the proposed development, the locations of
which shall be as jointly determined by the City PWD and the Developer's
surveyor.
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.easementdedicotions and widths on the Plot Plan.
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,. sanitary sewer, and water lines should be dedicated to the
City and notjust a P.U.E. Centerline'of buried infrastructureshaitbe 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..
14. All design, construction plans and specifications, and asfiuilt 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. if the proposed development places structures within the 100-year floodzone,
the Developers 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 floodplainelevation-and floodzone boundary, and.what
affects will the modification of thefiloodplain elevation and floodzone boundary
have on the existing facilities and properties surrounding the proposed
development.
17. Priorto the City PWD final approval of the constnaction 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
aystem improvement plans for the proposed development.
- j.
CouatryMeadawsEsta(es, Phase 1,2,3,
PWD StafJReport
July 09, 1997
Page 6
~ BCVSAnandlthe appropr ateis gnature blocks should bercompletedton the
plans. -
d Copies of written approvals and/or permits including conditions from the
various agencies involved: DSL, DFW, DEQ, and/or ACOE.
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 farfinal approval.
1 g. The Developer's engineer shalt provide suitable a )ghat all tonne bons t and
justification (i.e. calculations, analyses, plots, etc.,
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 fadlities, and that the existing
infrastructure facilities have adequate capadties to acxommodate the flows
and/or demands imposed on the existing infrastrudure as the result of the
connection of the proposed development's infrastructure.
20. Ovefiead power lines. If applicable, coordinate eH'orts with Padfic Power and .
Light, US West, and TCI Cable, to convert any overhead electrical power,
telephone, or cable fadlities 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
assodated with the conversion of these fadlities from overhead to underground
facilities, shall be by and between the.utilityowners and the Developer.
21. The accurate locations of any existing underground and above ground public
infrastnacture, and the location of the assodated easements with these fadlities,
shall be akx:urately portrayed (both horizontally and vertically) on the
construction plans.
StreetslTraffc ,•,~ „±
Existing Improvements - Hanley Road - Major Arterial:~~°~Current ROW 60' wide,
varying street width. .Right-of Way required: 80 foot
width; 40- foot on eitherside of centerline.
Jurisdiction -Jackson County.
Grant Road -Current ROW: 60' wide, street width
25'. Right-of Way required: 80-foot width; 40-foot
on either side of centerline. Jurisdiction -Jackson
County.
.. - ~ L~
Coua6yMeadows Esla(es, Phase 1,2,3,
PWD S(aJfRepor!
July 09, 1997
Page 7
Construction drawings for this Tentative Plan shall include a Street Lighting Plan
and TraffiCControl 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 ail uncontrolled intersections. 55 feet shall be required at arterial or
secondary arterial intersections with the proposed streets of the subject
subdivision.
2. The City PWD shall; of the cost of the Developer, evaluate the strength of the
native'soilsand 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 Hanley and Grant Roads including, but not limited to, 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 maybe required to defer the improvements
along Hanley and/or Grant Roads 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 development/improvement of the street section and appurtenances (i.e.
sidewalks; traffic lights, storm drainage, etc.) Along the development's frontages
with Grant and Hanley Roads, as required and approved by the JC Roads and
City PWD.
4. Stop signs shall be required and installed by the Developer at the intersections
with Hanley and Grant Road and at the, three-way intersection of Mendolia Way
and Blue Hearon Drive
- ~.
Country Meadows Estates, Phase 1,2,3,
p{{~DStafjReport
July 09, T 997
Page 8
At the developer's option, the Developer may propose the use of a rolled curb,
gutter, and sidewalksection (as de uttereand sidewalk standahds. ity PWD) in
lieu of the current City PWD'curb, g
6. It is suggested that adedicated easement or piece of property be afforded on
lots associated with the Country Meadow Estates subdivisions and/or the Quail
Meadows subdivision, that afford pedestrian and bicycle traffic from Mendolia
Way (Bachand Avenue) to Donna Way. The location of bike/pedestrian ways
shall be consistent with the City Comprehensive Plan and Mastee ted that hese
Plan as currehtly written or as being currently revised.; It is sugg
easements could be combined with utility easements that will be required. for
utility interconnections or discharge points.
7, Due to the relative closeness of the two proposed intersections to Grant Road of
Blue Hearon Drive (of the proposed Country Meadow Estates subdivisions) and
Quail Lane (of-the proposed Quail Meadows Subdivision), it is suggested that a
suitable, City approved semi-permanent barricade be installed across the
western end of Blue Hearon Drive that affords pedestrian and bicycle traffic only,
but prohibits ryorma(vehiculartraf6c. The barricade could .be constructed in
such a manner that provides for lockable modification to allow the passage of
emergency service vehicles, as required.: The barricade would be appropriately
landscaped and irrigated, ad provide for adequte ADA passage requirements.
Storm Drainage, Irrigation Improvements
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 Nom Creek.
Developer's engineer shall develop a master plan for the storm drain collection,
retention, and conveyance system (SD System) which provides for storm,v/ater
run-off from and run-on 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 (i.e. Hom Creek),
and any areas deemed by the City that will need to connect-into the proposed
.development's SD System.
2. Developer's engineer shall determine how SD system will work during 10-year
and 100 year flood events associated with Horn Creek. Identify the HGL in Horn
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
~, 1~,
Cour,dy Meadows Esta(es, P/wse I,2, 3,
P{VD StafJ'Report
July 09, 1997
Page 9
adequately drain 10-year storm without surcharging or should be provided with
adequate"storage to prevent surcharging; and be designed to prevent backflow
of water from 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 floodway and filoodplain of Hom Creek and the drainage
ditches associated with Grant and Hanley Roads. The allowable flow rates into
Hom Creek and the ditches along Grant and Hanley Roads from the proposed
development shall not be greater than the run-off flow rates experienced from
the property in its cun•ent status. The developer's engineer shal6provide suitable
hydrological calculations and storm hydrographs to depict the existing
predevelopment, and projected post development conditions of the development
area on Horn Creek and the ditches along Hanley and Grant Roads. The
Developers 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 proposeto include the discharge to Horn Creek or the existing
drainage ditches on Grant or Hanley Road, and any construction or modification
:within the floodway of Hom Creek or in the road ditches, shall be in compliance
with DSL, ACOE, ODFW, DEQ, JC Roads, and/or City PWD (as applicable)
guidelines and requirements and any applicable wnditions and or approvals, or
these regulatory agencies.
5. 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
Hom Creek upgradient of the proposed development.
6. All storm drain easements need to be 15-feet wide, and need Cause in final
.property deeds or final CC&Rs to maintain driveable access to manholes for
getting vactorretter to manholes and 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 Pian,
the Developer's engineer shall provide the City PWD with a complete set of
hydrologicand hydraulic calculations and profile plots for sizing the SD system.
The engineer shall use the rainfall/intensity curve obtained from the City PWD
for hydrologic calculations, and the negotiated run-off parameters.
~~r'.
CoundyMeadowsEsWtes, Phase 1,2,3,
PWD StajJ'Report
July 09, 1997
Page 10
~_
9. The SD system shall be designed to carry runoff from a 10 year. storm event if
(~<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.
12.
13.
14.
15.
Construct curb inlets with side inlet in curb section and grated; inlet in the in
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 inlets/catch basin for maintenance/cleaning purposes.
Developers 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.
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:groundwateraed stone 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 HGLshall include both the groundwater infiltration, and the storm
water nan-off and nan-on inflows into the SD system.
A 30 foot wide stone-drain access easement shall be located on the lots
adjoining•Hom Creekto afford access to the main channel of Hom Creek.
Gated access to accommodate a 15' wide access (beyond the top of bank of the
Hom Creek channel) shall be provided through all fence crossings of>
easements.
„ _ 1~7
CounlryMeadowsEstates, Phase 1,2,3,
PWD Sta,Q'Report
July 09, 1997 ~ -
Page Il ~-
16. Constnlction of private storm draina is discouraged by the City. However, if a
private stone drain is to be constructed, the following information should be
provided to the City:
- How will the private storm drains be maintained, repaired, etc.
- Ali 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
storni's drain system that may be proposed..
17. Provide 02 foot drop through alt manholes and Curti inlets.
18. Roof drains and underdrains shall not be directly connected to a public storm
drain `lines, end 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
possible. If a roiled curb and gutter section is to be used, then the roof drains
and underdrain discharge lines<shall either be connected to the rolled gutter
section utilizing. a City PWD approved design, or they shall be connected to a
private storm drairrsystem (with a suitable easement dedication for the private
storm drain facilities) that is, aligned along the backside of the sidewalk and/or
P.U.E„that discharges into a curb inlet or manhole that is part of the public
stone drainsystem.... -
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 irrigation rights or use of water from Mom Creek.
Sanitary Sewer
Existing Facilities = 15" =18" BCVSA Gravity Sewer is located in Grant :Road.
- 21" - 24"a3CVSA gravity sewer is located in Taylor Road
- 8-inch sanitary sewer is located in Donna Way
1. ~ fll 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.
., .. ~.~
,.
CawatryMeadowsEs(ates, Please 1,2,3,
PWD Stafj~Repar(
July 09, 1997
Page 12
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 for existing
flows and projected future or existing development that will be connected to the
system. Plot HGL on profile or provide a separate profile drawing that indicates
the HGL on the profile. All pipes should. maintain cleaning velocity and have
adequate'capacitieswethout 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.
5. Alf testing and video inspection of lines and manholes shall be done in
accordance with BCVSA requirements, at Developers 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) and/or the City to
provide adequate capacity for the proposed development area,,any future
development on adjacent properties, and any existing sanitary sewer collection
systems that may need to connectrinto 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, or adjacent landowners to share in
costs for development of the sanitary sewer collection system to accommodate
the upgrade of line sizing to handle the additional capacity requirements for
surrounding development, Shall include detailed engineering calculations and
costs analyses. The Developer will be responsible to coordinate and develop
any cost'sharing agreements with any identified adjacent property
owners/developers and/or the City and BCVSA.
J _ - ~; ~?
CouudyMeadows Esmles, Plmse 1,2,3,
PWD Sta,(j'Reporl
July 09, 1997
Page 13
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 8 inch line ends at the cul-de-sac in Donna Way.
- A 8 inch line lies in Brad Way between Palo Verde
Way and Strait Way.
1. A water distribution system shall be designed in accordance with the 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-ihto the proposed development'swaterdlstribution,
system.
2. Developer's engineer shalt design the water system to provide a minimum flow
of 1,000 gpm and conform to Fire Districf 3 requirements. Maximum spacing of
fire hydrants shall be 300 feet. Construction plans shall be reviewed and
approved by Fire District 3 priorto submitting to-DPW.
3: Specil•icstions forthe design and construction ofthe water system shall be in
accordance with City'f'WD Standards or asmaybe adopted and approved by
the Publib Works Director.
4. Lateral /connection stationing and size shall be provided an constnaction plans
and as-built drawings.
5. Developer's engineer shall provide a reinforced flow ("looped°) water system
with conneciions at the ends of Mendolia Way, Blue Hearcn Drive, and Quail
Lane with connections to the 12-inch-diameter lines to be installed in Grant. and
Hanley Roads. A reinforced flow connection shall also be made between Diego
Court and Mendolia Way. A reinforced flow connection to the 6".line in Donna
Way shall also be required.
6. Developer shall comply with Oregon Health Division (OHD) and City
requirements for backflow 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 ovation 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.
r.
~, ., t;,,
CountryA4eadowsEstales, Phase 1,2,3,
PWD S!a_(jRepor!
July 09, 1997
Page 14
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).
g. Water system shall be tested in accordance with City PWD Standards and
requirements at Developer's expense and should be approved by the City.
10. Any proposals requesting the City to share in costs for development of the' water
supply system to accommodate the installation of the 12-inch lines on'Grant and
Hanley Roads to afford proper capacities and pressures and for upgrade of line
sizing to handle the additional capacity requiremehts for any existing orfuture
surrounding development, shall include detailed engineering calculations and
cost`s analyses. The Developer will be responsible to coordinate and develop
any cost sharing agreements with any identified adjacent property
owners/developers andlor the City.
Site work, Grading and Design, and Utility Plans
Existing Improvements - Hom Creek traverses the proposed development
areas from South to North and wetlands identified as
PSSC and PEMC are present on the property.
Existing houses and outbuildings on property.
1. Developer shall provide agrading/paving plan(s) with the construction drawing
submittal to the City PWD. Plan(s)shall illustrate the location and elevations of
the base flood event flood zohe and floodway 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 lines shall be
connected to the curb and gutter and discharge from the curb,face or other
approved discharge point or system.
3. Developer shall provide the necessary "rough" lot grading to assure that all lots
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
`; "j
„ _ ~..
CouudyMeadows Estates. Phase 1,2,3,
PWD StaJJ'Reporl
July 09, 7997
Page 15
any mitigating requirements or conditions) from DSL; DEQ; and ACOE (including
any mitigating requirements), for any required wetland or flood hazard mitigation
work to be pertormed as part of the proposed development.
5. Grading plans should have original/existing grades and final grades plotted on
the plan.: Typically, existing grade contouriines 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 should 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 should be accurately depicted on the as-built drawings, or as a
separate set of drawings attached to the as-built drawings.
9. Landscaped barriers shall be required on lots adjacent to, but not fronting, Grant
and Taylor Roads
Righls of Ways/Easements
1. 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 ahd shall not split lot lines. Public utility;
easements shall have a minimum width of 10 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 Watermaste~ 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
~ ~l
v .. .. It /..~
t~
CoundyMeadowsRsta(es,Phasel;$3,
PWD StaJj'Reporl
July 09, 1997
Page 16 ~.
approved bythe 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. All existing easement locations and those proposed for 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 bike/pedestrian pathway dscussedpreviously, and storm drainage
discharge points. These easements shall be secured prior to final construction
plan approval. A copy of he recorded easement shall be submitted to the City
PWD prior to Final Plat approval.
7. Hanley and Grant Roads•are currently designated in the City's comprehensive
plan as a major and secondary arterial road, respectively. -The comprehensive
plan states that the right-of-way widths needed for a major arterial road are
between -100 to 120 feet; and between 80 and 88 feet for a secondary arterial
road. In review of tfie current right-of-way widths that are seasonably available
on the connecting major arterial road to Hanley Road (West Pine Street), the
City's PW0 has determined that an 80 foot wide right-0f way will be needed for
Hanley Road, in lieu of the 100- to 110-foot right-of way designated in the City's
comprehensive plan. Since the existing right-of-way widths for. both Grant and
Hanley Roads is 60 feet, the City will require an additional 10 foot dedication for
right-ofaniay along the boundaries of the proposed developmentthatfmnt these
two roads.
;~
JACKSON COUNTY, OREGON
200 ANTELOPE ROAD WHITE CITY, OREGON 97503
June 24, 1997
Attention: Jim Bennett
City of Central Point Planning
115 South Second. Street
Central Point, OR .97502
CXty of Central P.oiuf
E~xx~~~r t<E tt
,
)'fanning Department
JUt\ 51997'.
~:,ITY G: ,....: .,.•s i~GSNT
RE: Planning File 97022; 37-lot residential subdivision
Dear Mr. Bennett:
Thank you for the opportunity to comment on this request for Country Meadow Estates
Subdivision Unit No. 1, a 37-lot residential subdivision, located north of Beall Lane between
Grant and Hanley Roads. Roads and' Parks Services recommends the following: conditions of
approval.
1. The applicant shall submit construction drawings to Jackson County Roads and. Parks
Servicesand obtain county permits if required.
2. We recommend that half-street frontage improvements to Grant and Hanley Road be
required to urban standards. Improvements shall include road widening, curb, gutter,
box culvert extension, drainage facilities, sidewalk and bike lane.
3. If additional right-of-way is required for the improvements,dedication should be required.
City of Central PoinYstandards.may'be utilized for road improvement if the City agrees, in
writing, to future maintenance of the urban improvements.
4. The applicant shall obtain a road approach permit from Roads and Parks Services for the
new road approach to Hanley Road. The paved approach shall have 30' approach radii
and a 30' minimum width.
6. Jackson County Roads and Parks Services would like to review and comment on the
hydraulic report including the calculations and drainage plan. Capacity improvements or
on site detention, if necessary, shall be installed at the expense of the applicant.
If you have any questions or need further information feel free to call me at 830-6400 ext. #230.
5. We recommend no direct parcel access to Grant or Hanley Roads, except for Tax Lot 2~ 1n
Sincere) ,
Eric Niemeyer
Traffic & Development Section
I:\DEVELOP\CITIES\CNTRLPT\97022.DS1
HEAR CREEKOREENWAY / ENGINEEWNG / FLEETMANAGEMEM / MOTORPOOL / PARKS / ROAD MAINTENANCE / VEGETAliON MANAGEMENT
T76-7268 826-9112 826J121 776.7338 776.7801 826J122 ~ 826.3122
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Pi INNING DEPARTMENT STAFF REPORT
;~
HEARING
DATE: July 15, 1997 ,
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
City Administrator.
SUBJECT: Public Hearing -Tentative Plan for Country Meadows Subdivision; Phase II
~pnli~ cant: Wayne ChiYStian
2821 Bullock Road
Medford, OR 97504
ers of Marion R Hull, Trustee & Eilene Hull, Trustee
8ecord: 3545 Hanley Road
Central Point, OR 97502,
Property 37 2W lOBB TL 800 - 2.59 acres
Deccriptio 37 2W IOBC TL 1900. - 6.94 acres
R 1-10, Residential. Single. Family. (10,000 s.f.)
The applicac-t, Wayne Christian, has submitted a tentative plan application for the subdivision
of approximately 9.53 acres located south of Taylor Road and east of Grant Road. (Exhibit
A): 'The site is pnysemly zoned R 1-IQ Residential Single-Family (10,000 s.f.) and.is
proposed for development as the second phase of the proposed-siagle-family residemial
subdivision, Couahy Meadows: The total muaber of lots proposed for the subdivision is
thirty-three (33), The average density for the subdivision is 3.46 units/acre, , The maximum.
density permitted for the site is 6 uaits/acre. The maximum number-of dwelling units that
would be permitted under the curreirt zoning is approximately forty-one (41) dwelling units.
CPMC 1:7A.020 hrvests the Planning Commissionwith the authority to hold a-public hearing
and render a decision on any application for a tentative plan for a land partition. Notice of
the public hearing was effected in accordance with CPMC 1.2.4.060 (Exhibit B).
V .~
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Applicable Law -
Central Point Comprehensive Plan & Comprehensive Plan Map 't
CPMC 16.10.010 et seq. -Tentative Plans
CPMC 17.20.010 et seq. - R-1, Residential Single-Family District
Discussion
The proposed subdivision is located on approximately 9.53 acres south of Taylor Road and
east of Grant Road immediately north of the proposed Country Meadows Subdivision, Phase
I. It consists of thirty-three (33) single-family homes and would be developed as the second
phase of the Country Meadows Subdivision. Access to the subdivision is proposed from
Grant Road via Mendolia Way which would begin in 4he proposed Country Meadows
Subdivision, Phase I and continue northward through the proposed Quail Meadows
Subdivision.
The Planning Department has reviewed the tentative plan for compliance with the
Comprehensive Plan and the Zoning Ordinance. No zone changes are proposed as a part of
this development. Accordingly, the subdivision complies with the City Comprehensive Plan
Urbanization Element which identifies this area (Subarea F) for future low density residential
development and with the Comprehensive Plan Map and Zoning Map. Each lot meets the
minimum requirements for tot size lot width in the R-1-10 zoning district.
Surrounding uses consist of coral residential uses to the. south which are proposed for future
low density residential development as Country Meadows, Phase I ;rural residential uses to
the west which are outside of the urban growth boundary; rural residential uses to the north
which are proposed for future low density residential development as Quail Meadows; and
an existing single-family residential subdivision, West Pine Villa, to the east.
Horn Creek tuns through the southern portion of the proposed subdivision and. along its
eastern boundary. There are potential wetlands associated with the creek. A permit maybe .
required for any alterations within the creek bed or any adjacent wetlands. Accordingly, a
wetland land use notification form has been sent to the Depatment of State Lands (DSL).
The applicam will be requit~od to comply with all' recommendations and requirements of DSL
with respect to these areas.
The Public Works Department has reviewed the tentative plan for compliance with the City's
water, sewer, storm drain and transportation standards. The Public Works staff report is
attached as Exhibit D. Written comments were also received from Jackson County Roads
regarding their requirements:for the development of the proposed subdivision (Exhibit E).
~ ~ /J ..
Findings of Fact & Conclusions of Law
1. The project site is located in the R-1-1Q Residential Single-Family District
The project is consistent with Subarea "F" of the Urbanization Element of the
Comprehensive Plan which calls for low density,residential development in the area and
with the Comprehensive Plan Map which designates the project site as Low Density
Residential The project site is located in the R-1-10 residential district. This zoning
designation is also consistent with the referenced portions of the Comprehensive Plan.
2. The project consists of a tentative plan application for the subdivision of
approximately 9.53 acres for the purpose ofdeveloping asingle-family residential subdivision,
Country Meadows, Phase II. The total number of lots proposed for the subdivision is 33. The
average density for the subdivision is3.46 units/acre.
The proposed single-family subdivision meets the density requirements for the
R-1-10 residential zone which. is a maximum 6 units/acre. Each lot within the
subdivision meets the minimum of size and lot width requirements for the R-1-10 zone.
The tentative plan includes all information required by CPMC 16.10.010 et seq.
3. The Planning and Public Works Departments have reviewed the tentative plan for the
proposed subdivision, the findings of fact and the conclusions'of law and determined that the
prroject meets all City standards and requirements subject to the recommended conditions of
he Planning Department (Exhibit C) and the Public Works Department (Exhibit D).
,. , I
A Tentative Plan -Country Meadows, Phase TI
B. Notice of Public Hearing
C. Planning Department Recommended Conditions
D. Public Works Staff Report & Recommended Conditions
E. Written Comments
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PX.AIVNXIVG ,1~EPAR2'.ME1VT
City of Central#'.oint
~XHISIT t, ~ tt
Planning Departriient
James Bennett
'`' Planrung Director
Ken Gerschler
Planning'1'echnidan
Meeting Date:
Time:
Place:
NATURE OF MBBTING
NOTICE O~ MEETING
Date of Notlx June 18.1997
Tuesday, July ISth I997
7;00 p.m. (Approximate)
Central Point City Hall
155 South Second Street
Central Point, Oregon
Beginning at the above place and time, the Central Foint Planning Commission~will review four
applications of Tentative Subdivisions located in the Residential Single Family Districts,(R•1-8 and
R-1-10) between Grant and Hanley Roads. The proposed Country Meadow Estates Subdivision
Phases 1, 2 and 3 would create 84 lots on Jackson County Assessment Tax Lots 4800, 4801, 4803
and 4804 of Map Fage 37 2W IOC. Tax Lots 700, 800 of Map Page 37 2W10BB and 1900, 2000 of
Map Page 37 2W lOBC. The proposed Quail Meadows Subdivision would create 16 lots on Tax Lot
500 of Map Page 372W IOB$.
The requirements for Tentative Land Divisions are set forth in Chapter 17 of the Central Point
Municipal Code, relating to General Regulations, Off-street Parking, Site Plan, Landscaping and
Construction Flans. The proposedpIan is also reviewed inaeoordance to~the City"s Public Works
Standards.:
PUBLIC COMMBIV'I'S
1. Any person interested in commenting on the above-mentioned Land use decision may submit
written comments up until the date of the meeting scheduled for Tuesday, July 15th, 1997.
2. Writxen comments may be sent in advance of the meeting w Cenfral Point City Hall, I55
South Second Street, Central Point, Olt 97502.
155 South Second Street ~ Central Point, Olt 97502 ~ (541) 664-3321 ~ Fax: (541) 664-6384
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4.
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Issues which may provide the basis for an appeal on the matters shall be raised prior to the
expiration of the rnmment period noted above. Any testimony and written comments about
the decisions described above will need to be related to the proposal and should be stated
clearly to the Planning Commission.
Copies of all evidence relied-upon by the applicant are available for public review at City Hall,
155 South Second Street, Central Point, Oregon. Copies of the same are available at 1.5 Dents
Pet' page.
S. £ror additional information, the public may contact the Planning Department at (541) 664-
3321 (ext. 231)
$~,TMMAR'Y OP PROCi?DYJRE
At the meeting, Planning Commission will review the applications, technical staff reports, hear
testimony from the applicant, proponents, and opponents and hear arguments on the application.
My testimony or written comments must be related to the criteria set forth above. At the conclusion
of the review the Planning Commission may approve, modify or deny the Tentative Plan. City
regulations provide that the Central Point City Council be informed about all Planning Commission
decisions.
eS tJ
EXHIBIT C
PLANNING DEPARTMENT RECOMI~~NDED CONDITIONS ~.
1. Prior to final plat approval, the applicant shall submit to the City a copy of the
proposed covenants, conditions and restrictions (GCBs) for the Country Meadows
Subdivision, Phase II.
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 Country
Meadows Subdivision, Phase II. Evidence of such compliance shall be submitted to the City
prior to final plat approval.
CYiy of Central Puiii`t. ,.
E~IIB~T' *tI~ tf ;
Planning'DePar[men't .:
CITY OF CENTRAL POINT
,.
DEPARTMENT OF PUBLIC WORKS
STAFF REPORT ~~
for
COUNTRY MEADOWS ESTATES PHASES 1, 2, 3
PW#97026
Date: 07/09/97
Applicant: Wayne Christian
2821 Bullock Road, Medford, OR 97504
(541) 773-5171
Project: Subdivision
Location: Hanley Road arld Grant Road
Legal: T37S, R2W, Section 10C, Tax Lots 4800, 4801, 4803, 4804
1088, Tax Lots 700
10BC, Tax Lots 2000, 2100
Zoning: R-1-8 (phase 1) and R-1-10 (phases 2 and 3)
Lots: 86 total (phase 1: 381ots; phase 2: 33 lots; and phase 3: 15 lots)
Units: 86 Residential (2 existing and 84 new)
Plans: Country Meadows Estates, 1, 2, 3 - 6/12197; revised 6/27/97 and 7/01/97)
Report By: Paul W. Worth, Public Works Technician
Lee Brennan, Public Works Director
Purpose
:Provide information to the Planning Commission and Applicant (hereinafter referred to
as'Developer~) regarding Public Works standards and proposed new standards to be
included in the design. Gather information from the Developer/Engineer regarding
proposed development.
Special Requirements
1. FYlsting Infrastructure: The Developer's engineer shall provide suitable
' engineering certification and justifcation (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 facilities, and that the existing infrastructure facilities have
either adequate capacities to accommodate the flows and/or 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 and/or 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,
...
`r.'3
Cotorhy Meadows Es(a(es, Plmse 1, 2,3,
PWD S(aJj'Repor(
July 09, ! 997
Page 2
'and conveyance system, the sanitary sewercollection 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. Water Distribution System: The Developers of Country Meadows Estates,
Quail Meadows, and Rosewood Estates Subdivisions shall jointly design and
" construct, at their expense, a 12-inch-diameter waterline in Hanley Road/Pine
Street from a point just west of Brandon Street near Jackson Creek, aligned
along Hanley Road, and thence West through the proposed Country Meadows
Estates Phase 1 Subdivision, and thence down along Grant Road to the
connection with the existing 12-inch diameter terminus on the 16-inch-diameter
line of the intersection of Beall Lane and Grant Road. The existing terminus of
the 1'2-inch diameter line on 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 Subdivisions shall jointly design. and
construct, at their expense, a 12-inch-diameter waterline from the Terminus on
Grant Road near the proposed connection of Mendolia Way with Grant Road,
along the eastern side of Grant Road to a point on Grant Road at the Northwest
corner of Lot Na 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 modifications/additions to the master
plan being considered bythe City's PWD.
4. Flood Hazard Mitigation Work Associated with 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
~,
,..
CoundyMeadowsEs(a(es, Phase 1,2,3,
PWD SlajjReporf
July 09, 1997
Page 3
City's PWD in improving the flow capacity of Horn Creek to mitigate any current
orfuture flood hazards associated with the floodway of Horn Creek.
5. R1g t-of-Wavs: Provide dedication for expansion of the,right-of-way along
Grant and Hanley Roads to 80-feet in width (40-feet each side of centerline).
Provide suitable and acceptable easements for any. public works infrastructure
located outside the public right-of-way.
4. I andsc~pe Buffers: Provide for City PWD and JC Roads approved, 10-foot
minimum width, landscaped buffers (including irrigated landscaping, sound.
wallsffences, and meadering sidewalks) along the applicable portions of Grant
and Hanley Roads.
5. Traffic Studv: Developer shall, at the developer's expense, prepare an
applicable and approved Traffic Impact Study. The developershall 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: 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
constructonplansassociated withthis development will not be approved by the
City PWD until the City PWD receives a copyof the written approval of the
erosion control plan by the DEQ.
General
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.
2. Public improvements include, but are notiimited to, streets (including sidewalks,
curbs and gutters and landscape buffers); stomt 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 ofpublic improvements shall conform to the City's Public Works
Standard Specifications and Details (City PWD Standards) and other special
.. _ 3 ,Y
CounbyMeadows Esta(es, Phase /,2,3,
PH'DS(aJj'Repar(
July 09, 1997
Page 4
specifications, details, standards, and/or upgrades as maybe 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 permi4 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 (OFW), Oregon Department of
Environmental Quality (DEQ), Oregon Division of State Lands (DSL), U.S. Army
' Corps of Engineers (ALOE), 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-builts" in ari 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 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-line" hard copy (on Mylar), or an approved alternative format, 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 Public Works
Department a drawing of theiecorded 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 comer and the State Plane Coordinate System.
10. All elevations used on the construction plans, on temporary benchmarks, and on
3
CounbyMeadows Es[a(es, Phase 1,2,3,
PWD S(afj'Repor(
July 09, /997
Page 5
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 developrrient, the locations of
which shall be as jointly determined by the City PWD and the Developer's
surveyor.
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 Plot Plan.
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, sanitary sewer, and water lines should be dedicated to the
City and notjust 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.
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. If the proposed development places structures within the 100-year floodzone,
the Developer's engineer will be required to explain and provide detail as to
what affects will the placement of these structures have on the floodzone: what
affect will it have on the floodplain elevation and floodzone boundary, and what
affects will the modification of the floodplain elevation and floodzone boundary
have on the existing facilities and properties surrounding the proposed
development.
17. Prior to 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.
., .. ~ 4
CoundyMeadowsEstates, Please 1,2,3,
PWD Stafj'Report
July 09, 1997
Page 6
^ The plans relating to the sanitary sewers should be approved in writing by
BCVSA, and the appropriate signature blocks should be completed on the
plans.
^ Copies of writteh approvals and/or permits including conditions from the
various agencies involved; DSL, DFW, DEQ, andlor ACOE.
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 DeGeloper's engineer shall provide suitable engineering certification and
justification (i.e. calculations, analyses, plots, etc.,) that all connections to
existing infrastructure (i.e. street; water, sanitary sewer, storm drain systems;
natural drainage systems; etc.,) will not interfere with the effective level of
service or operation of the infrastructure facilities, and that the existing
infrastructure facilities have adequate capacities to accommodate the flows
and/or demands imposed on the existing infrastructure as the result of the
connection of the proposed development's infrastructure.
20. Ovefiead 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 acceptarice by the City PWD of the publiaimprovements
associated with the proposed development... AIt 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.
Streets/Traffic
Existing Improvements - Hanley Road -.Major Arterial. Current ROW 60' wide,
varying street width. Right-of Way required: 80-foot
width; 40- foot on either side of centerline:
Jurisdiction -Jackson County.
- Grant Road -Current ROW: 60' wide, street width
25'. Right-of Way required: 80-foot width; 40-foot
on either side of cent ~ ine. Jurisdiction -Jackson
County. ~ - -
County Meadows Es(a(es, Please 1,2,3,
PWD Sta_(/'Repor(
July 09, 1997
Page 7
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 arterial or
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
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" crushedrock (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 Hanley and Grant Roads including, but not limited to, 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 Hanley andlor Grant Roads until a later date. If any or all of the
improvements are to be deferred to a later date, then the Developer will be
required to enter into a suitable deferred improvement agreement with the City
for the development/improvement of the street section and appurtenances (i.e.
sidewalks, traffic lights, storm drainage, etc.) Along the development's frontages
with Grant and Hanley Roads, as required and approved by the JC Roads and
City PWD.
4. Stop signs shall be required and installed by the Developer at the intersections
with Hanley and Grant;Road and at the three-way intersection of Mendolia Way
and Blue Hearon Drive
~,c~
c~:~;
Country Meadows Estates, Phase 1,1,3,
PWD SlaJf'Repor!
July 09, 1997
Page 8
5. At tho developer's option, the Developer may propose. the use of a rolled curb,
gutter, and sidewalk section (as developed and approved by the City PWD) in
lieu of the current City. PWD. curb, gutter, and sidewalk standards.
6. It is suggested that a dedicated easement or piece of property be afforded on
lots associated with the Country Meadow Estates subdivisions and/or the Quail
Meadows subdivision, that afford pedestrian and bicycle traffic from Mendolia
Way (Bachand Avenue) to Donna Way: ,The location of bike/pedestrian ways
shall be consistent with the City Comprehensive Plan and. Master Transportation
Plan as currently written or as .being currently revised. It is suggested that these
easements could be combined with utility easements that will be required for
utility interconnections or discharge points.
7. Due to the relative closeness of the two proposed intersections to Grant Road of
Blue Hearon Drive (of the proposed Country Meadow Estates subdivisions) and
Quail Lane (of the proposed. Quail Meadows Subdivision), it is suggested that a
suitable, City approved semi-permanent barricade be installed across the
western end of Blue Hearon Drive that affords pedestrian and bicycle traffic only,
but prohibits normal vehicular traffic. The barricade could be constructed in
such a manner that provides for lockable modification to allow the passage of
`' emergency service vehicles, as required. The barricade would be appropriately
landscaped and irrigated, ad provide for adequte ADA passage requirements.
Storm Drainage, Irrigation Improvements
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 waterin 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 orcreek/ditch conveyance), any future development on adjacent
properties, conveyed storm drainage, or surface water flow (i,e. Hom Creek),
and any areas deemed by the City that will need to connect-into the proposed
..development's SD System.
2. Developer's engineer shall determine how SD system will work during 10-year
and 100year flood events associated with Horn Creek. Identify the HGL in Horn
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
.; .. 3
CounbyMeadows Es[a[es, Please 1,2,3,
PWD S1affRepor[
July 09, 1997
Page 9
adequa4ely 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 floodway and floodplain of Horn Creek and the drainage
ditches associated with Grant and Hanley Roads. The allowable flow rates into
.Horn Creek and the ditches along Grant and Hanley Roads 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 post development conditions of the development
urea 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. Planswhich propose to'include the discharge to Horn Creek or the existing.
drainage ditches on Grant or Hanley Road, and any construction or modification
- withinthe floodway of Hom Creek or in the road ditches, shall be incompliance
with DSL:, ACOE; ODFW; DEQ, JC Roads, and/or City PWD (as applicable)
guidelines and requirements and any applicable conditions and or approvals, or
these regulatory agencies.
5. -Need plan and profile drawing of HGL's in 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
Hom 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 vactor~etter to manholes and 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 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 Yainfall/intensity curve obtained from the City PWD
for hydrologic calculations, and the negotiated run-off parameters.
/ ~. [~ I f
Country Meadows Estates, Phasel,2,3,
PWD S(a,Q'Report
July 09, 1997
Page 10 ~;;,.
9. The'SD system shall be designed to carry runoff from a 10 year storm event if
O<100cfs. Use runoff for 50 year storm if O>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...
12. Construct curb inlets with-side inlet in curb section and grated inlet in the in
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 inlets/catch basin for maintenance/cleaning purposes.
13. Developer's engineershatl 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.
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
O Minimize silts, sands, gravels, and fines 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 Hari-on inflows into the SDsystem.
.: ,;•
15. A 30-foot wide storm-drain access easement shall be located on the lots
adjoining Hom Creek to afford access to the main channel of Hom Creek:
Gated access to accommodate a 15' wide access (beyond the top of bank of the
Hom Creek channel) shal(beprovided through all fence crossings of.
easements.
J
County Meadows Estates, Pbase 1,2,3,
PWD SmfJ'Repor!
July 09, 1997 ..
Page 1 /
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 will the private storm drains be maintained, repaired, etc.
- Ail 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 maybe proposed.
17. Provide 0.2-foot drop through all manholes and curb inlets.
18. Roof drains and underdrains shall not be directly connected to a public storm
drain lines, ahd if a standard curb and gutter section is to.be used, the roof
drains and underdrains shall drain to the street at the curbiine, 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 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 and/or
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 irrigation rights or use of water from Hom Creek.
Sanitary Sewer
~~
Facisting Facilities - 15 =18 BCVSA G[avity Sewer is located in Grant Road.
- 21" -24" BCVSAgravity sewer is located in Taylor Road
- 8-inch sanitary sewer is located in Donna Way
All senitary sewer collection and conveyance system (SS System) design,,.
cohstructiorr 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.
Country Meadows Es(ates, Phase 1,2,3,
PWD S(a_(jReport
July 09, 1997
Page 12
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 alldwances for existing
flows and projectedfiuture or existing development that will be connected to the
system. Plot HGL on profile or provide a separate profile drawing that indicates
the HGL on the profile; All pipes should maintain cleaning velocity and have
adequate capacities without surcharging...
3. The construction plans and the as-built drawings shall identify lateral stationing
for construction of sewer laterals.
4. The City uporrcompletion 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
birector 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 expehse. The Developer
shall provide BCVSA and the City with test reports, TV reports and certification
`of the sewer system'construction priorto final acceptance.
6. The SS System shall be designed in accordance with any master plahhing
' 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 shallbe prepared for the proposed development which accommodates the
capacity needsfor the proposed development as well as the capacity needs for
the adjoining properties, and any additional flows as determined by BCVSA and
the City PWD.
7. Any proposals requesting the'City, BCVSA, or adjacent landowners to share in
obsts for development of the sanitary sewer collection system to accommodate
the upgrade of line sizing to handle the additional capacity requirements for
surrounding development, shall include detailed engineering calculations and
costs analyses. The Developer will be responsible to coordinate and develop
ahy cost sharing agreements with any identified adjacent property
owners/developers and/or the City and BCVSA.
., ,. ,~ '
CouutryMeadows Estates, Phase 1,2,3,
PWD Sta,Q'Report
July 09, 1997 ~ ..
Page 13
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 liesin Brad Way between Palo Verde
Way and Strait Way.
1. A water distribution system shall be designed in accordance with 4he 1979
Water System Master Plan which accommodates the proposed development,
any future developmeht oh adjacent property; and any areas deemedby the City
that'will need to connect-into the proposed development's water distribution
system,
2. Developer's engineer shall design thewater 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 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 on construction plans
and as-built drawings.
5. Developer's engineer shall provide a reinforced flow ("looped") water system
with connections at the ends of Mehdolia Way, Blue Hearon Drive, and Quail
Lane with connections to the 12-inch-diameter lines to be installed in Grant and
Hanley Roads. A reinforced flow connection shall also be made between Diego
Court and Mendolia Way. A reinforced flow connection to the 6" line ih Donna
Way shall also be required.
6. Developer shall comply with Oregon Health Division (OHD) and City
requirements for backflow prevention. An OHD approved backflow prevention
assembly shall be installed immediately downstream of the water meter. serving
eaeF~ 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.
,i
., ., ..
Country Meadows Es(ates, Phase 1,2,3,
PWD S(a,(j'Repor(
July 09, 1997
Page l4
8. Ali 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.
10. Any proposals requesting the City to share in costs for development of the water
supply system to accommodate the installation of the 12-inch lines on Grant and
Hahley 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 Developer will be responsible to coordinate and develop
any cost sharing agreements with any identified adjacent property
owners/developers and/or the City.
Site work, Grading and Design, and Utility Plans
Existing Improvements - Horn Creek traverses the proposed development
areas from South to North and wetlands identified as
PSSC and PEMC are present on the property.
- Existing houses and outbuildings on property.
1. Developer shall provide agrading/paving plan(s) with the construction drawing
submittal to the City PWD. Plan(s) shall illustrate the location and elevations of
the base flood event flood zohe ahd floodway 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 lines shall be
connected to the curb and gutter and discharge from the curb face or other
approved discharge point or system:
3. Developer shall provide the necessary "rough" lot grading to assure that ,all lots
will drain properly to the curb and gutter, or to a drainage system that drains to
the curb and gutter or publiostorm drain system, as approved by he City PWD.
4. Provide the City with copies of any required permits and approvals (including
„ .. l~ ~ .
Country Meadows Estates, Phase 1,2,3,
PWD StaJJ'Report
July 09, 1997
Page 1 S
any mitigating requirements or conditions) from DSL, DEQ, and ACOE (including
any mitigating requirements), for any required wetland or flood hazard mitigation
work to be performed as part of the proposed development:
5. Grading plans should have 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 should be labeled with
elevations.
6. Indicate location of street lights on plans, with table indicating stationing ahd
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 should be accurately depicted on the as-built drawings, or as a
separate set of drawings attached to the as-built drawings.
9. Landscaped barriers shall be required on lots adjacent to, but not fronting, Grant
and Taylor Roads
Rights of WayslEasements
1. Aii easements for improvements dedicated to the City shall have a minimum 15
foot width and shall be' located (whenever possible) contiguously along the
exterior bouhdaries of properties and shall not split lot lines. Public utility
"easements shall have a minimum width: of 10 feet.
2. The City will require a 52 foot ROW width on local streets and 60 foot ROW on
collector streets.
3. If applicable, Developer shall provide a Statement of Water Rights (on a City
approved form), for any affected properties. For properties determined to have
water rights, the developer will coordinate with the State Watermaster the re-
allocation of any waters attached to lands no longer irrigable as a result of the
proposed development:
4. Developer shall comply with all existing easement owner requirements regarding
any proposed development that may overlap any existing easement. Any
development proposed which overlaps or alters an existing easement should be
~_.. ~~;
e - ~ '
CauntryMeadowsEstales, Phase 1,2,3, - -
PWD SlajpReport
July 09, 1997
Page 16 '~
approved by the easement's owner in writing, and a copy of that written approval
should be submitted to the City PWD prior to submission of construction plans
for City PWD review and approval.
5. All existing easement locations and those proposed for 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 bike/pedestrian pathway discussed previously, and storm drainage
discharge points. l'heSe 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. Hanley and Grant Roads•are currently designated in the City's comprehehsive
plan as a major and secondary arterial road, respectively. The comprehensive
plan states hat the right-of-way widths needed for a major arterial road are
between 100 to 120 feet; and between 80 and 88 feet for a secondary arterial
road. In review of the current right-of--way widths that are reasonably available
on the connecting major. arterial road to Haniey Road (West Pine Street), the
City's PWD has determined that an 80-foot wide right-of-way will be neededfor
Hanley Road, in lieu of the 100- to 110-foot right-of way designated in the City's
comprehensive plan. Since the existing right-of-way widths for both Grant and
Hanley Roads 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 these
two roads.
~~~
• ~
JACKSON COUNTY, OREGON
sD . , I~~~c y 200 ANTELOPE ROAD • WHITE CITY, OREGON 97503
9OS ~ ,`V~
Q PARKS SEP
June 11, 1997
Attention: Jim Bennett
City of Central Point Planning
115 South Second Street
Central Point, OR 97502
RE: Planning File 97026; 32-lot residential subdivision
Dear Mr. Bennett:
7,CY~~trry oa~f rrCeni~a~ point
L1YJl1:l:~,~~ tt~i tt
Planning Deparkt-en't
g~~~:~~~~$~
JJiJ .5 1997`
CITY (;~ " =O;(ail'
Tina f-~ .:_._.. _.. _...,._..._._..._..,...:._.__.
Thank you forthe opportunity to comment on this request. for Country Meadow Estates
Subdivision Unit No. 2, a 32-lot residential subdivision, located north of Country Meadows
Estates Subdivision Unit No. 1. Roads and Parks Services recommends the following
conditions of approval.
1. The applicant shall submit construction drawings to Jackson County Roads and Parks
Services and obtain county permits if required:
2. Jackson County Roads and Parks Services would like to review and comment on the
hydraulic report including the calculations and drainage plan. Capacity improvements or
on site detention, if necessary, shall be installed at the expense of the applicant.
If you have any questions or need further information feel free to call meat 830-6400 ext. #230.
Sincere ,
,l
Eric iemeyer
Traffic & Development Section
~~~ 48
I:\DEVEIgP\CITISS\CNTRLPT\97026.DSS
BEAR CREEK GREENWAY / ENGINEER(NO / FLEET MANAGEMENT / MOTOR POOL / PARKS / ROAD MAINTENANCE / VEGETATION MANAGEMENT
77fid268 828.3122 8263121 776.7339 778.7081 826J122 g26J122
,~,
T pLANNTNC T)RPARTMRNT 4TAFF REPORT
~~.
HEARING
DATE: July 15, 1997
TO: Central Point Planning Commission
FROM: lames H. Bennett, AICP
City Administrator
SUBJECT: Public Bearing -Tentative Plan for Country Meadows Subdivision, Phase III
egplicant: Wayne Christian
2821 Bullock Road
Medford, OR 97504
Owners of Wayne & Sharon Christian
Recordi 1190 Bellview Avenue
Ashland, OR 97520
Property 37 2W IOBB TL 700 - 2.83 acres
,Description/ 37 2W IOBC TL 2000- 1.95 acres
Zon ng; 37 2W IOBC TL 2100 - 0.07 acres
R-1-10, Residential Single Family (Y0,000 s.f.)
Su<runarv
The applicarn, Wayne Christian, is proposing a tentative plan for the .subdivision' of
approximately 4.85 acres located south of TaylorRoad and east of Grant Goad. (Exhibit A).
The site. is presently zoned R=1-1Q Residential Single-Family (10,000 s.f.} and •will be
developed asthe ttnrdphase ofasingle-family reside~rtial subdivision; Country Meadows. The
total number of lots proposed for the subdivision is fifteen (15). The average density for the
subdivision is 3.09 units/acre. The maximum density permitted for the site is 6:units/acre.
The maximum number of dwelling units that would be permitted under the current zoning is
approximately twet-ty-one (21) dwelling units.
Au1h4371y
CPMC i,24.020 invests the Plamnng Commission with the authority to hold a public hearing
and render a decision on any application for a tentative plan for aaand partition.. Notice of
the public hearing was effected in accordance with CPMC 1.24:060 (Exhibit B) • ..
.. _ 4~
Annlicable Law
~:.
Central Point Comprehensive Plan & Comprehensive Plan Map '=
CPMC 16.10.010 et seq. -Tentative Plans
CPMC 17.20.010 et seq. - R-1, Residential Single-Family District
Discussion
The proposed subdivision is located on approximately 4.85 acres south of Taylor Road and
east of Grant Road immediately west of the proposed Country Meadows Subdivision, Phase
II and south of the proposed Quail Meadows Subdivision. It will consist of fifteen (15)
single-family homes and will be developed as the third phase of the proposed Country
Meadows Subdivision. Access to the subdivision is proposed from Grant Road via Snowy
Wood Drive.
The Planning Department has reviewed the tentative plan for compliance with the
Comprehensive Plan and the Zoning Ordinance. No wne changes. are proposed as a part of
this developmenrt. Accordingly, the subdivision complies with the City Comprehensive Plan
Urbanization Element which identifies this area (Subarea F) for future low density residential
development and with the Comprehensive Plan Map and Zoning Map.. Each lot meets the
minimum requirements for lot size lot width in the R-1-10 zoning district.
Surrounding uses consist of rural residential uses to the south which are designated for fixture
low density residential development; rural residential uses to the west which are outside of
the urban growth boundary; rural residential uses to the north which are proposed for future
low density resideirtial development as Quail Meadows; and rural residential uses to the east
which are proposed for future low density residential development as Country Meadows,
Phase II.
The Public Works Department has reviewed the tentative plan for compliance with the City's
water, sewer, storm drain and transportation standards. The Public Works staff report is
attached as Exhibit D. Written comments were also received from Jackson County Roads
regarding their requirements for the development of the proposed subdivision (Exhibit E).
The project site is located in the R-1-10, Residential Single-Family District.
The project is consistent with Subarea "T" of the Urbanization Element of the
Comprehensive Plan which ells for low density residential development in the area and
with the Comprehensive Plan Map which designates the. project site as Low Density
Residentia4 The project site is located in the R 1-10 residential district: This zoning
designation is also consistent with the referenced portions of the Comprehensive Plan:.
v .. 5
2. The project consists- of a tentative, plan application for the subdivision of
approximately 4.85 acres for the purpose ofdeveloping asingle-family. residential subdivision,
.>.. .
Country Meadows, Phase II. The total number. of tots proposed for the subdivision is 15. The
average density for the subdivision is 3.09 units/acre.
The proposed single-family subdivision meets the density requirements for the
R-1-10 residential zone which is a maximum 6 units/acre. Each lot within the
subdivision meets the minimum tot size. and lot width, requirements for the R 1-10 zone.
The tentative plan includes all information required by CPMC 16.10.010 et seq.
3. The Planning and Public Works Departments have reviewed the tentative plan for the
proposed subdivision, the Endings of fact and the conclusions of law and determined that the
project meets all City standards and requirements. subject to the recommended conditions of
the Planning Department (Exlubit C) and the Public Works Department (Exhibit D).
xhi it
A. Tentative Plan -Country Meadows, Phase III
B. Notice of Public Hearing
C. Planning Department Rewmmended Conditions
D, Public Works Staff Report & Recommended Conditions
~- 51
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~i'.~A,IVNXNG DEPART11,f,1.N'~I'
City of Central i'.oint
E~IS~Z~ t~.<t
Planning Deparhiient
James Bennett
~'~ Planning Airedor
Tart Gerscliler
Planning Technician
Meeting Date:
Time:
Place:
NOTICE OF MEETING
Date of Notioc June 18,1997
Tuesday, July 15th 1997
7;00 p.m. (Approximate)
Central Point City Hall
I55 South Second Street
Central Point, Oregon
Beginning at the above place and time, the Central Point Planning Commission•will review four
applications of Tentative Subdivisions located in the Residential Single Family Districts (R I-8 and
R-1-10) between Grant and Hanley Roads. The proposed Country Meadow Estates Subdivision
Phases 1, 2 and 3 would create 841ots on Jackson CountyAssessment Tax Lot's 4800, 4801, 4803
and 4804 of Map Page 37 2W lOC, Tax lots 700, 800 of Map Page 37 2W1013B and 1900, 2000 of
.Map Page 87 2W lOBC. The proposed Quail Meadows Subdivision would create I61ots omTax Lot
S00 of Map page 372W IOBB.
CRITBRTA FOli bECISION
The requirements for Tentative Land Divisions are set forth in Chapter 17 of the Central' 1?oint
Municipal Code, relating to General Regulations, Off-street Parking. Site Plan, Landscaping and
Constnuxion Plans. The proposed plan Ls also reviewed in accordance to the City's Public!Wocks
Standards. .
PUBLIC COMMENTS: .
1. Any person interested in commenting on the above-mentioned land use deasion may submit
written comments up until the date of the meeting scheduled for Tuesday. July 15th,1997.
2. Written comments maybe sent in advance of the meeting to Cenfral Point City Hall,15S
South Second Street, Central Point, OR 97502.
I55 South Second Strut • Central Point, OR 97502 • (54l) 664-332I • Pa:c (54I) 664.6384
~- r .
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3.
4.
1
r
Issues which may provide the basis for an appeal on the matters shalt be raised prior to the
expiration of the comment period noted above. My testimony and written comments about
the decisions described above will need to be related to the proposal and should be stated
clearly to the Planning Commission.
Copies of all evidence relied upon by the applicant are available for public review at City Hall,
155 South Second Street, Central Point, Oregon. Copies of the same ar+e available at 15 cents
Pte' Pages
5. For additional information, the public may contact the Planning Department at (54I) 664-
3321 (ext. 231)
SYIMMARY OF P120CED1J1iE
At the meeting, Planning Commission wily review the applications, technical staff reports, hear
testmony from the applicant, proponents, and opponents and hear arguments on the application.
My testimony or written comments must be related to the criteria set forth above. At the oondusion
of the review the Planning Commission may approve, modify or deny the Tentative Plan. City
regulations provide that the Central Point City Council be informed about all Planning Conunission
decisions.
..
V .i tea .A
. ~,`
EXHIBIT C
PLANNING DEPARTMENT RECOMMENDED CONDITIONS
I. Prior to final plat approval, the applicant shall submit to the City a copy of the
proposed covenants, conditions and restrictions (CCRs) for the Country Meadows
Subdivision, Phase III.
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 Country
Meadows Subdivision, Phase IIIc Evidence of such compliance shall be submitted to the City
prior to final plat approval.
CSity of Central Point
E~HI:~IT' t~,~,f;
_ Planning Department
CITY OF CENTRAL POINT
_.
-:.. _,
DEPARTMENT OF PUBLIC WORKS --
STAFF.REPORT
for
COUNTRY MEADOWS ESTATES PHASES 1, 2, 3
PVV#97026
Date: 07/09/97
Applicant: Wayne Christian
2821 Bullock Road, Medford, OR 97504
(541)773-5171.
Project:: _ Subdivision
Location: Hanley Road acid Grant Road
Legal: T37S, R2W, Section 10C, Tax Lots 4800, 4801, 4803, 4804
1068, Tax Lots 700
106C, Tax Lots 2000, 2100
Zoning: R-1-8 (phase 1) and R-1-10 (phases 2 and 3)
Lots: 86 total (phase 1: 38 lots; phase 2: 33 lots; and phase 3: 15 tots)
Units: 86 Residential (2 existing and 84 new)
Plans: Country Meadows Estates, 1, 2, 3 -6/12/97; revised 6/27/97 and 7/01/97)
Report By: Paul W. Worth, Public Works Technician
Lee Brennan, Public Works Director
Purpose
Provide information to the Planning Commission and Applicant (hereinafter referred to
as "Developer") regarding Public Works standards and proposed new standards to be
included in the design. Gather information from the Oeveloper/Engineerregarcting
proposed development.
Special Requirements
1, FYlstlna Infrastrcrctcrre: The Developer's engineer shall provide suitable
engineering certification and justification (i.e. calculations, analyses, plots, etc.,)
that all connections to existing infrastucture (i.e. street; water, sanitary sewer,
storm drain systems; natural drainage systems; eta,) 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 and/or 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 acxommodate the additional flows and/or demands; while
maintaining or improving the existing level of service of the affected facility.
2. Magter Plans Developer's engineer, at the developer's expense, shall develop
suitable and City approved master plans for the storm drain collection, retention,
~_~ J~
CoundyMeadowsEslales, Phase 1,2,3,
July 09, 1997
Page 2
and conveyance system, the sanitary sewer collection and conveyance system,
and the water distribution system. The master plans should take into account
the flows or demands of the proposed development, any future development on
neighboring properties, and any areas deemed by the City that will need to
connect-into the proposed development's infrastructure. The prepared master
plans should take into account any previous master plans that have been
prepared and approved by the City.
3, ~"safer Distrfbution Svstem: The Developers of Country Meadows Estates,
Quail Meadows, and Rosewoodfstates Subdivisions shall jointly design and
construct, at their expense, a 12-inch-diameter waterline in Hanley Road/Pine
Street from a point just west of Brandon Street near Jackson Creek, aligned
along Hanley Road, and thence West through the proposed Country Meadows
Estates Phase 1 Subdivision, and thence down along Grant Road to the
connection with the existing 12-inch diameter terminus on the 16-inch-diameter
line at the intersection of Beall lane and Grant Road. The existing terminus of
the 12-ihch diameter line on Pine StreeUHanley 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 irrconjunction
with the phases of the development of this area). The :Developers of Country
Meadows Estates and Quail Meadows Subdivisions shall jointly desigh and
construct, at their expense, a 12-inch-diameter waterline from the Terminus on
Grant Road near the proposed connection of Mendolia Way with Grant Road,
along the eastern side of Grant Road to a point on Grant Road at the Northwest
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 modifications/additions to the master
..plan being considered by the City's PWD.
4. F-uud " ~ '' "~7{lnatinn Work Assoelated with 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 foot used and poltential future
Creek as a part of this and abutting existing, p p
...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
` , ~!•.
CounayMeadows &s(a[es, Phase 1,2,3,
PHD Sta,(j'Repor[
Jufy 09, 1997
Page3
City's PWD in improving the flow capacity of Horn Creek to mitigate any current
or future flood hazards associated with the floodway of Horn Creek.
5. Rlaht-o_ fWavs. Provide dedication for expansion of the right-of-way along
Grant and Hanley Roads to 80-feet in width (40-feet each side of centerline).
Provide suitable and acceptable easements for any public works. infrastructure
located outside the public right-of-way.
4. ~ a_ ndsc~pe Buffers: Provide for City PWD and JC Roads approved, 10-foot
minimum width, landscaped buffers (including irrigated landscaping, sound
walisffences, and meadering sidewalks) along the applicable portions of Grant
and: Hanley Roads.'
5. .Traffic Studv: Developer shall, at the developer's expense, prepare an
applicable and. approved Traffic Impact Study.; 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.
g, ~'rnsron ontrol Plan: A suitableerosion contro(plan must be prepared and
submitted to the Oregon Department of Environmental Quality (DEQ) for the
construction of anyimprovements associated with this development. The .
construction plans associated with-this development will not be approved by the
City PWD until the City PWD receives a Dopy of the written approval of the
erosion control plan by the DEQ.
General
peveloper shall submit to the City's Public Works Department (City's PWD) for
review and"approval; plans and specifications•foratl improvements proposed for
construction or modifications within the City or public rights-ofanrays 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 grid including fire protection); street lighting; and traffic control devices,
street signs,'and delineation.
3. All constnaction of public improvements shall conform to the City's Public Works
Standard Specifications and Details (City PWD Standards) and other special
.,_. 5~
CoundyMeadowsEs(ales, Phase 1,2,3,
PWD S(a,[j'Repor!
Jaly 09, 1997
Page 4
T
specifications, details, standards, and/or 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 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 (DSI:), U.S. Army
Corps of Engineers (ACOE), affected irrigation districts, and Jackson County
Road and Park Services Department (JC Roads):
't3. 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-builts" in an AutoCAD compatible format, or as otheryvise
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; spotelevations.ldentified on drawings; road
alignment; water lines, valves, and fire hydrants; waterand sewer lateral
stationing; mod cations 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 Dopy (on Mylar), or an approved alternative format, of
constnaction drawings, and an acceptable Auto.CAD compatible drawing
electronic file to the City at completion of constnaction.
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 comer and the State Plane Coordinate System.
10. All elevations used on the construction plans, on temporary benchmarks, and on
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CoundyMeadows Esla(es, Phase 1,2,3,
PWD S(a_(/'Repor[
July 09, 1997
Page 5
the permanent benchmark shall'be tied into an established City approved
benchmark and be so noted on the plans. At leastone 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.
11. Ali 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 Plot Plan.
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, 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.
14. All design, construction plahs 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. If the proposed development places structures within the 100-year floodzone,
the Developer's engineer will be required to,explain and provide detail as to
what affects will the placement of these structures have on the floodzone: what
affect will it have on the floodplain elevation and floodzone boundary, and what
affects will the modification of the floodplain elevation and floodzone boundary
have on the existing facilities and properties surrounding the proposed
development.
17. Prior to 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.
(~ ~`
CaunayMeadowsEsta(es, Pl,ase 1,2,3,
PWD Sta_(JRepor[
July 09, 1997
Page 6
18.
19.
20.
21.
~~.
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.
d .Copies of written approvals and/or permits including conditions from the
various agencies involved: DSL, DFW, DEQ, and/or ACOE.
Field verify all existing infrastructure elevations and locations (i.e. pipe inverts,
curb elevations, attest elevations, etc.), to which the proposed subdivision will
connect into existing improvements, prior to final construction plan design and
submittal for final approval
The Developer's engineer shall provide suitable engineering certification and
justification (i.e. calculations, analyses, plots, etc.,) that all connections to
existing infrastructure (i.e. street; water, sanitary sewer, storm drain systems;
natural drainage systems; etc.,) will not interfere with the effective level of
service or operation of the infrastructure facilities,. and that the existing
infrastructure facilities have adequate capacities: to accommodate the flows
and/or demands imposed on the existing infrastructure as the result of the
connection of the proposed development's infrastructure.
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.' Ail 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.
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.
Streets/Traffic
Existing Improvements - • •Hanley Road - MajorArterial. Current ROW 60' wide,
'varying street width. Right-of Way required: 80-foot
width; 40-foot an either side of centerline.
Jurisdiction -Jackson County.
..Grant Road -Current ROW: 60' wide, street width
25'. Right-of Way required: 80-foot width; 40-foot
on either side of centerline. Jurisdiction -Jackson
County. 6 ~
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CouutryMeadows Es(a(es. Phase 1, 2,3,
PWD S(affRepor(
July 09, 1997
Page 7
1. 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 arterial or
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
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
- $-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. Ali improvements to Manley and Grant Roads including, but notlimited to, 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 GrantRgads.
At the City's option, the Developer may be required to defer the improvements
along Hanley and/or Grant Roads 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'developmentrmprovement of the street section and appurtenances (i.e.
sidewalks, traffic lights, storm drainage, eta.) Along the development's frontages
with Grant and Manley Roads, as required and approved by the JC Roads and
City PWD.
4. Stop signs shall be required and installed by the Developer at the intersections
with Hanley and Grant Road and at the three-way intersection of Mendolia Way
and Blue Hearon Drive v ~ ~,
CowibyMeadows Es(ales, Please 1,2,3,
PWD S[a_(/'Repor!
July 09, 1997
Page 8
5. At the developeYs option; the Developer. may propose the use of a rolled curb,
gutter, and sidewalksection (as developed and approved by the CityPWD) in
lieu of the current CityPWD curb, gutter, and sidewalk staniiards.
6. It is suggested that a dedicated easement or piece of property be afforded on
Iota associated with the Country Meadow Estates subdivisions and/or the Quail
Meadows subdivision, that afford pedestrian and bicycle traffic from Mendolia
Way (Bachand Avenue)` to Donna Way. The location. ofbike/pedestrian ways
shall be consistent with the City Comprehensive Pian and Master Transportation
Plan as currently written or as being currently revised. If is suggested that these
easements could be combined with utility-easements that will be7equired for
utility interconnections or discharge points.
7. Due to the relative closeness of the two proposed intersections to Grant Road of
Blue Hearon Drive(of the proposed Country Meadow Estates subdivisions) and
Quail Lane (of the proposed Quail Meadows Subdivision), it is suggested that a
suitable, City approved semi-permanent barricade be installed across the
western end of Blue Hearon Drive that affords pedestrian and bicycle traffic only,
but prohibits normal vehicular traffic. The barricade could be constructed in
such a manner that provides for lockable modification to allow the passage of
emergency service vehicles, as required. The barricade-would be appropriately
landscaped 'and irrigated; ad providefor adequte ADA passage requirements.
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 Hom 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 rurr on onto the proposed development (either surface run-on or
culvert or creek/ditch conveyance), any future developmentpn 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 shall determine how SD system will work during 10-year
and 100. year flood events associated with Hom Creek. Identify the HGL in Horn
Creek during 10-and 100-year event, and what affect will it have on the
proposed outlets and storm draih system. System should be designed to
„ - ..
CauuuyMeadows Es[ales, Phase 1,2,3,
PWD S1a,Q'Repor!
July 09, 1997
Page 9
adequately-drain 10-year storm without surcharging or should be provided with
adequate storage to prevent surcharging; and be designed to prevent backflow
of water from 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 floodway and floodplain of Horn Creek and the- drainage
ditches associatedwith Grant and Hanley Roads. The allowable flow rates into
Horn Creek and the di(ches along Grant and Hanley Roads from the proposed
development shall not be greaterthan 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
pCedevelopment, and projected post development conditions of the development
area on Hom Creek and the ditches along Hanley and Grant Roads. The
Developer's engineer and the City PWD shall agree on the applicable run-off
coefficients, curve Numbers, refardance, etc., to be used in the Developer
engineer's calculatiohs.
4. Plans Which'propose to include the discharge to Horn Creek or the existing
drainage ditches on Grantor Hanley Road, and any construction or modification
within the floodwayof Hom Creek or in the road ditches, shall be in compliance
with DSL, ACOE, ODFW, DEQ, JC Roads, and/or City PWD (as applicable)
guidelines and requirements and any applicable conditions and or approvals, or
these regulatory agencies.
5. Need plan and profile drawing of HGL's in 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
Hom Creekupgradient 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 vactorretter to'manholes and to,discharge points in Horn Creek. Need
copy of either documentprior 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 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 rainfall/intensity curve obtained from the City PWD
for hydrologic calculations, and the negotiated run-off parameters.
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Country MeadowsEs(ales, Phase /,2,3,
PWD StaJj•Report
July 09, 1997
Page 10
~~
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
cona'ete encasement or suitable reinforced concrete pipe where required to
prevent pipe deformation in areas of minimum cover.
12. Construct curb inlets with side inlet in curb. section and grated inlet in the in
gutter section. 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 inlets/catch basin for maintenance/cleaning purposes.
13. Developer's engineer shall provide hydrology and hydraulic calculations and
flow line plotsfor 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.
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 HGL shall include both the groundwater infiltration, and the storm
waterrun-off and nan-on inflows into the SD system.
15. A 30 foot wide storm-drain access easement shall be located on the lots
adjoining Hom. Creek to afford access to the main channel of Hom Creek.
Gated access to accommodate a~15' wide access (beyond the Eop of bank of the
Hom Creek channel) shall be provided through all fence. crossings of.
easements.
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CounoyMeadowsEsfates, Phase 1,$3,
PWDSmjj'Report _
July 09, 1997
Page 11 '?:
16. Construction of private storm drains is discouraged by the City. However, if a
private storm drainis to be constructed, the following information should be
provided to the City:
- How will the private storm drains be maintained, repaired, etc.
- All roof and lot drainage should be drained to the curbline when a
standard ckarb 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
stormy drain system hat maybe proposed.
17. Provide 0.2 foot drop'through ail manholes and curb inlets.
18. Roof drains and underdrains shall not be directly connected to a public storm
drain lines, and if a standard curb and gutter section is to be -used, the roof '
drains and underdrains shall drain to the street 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 utilizing a Gity PWD approved design, or they shall be connected to a
private storm drain system {with a suitable easement dedication for the private
stone drain facilities) that is aligned along the backside of the sidewalk and/or
P.U.E., that discharges into a curbdnlet 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 inlef.
20. Developer shall be required to coordinate with Rogue River Valley Irrigation
District to resolve any irrigation rights or use of water from Nom Creek.
Sanitary Sewer
F~kisting Facilities - 15" =18" BCVSA Gravity Sewer is located in Grant Road.
- 21" -?4"BCVSA gravity sewer is located in Taylor Road
- 8-inch sanitary sewer is located in Donna Way
~5~
1. • All sanitary sewercollection end conveyance system (SS System) design,
construction and testing shall conform to the standards and guidelines of the
Oregon DEO, 9990 APWA Standards, Oregon ,Chapter, Bear Creek Valley
Sanitary Authority (BCVSA), and the City PWD Standards, where applicable.
„ - ~ Er
CouulryMeadows &s(ates, Pease /, 2,3,
PWD S(a~{J'Repor(
July 09, 1997
Page 12
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 for existing
flows and projected future or existing development that will be connected to the
system. Plot HGL on profile or provide a separate profile drawing that indicates
the HGL on the profile. All pipes should maintain cleaning velocity and have
adequate capacities without surcharging.
3. The construction plans and the as-built drawings 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 offnal
revisions to the. plans by the Developer's engineer, and following the final
approval and signature oh 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 acceptance.
6. The SS System shall be designed in accordance with any master planning
prepared by Bear Creek Valley Sanitary Authority (BCVSA) and/or the City to
provide adequate capacity for the proposed development area, any future
development on adjacent properties, and any existing sanitary sewer collection
systems that may need to connect~into the proposed developments 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, or adjacent landowners to share in
costs for development of the sanitary sewer collection system to accommodate
the upgrade of line sizing to haridie the additional capacity requirements for
surrounding development, shall include detailed engineering calculations and
costs analyses. The Developer will be responsible to coordinate and develop
any cost sharing agreements with ahy identified adjacent property
owners/developers and/or the City and BCVSA.
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CoundyMeadows Eslales, Phase 1,2,3,
PWD Staj/'Reporl
July 09, 1997
Page 13
Water System
Existing Improvements - A 12 inch D.l, 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.
1. A water distribution system shall be designed in accordance with the ;1979
Water System Master Plan which accommodates the proposed development,
any future development on adjacent property, and any areas deemed by the City
that will need to connect-into the proposed development's water distribution
system.
2. Developer'§ 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 priorto submitting to DPW.
3: Specifications forthe design and construction of the water system shall be in
accordance with City PWD Standards or as maybe adopted and approved by
the Public Works Director.
4. Lateral /connection stationing and size shall be provided on construction plans
and as-built drawings:
5. Developer's engineer shall provide a reinforced flow ("looped°) water system
with connections at the ends of Mendolia Way, Blue Hearon Drive, and Quail
Lane with connections to the 12-inch-diameter.lines to be installed in Grant and
Hanley Roads. A reinforced flow connection shall also be made between Diego
Court and Mendolia Way. A reinforced flow connection to the 6" line in Donna
Way shall also be required.
6. Developer shall complywith Oregon Health Division (OHD) and City
requirements for backflow prevention. An OHD approved backflow prevention
assembly shall tie 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.
.. _ ~S
Coun6yMeadowsEstates, Please 1,2,3,
PWD S!a_(/Reporl
Jufy 09, 1997
Page J4
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.`
10. Any proposals requesting the City to share in costs for development of the water
supply system to accommodate the installation of the 12-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 Developer will be responsible to coordinate and develop
any cost sharing agreements with any idantified adjacent property
owners/developers andlor the City.
Site work, Grading and Design, and Utility Plans
Existing Improvements - Horn Creek traverses the proposed development
areas from South to North and wetlands identified as
PSSC and PEMC are present on the property.
Existing houses and outbuildings on property.
Developer shall provide agrading/paving plan(s) with the construction drawing
submittal to the City PWD._ .Plan(s) shall illustrate the location and elevations of
the base flood event flood zone and floodway of creeks or streams in proximity
to the development (if applicable); curb elevations; 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.. If applicable, drain lines shall be
connected to the curb and gutter and discharge from the curb face or other
approved discharge point orsystem.
3. Developer shall provide the necessary "rough° lot grading to assure that all lots
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
CounbyMeadows Es(a(es, Phase.1,2,3,
PWD S[afjRepor(
July 09, 1997
Pagt 1 S
any mitigating requirements or conditions) from DSL, DEQ, and ACOE (including
any mitigating requirements), for any required wetland or flood hazard mitigation
work to be performed as part of the proposed development:
5. Grading plans should have originallexisting grades and final grades plotted on
the plan. Typically, existing grade contour lines are dashed and screened back,
and final grade contour lines-are 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 utility plan approved by each utility companywhich reflects
all utility crossings, transformer locations, valves, etc.
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 barriers shall be required on lots adjacent to, but not fronting, Grant
and Taylor Roads.
Rights of Ways/Easements
1. 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 not split lot lines. Public utility
easements shall have a minimum width of 10 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-
atlocation 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
CoundyMeadowsEstales, Please 1,2,3,
PWD Sta,Q'Reporl
July 09, 1997
Page l6 ~,
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. All existing easement locations and those proposed for 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 pi-operty owners, for utility line alignments,. the
possible bike/pedestrian pathway discussed previously, and storm drainage
discharge points. These easements shall be secured prior to final construction
plan approval. A copy of the recorded easement shall be submitted to the City
PWD prior to Final Plat approval
7. Hanley and Grant Roads•are currently designated in the City's comprehensive
plan as a major and secondary arterial road, respectively. The comprehensive
plan states that the right-of-way widths needed fora major arterial road are
between 100 to 120 feet; and between 80 and 88 feet for a secondary arterial
road. In review of the current right-of way widths that are reasonably available
on the connecting major arterial road to Hanley Road (West Pine Street), the
City's PWD has determined that an 80-foot wide right-of-way will be needed,for
Hanley Road, in lieu of the 100- to 110 foot right-of way designated in the City's
comprehensive plan. Since the existing right-of-way widths for both Grant and
Hanley Roads 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 these
two roads.
- ~ "1.~.
PI;ANNiNG DEPARTMENT STAFF REPORT
HEARING may"
DATE: July 15, 1997 ~('~
TO: Central Point Planning Commission
FROM: James H. Bennett, AICP
City Administrator
,~
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SUBJECT: Public Hearing =Tentative Plan for tZuail Meadows Subdivision
~pnli,~ cant: Suncrest Homes LI,C
P.O. Box 1313
Talent, OR 97540
Owner of Charlene Kimmons
$;, 3832 Grant Road
Central Point, OR 97502
property 37 2W lOBB TL 500 - 4.98 acres
Descrintio R 1'-10; Residential Single Family (10,000 s.f.)
Zonine°
a~]d:gC X1.9 f=Q~~'7"'
The applicant, ~ is proposing a tentative plan for the subdivision of
approximately 4.98 acres located south of Taylor Road and east of Grant Road. (Exhibit A).
The site is presently zoned R-1-10, Residential Single-Family (10,000 s.f.) and will be
developed as a single-family residential subdivision, Quail Meadows. The total number of lots
proposed for the subdivis<on is sixteen (16). The average density for the subdivision is 3.21
units/acre. The maatimum densely permitted fur the stte is 6 units/aore. The maximum number
of dwelling untts that would be permitted under the current zoning is approximately twenty-
one (21) dwelling units.
Authority
CPMC 1.24.020 invests the Planning Coronussion with the authority to hold a public hearing
and render a decision on any application for a tentative plan for a land partition. Notice of
the public hearing was effected in accordance with CPMC 1.24.060 (Exhibit B).
., ... ~;
AppLcable Law
~.
Central Point Comprehensive Plan & Comprehensive Plan Map
CPMC 16:10.010 et seq. -Tentative Plans
CPMC 17.20.010 et seq. - R-1, Residential Single-Family District
~cussion
The proposed subdivision is located on approximately 4.98 acres south of Taylor Road and
east of Grant Road immediately north of the proposed Country Meadows Subdivisioq Phases
II and III. It consists of sixteen (16) single-family homes and would be developed as the
Quail Meadows Subdivision:' Access to the subdivision is proposed from Grant Road via
Quail Lane:.
The Planning Department has reviewed the tentative plan for compliance with the
Comprehensive Plan and the Zoning Ordinance. No zone changes are proposed as a part of
this development. Accordingly, the subdivision complies with the City Comprehensive Plan..
Urbanization Element which identifies this area (Subarea F) for future low density residential
development and with the Comprehensive Plan Map and Zoning Map. Each lot meets the
minimum requirements for lot size lot width in the R-I-10 zoning district.
Surrounding uses consist of Waal residential uses to the south which are proposed for future
low density residential development proposed as the Country Meadows Subdivisioq Phases
II and III; ruual residential uses to the west which are outside of the urban growth boundary;
the Church of Jesus Christ of Latter Day Saints to the north ;and coral residential uses to the
east which are proposed for fiihire low density residential development and an existing. single-
famity residential subdivisioq West Pine Villa.
Horn Creek nws along the eastern boundary of the proposed subdivision. There are potential
wetlands associated with the creek. A permit maybe required for any alterations within the
creek bed or any adjacent wetlands. Accordingly, a wetland land use notification form has
been sent to the Department of State Lands (DSL). The applicant will be required to comply
with all recommendations and requirements of DSL with respect to these areas:
A group of residents has submitted a petition to the City Council reggestmg that a
neighborhood park be acquired and developed on a portion of the proposed subdivision and
a portion of the rural acreage to the east. However, the Comprehensive Plan does not identify
any park sites in this area of the city with the exception of Mae Richardson Elementary
School. Accordingly, the tentative plan cannot be conditioned upon acquisition and
development of a park site with in the proposed subdivision.
A spokesperson for the neighborhood group has stated that the applicant would be open to.
selling a portion of the proposed subdivision to the city at fair market value for development
of a park. However, funding for additional park acquisition and development is not available
under the fiscal yeai` 1997/1998 budget.
r ~~
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The Public Works Department has reviewed the tentative plan for compliance with the City's;
water, sewer, storm drain and transportation standards. The Public Works staff report is
attached as Exhibit D. Written comments were also received from Jackson County Roads
regarding their requirements for the development of the proposed subdivision (Exhibit E).
Findings of Fact & Conclusions of Law
1. The project site is located in the R-1-10, Residential Single-Family District.
The project is consistenf with Subarea "F" of the Urbanization Element of the
Comprehensive Plan which calls for low density residential development in the area.. and
with the Comprehensive Plan Map which designates the project site as Low Density
Residential. The project site is located in the R-1-10 residential district. This zoning
designation is also consistent with the referenced portions of the Comprehensive Plan.
2. The project consists of a tentative .plan application. for the subdivision of
approximately 4.98 acres for the purpose ofdeveloping a satgle-family residential subdivision,
.~~, Meadows, Phase II. The total number oflots proposed for the subdivision is 16. The
average density for the subdivision is 3.21 units/acre.
The proposed single-family subdivision meets the density requirements for the
R-1-10 residential 'zone which is a maximum 6 units/acrc. Each lot within the
subdivisionmeets the minimum lot size and lot width requirements for the R 1-10 zone.
The tentative plea includes alt information required by CPMC 16.10.010 et seq.
3. The Planning and Public Works Departments have reviewed the tentative plan for the
proposed subdivision, the Endings of fact and the conclusions of law and determined that the
project meets all City standards and requirements subject to the recommended conditions of
the Planning Department (Exlibit C) and the Public Works Department (Exhibit D).
A Tentative Plan -Quail Meadows
B. Notice of Public Hearing
C. Planning Department Recommended Conditions
D. Public Works Staff Report & Recommended Conditions
E. ' Written Comments
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P,1<A MV~NG DEPARTMENT
City otc:eau:arrour~
EXH_IS~I.`I`tT.:'
Planning DeparhiienQ
Icerr Gexsdrler
Planning Tecluudan
Meeting Date:
Time:
Place:
NA'~E OF MBETING
NOTICE OE MEETING
Date of Notioc June 18,1997
Tuesday, July 15th 1997
7;00 p.m: (Approximate)
Central Point City Hall
155 South Second Street
Central Point, Oregon
$eginning at the above place and time, the Centrak Point Planning Commission~will review.four
applications of Tentative Subdivisions located in the Residential Single Pamily Districts (R-I-8 and
R 1-10) between Grant and Hanley Roads. The proposed Country Meadow Bstatss.Subdivision
Phases i, 2 and 3 vroukd create 84 lots on jadcson CountyAssessment Tax Lot's 4800.4801, 4803
and 4804 of Map Page 37 2W lOC, Tax Lots 700, 800 of Map Page 37 2W10BB and 1900, 2000 of
Map Page 37 2W IOBC. The proposed Quail Meadows: Subdivision would create 161ots on Tax Lot
500 of Map Page 372W IOBB.
The requirements for Tentative Land Divisions: are set forth in Chapter I7 of the Central Point
Municipal Code, rpkating to General Regulations, Off-street Parking, Site Plan, Landscaping and
Constnuxion Plans. The proposed plan is also nwiewed in accordance to the City's Public Works
Standards,;
PUBLIC COMMENTS
I. Any person interested in commenting on the above-mentioned land use decision may submit
written comments up until the date of the meeting scheduled for Tuesday. July 15th, 1997..
2. Written comments maybe sent in advance of the meeting to Cenirak Point City Idall,155 '
South Second Street, Central Point, OR 97502.
155 South Second Street • Central Point, OR 97502 • (541) 664.3321 • Pax: (541) 664-63$4
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3. Issues which may provide the basis for an appeal on the matters shall be raised prior to the
expiration of the comment period noted above. Any testimony and written comments about
the decisions described above will need to be related to the proposal and should be stated
clearly to the Planning Commission.
4. Copies of all evidence relied upon by the applicant are available for public review at City Hall,
155 South Second Street, Central Point, Oregon. Copies of the same are available at 15 cents
per page.
5. Por additional information, the public may contact the Planning Department at (541) 664-
3321 (ext. 23Ij
STIMMA1tY OP P1tOCEbURE
At the meeting, Planning Commission will'review the applications. techr\ical staff reports, hear
testimony from the applicant, proponents, and opponents and hear arguments on the application.
Any testimony or written coaunents must be related to the criteria set forth above. At the conclusion
of the review the Planning Commission may approve, modify or deny the Tentative Plan. City
regulations provide that the Central Point City Council be informed about all Planning Commission
decisions.
EXHIBIT C
PLANNING DEPARTMEN'T' RECOMMENDED CONDITIONS
t. Prior to final plat approval,. the applicant shall submit to the City a copy of the
proposed covenants, conditions and restrictions (CGRs) 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~
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City o f Central Point
EXHIB~`I' tt~ tt
.. Planning 1)eparknent
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 Road
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 - 5/20/97
Report By: Paul W. Worth, Public Works Technician
` Lee Brennan, Public Works Director
Purpose -
Provide information to the Planning Commission and Applicant (hereinafter referred to
as "Developer") regarding Public Works standards and proposed new standards to be
inducted in the design. Gather information from the Developer/Engineerregarcting
proposed development.
Special Requirements
r,
1: Exfstlnq Infrastrocture: The Developer's engineer shall. provide suitable
engineering certification and justification (i.e: calculations, analyses, plots, etc.,)
that all connections to existing infrastructure (i.e. street; water, sanitary sewer,
storm drain systems; natural drainage systems; etc:;) will not intertere with or
provide for the degradation of the existing effective level of service or operation
of the infrastructure facilities, and that the existing'infrastnadure facilities have
either adequate capacities to accommodate-the flows and/or 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 and/or demands; while.- ,
maintaining'or improving; the existing 1e~el of service of the affected facility.
2. Master Plans: Developer's engineer, afthe developer's expense, shall develop
suitable and Ctyapproved 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
.i.., r1~
Quail Meadows
PWD SlkJj'Reporl
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. Water Distribution $ystem: 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 Road/Pine
Street from a point just west of Brandon Street near,Jackson Creek, aligned
along Hanley Road, and thence West through the proposed Country Meadows
Estates Phase 1 Subdivision, and thence down along Grant Road to the
connection with the existing 12-inch diameter terminus on the 16-inch-diameter
line at the intersection of Beall Lane and Grant Road. The existing terminus of
the 12-inch diameter line on Pine 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 Subdivisions shall jointly design and
construct, at their expense, a 12-inch-diameter waterline from the Terminus on
Grant Road near the proposed connection of Mendolia Way with Grant Road,
along the eastern side of Grant Road to a point on Grant Road at the Northwest
comer of 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 modifications/additions to the master
plan being considered by the City's PWD,
4. Flood Hazard Mitigation Work Associated with 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 ~f the
approval of the final plat for this project The Developer shall also.work with the
City's PWD in improving,the flow capacity of Horn Creek to mitigate any current
or future flood hazards associated with'the floodway of Horn Creek.
„ _. ~ (~
Quail Meadows
PWD Staff'Repor[
July lO, 1997
Page 3
5. Right-of=Ways: 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. Landscape Buffers: Provide forCity PWD and JC Roads approved, 10-foot
minimum width, landscaped buffers (including irrigated landscaping, sound
wallsffences, and meadering sidewalks) along the applicable portion of Grant
Road. .
5. Traffic Studx: 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 ahd 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) forthe construction of any improvements associated with this
development. The construction plans associated with this development will not
be approved by the City PWD until the City PWD receives a copy of the written
approval bf 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 for 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 fire protection); street lighting; and traffic control devices,
street'signs, and delineation.
3. All construction of public improvements shall conform to the City's Public Works
Stahdard Specifications and Details (City PWD Standards) and other special
specitications, details, standards, and/or upgrades as maybe approved by the
City's Public Works Director.
... 81
Quail Meadows
PWD Sta,Q'Report
July J0, 1997
Page 4
+:.
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 permits, variances, approvals, and
conditions as may lje required by other agencies, including, but not limited to
Oregon Departmenfof Fish and Wildlife (DFW), Oregon Department of
Environmental Quality (DEQ), Oregon Division of State Lands (DSL), IJ.S. Army
Corps of Engineers (ALOE), 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-builts" in an AutoCAD compatible format, or as othervvise
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 ihstalled items, including, but not limited to,
invert, inlet, and rim elevations; spot elevations identified on drawings; road
alighment; water lines, valves, and fire hydrants; water and sewer lateral
stationing; modifications to street section; .manhole and curb inlet locations;
street lightiocations other below grade utility line locations and depths; etc.
Provide a "red-line" hard copy (on Mylar), or an approved aitemative format, of
construction drawings, and an acceptable AutoCAD compatible drawing
electronic file tothe 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 Platshall be tied
to a legal Government comer and the State Plane Coordinate System.
1g. All elevations used onthe-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. Q
J ~ O J
Quail Meadows
PR'D Stq(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 Plot Plan.
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 draihage, 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.
14. All design, construction plans and specifications, and as-built drawings should
be prepared to acceptable professional standards.
15. All street and water improvement plaris 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 100-year floodzone,
the Developer's engineer will be required to explain and provide .detail as to
what affects wilt the placement of these structures have on the floodzone: what
affect will it have on the floodplain elevation and floodzone boundary, and what
affects will the modification of the floodplain elevation and floodzone boundary
have on the existing facilities and properties surrounding the proposed
development.
17. Prior to 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 improvementplans for the proposed development.-
^ The plans relating to the sanitary sewers should be approved in writing by
BCVSA, and the appropriate signature blocks should be completed on th?
plans.
^ Copies of written approvals and/or permits including conditions from the
various agenciesinvolved: DSL, DFW, DEO, and/or ACOE.
., .... `~
Quai(Meadows
PWD Staff Report
July 10, 1997
Page 6
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 construcfton 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 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 operatioh of the infrastructure facilities, and that the existing
infrastructure facilities have adequate capacities to accommodate the flows
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 pourer,
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:
Streets/Traffic
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 thisTentative 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 P1ND 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
.,_. 8~'
Quail Meadows
PWD Slaf/'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 to, 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 Graht Roads.
At the City's option, the Developer may be required to defer the improvements
along Grant Road until a later date.` Ifany or alt 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
developmentrmpr•ovementof 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 shall 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 City. PWD) in
lieu of the current City PWD curb, gutter, and sidewalk standards.. This.
variation from the City PWD wilt only be considered ifthe rolled curb, gutter, and
sidevValk 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, idewaik
sections.
_., .. ~ B
Quai(Meadows
PWD Sra,Q'Report
July 10, 1997
PageB
6. It is suggested that a dedicated easement orpiece of property be afforded on
lofs associated with the Country. Meadow Estates subdivisions and/or the Quail
Meadows subdivision, that afford pedestrian and bicycle traffic from Mendolia
Way (Bachand Avenue) to Donna Way. The location of bike/pedestrian ways
shall be consistent with the-City Comprehensive Plan and Master Transportation
Plan as currently written or as being currently revised. It is suggested that these
easements could be combined with utility easements that will be required for
utility interconnections ordischarge points..:
Storm Drainage, Irrigation Improvements
Existing Improvements - Horn-Creek traverses the proposed development
from south to north.
- Rogue River Vailey 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•$ystem) 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, or surface. water flow (i.e. Horn Creek),
'and any areas deemed by the Citythat will need to connect-into the proposed
development's SD System.
2. Developer's engineer shall-determine how SD ystem will work during' 10-year
- and 100 year flood events associated with Horn. Creek.. Identify the HGL in Horn
-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 swrcharging; and be designed to .prevent backflow
of water from Hom Creek up into SD system during storm events.
3. During the design of the SD system, the. Developer's engineer shall consider the
effect of the proposed improvements. and structures with regard fo the 100-year
base flood event floodway and floodplain of Hom. Creek and the drainage
ditches associated ~NitR Grant Road.. The allowable flow rates into Horn' Creek
and the ditches along Grant Road from the proposed developmeht shall-not be
greater than-the run-off flow rates experienced from the property in its current
status: The developer's engineer shalLprovide suitable hydrological calculations
and storm hydrographs to depict the existing predevelopment, andprojected
,. ,
Quail Meadows
PWD SlafjReport
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, curse numbers,
retardance, etc., to be used'irnthe 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 DSL,
ACOE, ODF1N, DEQ,'JC Roads; and/or City PWD (as applicable) guidelines and
requirements and any applicable conditions and or approvals, or these
regulatory agencies.
5. Need plan and profile drawing of HGL's in 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 vactorfjetter 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 shallprovide 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 rainfall/intensity 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.
1'i. Materials shall be PVC (ASTM D 3034 with gaskets), HDPE (meeting ODOT
requirements for corrugated polyethylene storm sewer pipe, including a
provision for premium 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.
v ... 8'~:
Quail Meadows
PWD Staff'Repor!
July /0, 1997
Page 10
12. Cohstrucf 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 inlets/catch basin for maintenance/cleaning purposes.
13. Developer's engineer shall provide hydrology and hydraulic calculations and
flow lihe 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,capacitiestyithout surcharging.
14. Due to the high level of groundwater in the area, the Developer may wish to
incorporate the use of a pertorated 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 HGL 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 lots
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
easemehts.
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 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.
17. Provide 0.2-foot drop. through all manholes and curb inlets.
... , g
Quail Meadows
PWD SiaJjRepor!
July 10, 1997
Page Il
18. Roof drains and' uhderdrains shall not be directly connected to a public storm
drain lines, and if a standard curb and gutter sectionis to b~ used, the roof
drains and underdrains shall drain to the street 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. 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 and/or
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
orcurb inlet.'
20. Developer shall be required to coordinate with Rogue River Valley Irrigation
District to resolve any. irrigation rights or use of water from Horn Creek.
SanitarySewer
Existing Facilities - 21" - 24" BCVSA gravity sewer is located in.Taylor Road
- 8-inch sanitary sewer is tocated in Donna Way
1. 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 flow 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.. All pipes should maintain cleaning velocity and have
adequate capacities withouf 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 completiorrof 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. g ~~
., ...
Quail Meadows
PWD StaO'Repor!
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, N reports and certification
of the sewer system construction. prior to final acceptance.
6. The SS System shallbe designed in accordance with any master planning
prepared by Bear Creek Valley Sanitary Authority (BCVSA) and/or the City to
provide adequate capacity for the proposed development area, any future
.development on adjacent properties, and any existing sanitary sewer collection
systems that may need 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 byBCVSA and
the City PWD::
7. Any proposals requesting the City, BCVSA, or adjacent landowners to share in
costs for development of the sanitary sewer collection system to accommodate
the upgrade of line sizing to handle the additional capacity requirements for'
surrounding de~ielopment, shall include detailed engineering calculations and
costs analyses.. The.Developer will be responsible to coordinate and develop
any cost sharing agreements with any identified adjacent property
owners/developers. and/or the City and BCVSA.
Water System
Existing Improvements - A 12 inch D.1. 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 distributionsystem.
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 3170 feet. Construction plans shall be reviewed and
approved by Fire. District 3 prior to submitting to OP1N.
..„., ~C'
Quail Meadows
PWD S(a, jJ'Report
July /o, 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 WorksUirector.
4. LateraU connection stationing and size shall be provided on construction plans
and as-built drawings.
5. Developers engineer shall 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 MendoliaWay. A reinforced flow connection
to the 6" Tine in Donna Way shall also be required.
6. Developer shall comply with Oregon Health Division {OHD) and City
requirements for backflow prevention. An OHD approved backflow prevention
assembly shall be installed immediately downstream of the watermeter 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 OIiD
.requirements. WatecwilF 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. 1Nater system shall 6e tested in accordance with City PWD Standards-and
requirements at Developers expense and should be approved bythe City.
10. Any proposals requesting the-City to share in costs for development ofthe water
supply system to accommodate the installation of the 12-inch lines on Grant and
Hanley Roads to afford proper capacities and pressures and for upgrade of line
sizing to handle the additional capacity requirementsforeny existingor future
surrounding development, shall include detailed engineering calculations end
costs analyses. The Developer will be responsible to coordinate and develop
any cost sharing agreements with any identified adjacent property
owners/developers and/or the City.
~,_.. ~1
Quai(Meadows
PWD Sta,(/'Report
July 10, 1997
Page 14
Site work, Grading and Design, and Utility Plans
Existing Improvements - Horn Creek traverses the proposed development
areas from South to North and wetlands identified as
PSSC and PEMC are present on the property.
1. 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 base flood event flood zone and floodway 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/orcrawf spaces with
positive drainage away from the building. 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 all lots
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,orronditions) from DSL, DEQ, and ALOE (including
any mitigating requirements), for any required wetland or floodfiazard 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 should 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 should be accurately;depicted on the as-built drawings; 4r as a
separate set of drawings attached to the as-built drawings,
9. Landscaped barriers shall be required on lots adjacent to, but not fronting, Grant
Road.
.. - .J
a 10
QuailMepdows
PWD Sla,[j'Repor! ..
July 10, 1997
Page 1 S -
Rights of WayslEasements -
1. 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 not split lot lines. Public utility
easements shall have a minimum width of 10 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 shay provide a Statement of Water Rights (on a City
approved form), for anyaffected properties. For properties determined to have
water rights, the developer will coordinate with the State Watermaster the re-
' allocation of any waters attached to lands no longer irrigable as a result of the
proposed development.
4. Developer shall comply with all existing easement owner requirements regarding
any proposed development that may overlap any existing easement. Any
development proposed which overlaps or alters an existing easement should be
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. All existing easement locations and those proposed for this development shall
be shown on the final plat with reference to the recordation numberand 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 bike/pedestrian pathway discussed previously, and .storm drainage
.discharge points. These easements shall be secured prior to final. construction
plan approval. A copy of the recorded easement shall be submitted to the City
PWD priorto 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.
. _ ~~. 9
I
. JAGKSQN CQUNTY, QREGC?N`
m 200 ANTELOPE ROAD WHITE CnY, OREGQN 47503
.,
¢0os w ,F+
6 pARK9 ¢
.tune 24, 1997
Attention: Jim 6ennett
City of Central Point Planning
115 South Second Street-
Central Point, OR 97502
RE: Planning File 87024;16-lot residential subdivision
Dear Mr. Bennett:
C5ity of Central Point
~~HISI`~' rtE rt
.Planning I)epartmezi.
,,,..
Thank you for the opportunity to comment on this request for Quail Maadows
Subdivision, a 16-Iof reslderstjal suhd'Nision, located south of TaylorRoad on the east side of
Grant Road. Roads and Parks Setvicas recommends the following conditions of approval:
1. The applicant shall submit construction drawings to Jackson County Roads and Parks
Services and obtain county permits if required.
2 We recommend that ha[f~treet frontage improvements to Grant Road be required to
urban standanis. Improvements shall indude road widening, curb, gutter. drainage
fadlities, sidewalk and bike lane.
3. Ifadditionalright-of-wayls required for the improvements, dedication should be required.
City cf Gentrai Point standards maybe uhTized for road improvement ff the City agrees, in
writing, to future maintenance of the urban improvements.
4. The applicant shalt obialn a road appproach permit from Roads and Parks Services for the
new read approach to Grant Road. 'The paved approach shall have 3~' approach radii
and a 30' minimum width.
5. We recommend ho dtn:ct pat+ce! access to Grant Road.
6. .Jackson Gaurrty Roads and Parks Services would like to review and comment on the
hydraulic rapwt indud(ng the calculations and drainage plan. Capa«ty improvements or
on site detentioh, if necessary, shalt be inshalled at the expense of the applicant.
if you have any questions or need further information feel free tc tali me at830-6400 ext. #230.
~.
Sincere
Eric Niemeyer
Traffic & Development Section
„.,. 9~
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~fLNNTTIG DEPtLRTMENT STAFF REPORT
DATE:
TO:
FROM:
SUBJECT:
Applicant/
~~
July 15; 1997
Central Point Planning Commission
~_.
James H. Bennett, AICP
Planning Director
Comprehensive Plan/Zone Map Amendment for 37 2W 02 Tax Lot 100
from Low Density Residential to High Density Residential and from R-1-10;
Residential Single-Family (10;000 s.f.) & R-1-8, Residential Single-Family ,
(8,000 s.f.) to R-3, Residential Multiple-Family; Site Plan Review and
Conditional Use Permit for the Walnut Grove Mobile Home Park.
C.A. Galpin & Powder River Inc.
P.O. Box 8271
Medford, OR 97504
37 2W 02 TL 100
Age: Maurice Torano
P.O. Box 8271
Medford, OR 97504
37 2W 02 TL 100 - 32.20 acres '
R 1-10, Residential Single-Family (10,000 s.f.)
R 1-8, Residential Single-Family (8,000 s.f.)
R 3, Residential Multiple-Family
;~
Summary: The project consists of a minor Comprehensive Plan Amendment and' a Zone
Map Amendment 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 Singto-
Family (10,000 s.£) and R 1-8; Residential Single-Family (8,000 s.f.) to It 3,
Residential Muhiple-Family. It also includes a Site Plan Review -and a
Conditional Use Permit to allow the construction of'a 193-unit mobile home
P~ Walnut Grove Vdlage.~°
., ~ . 9
nlicable City of Central Point Comprehensive Plan.
Law: CPMC Chapter 5.32, Mobile Home Parks
CPMC Chapter 17.28, R-3, Residential Multiple-Family Distriof
CPMC Chapter 17.72, Site Plan, Landscaping and Construction Plan Approval
CPMC Chapter 17..76, Conditional Use Permits
CPMC Chapter 17.88, Amendment
~.prehensive Plan Amendment/Zone Man Amendment:
In May 1997, staff accepted an application to amend the Comprehensive Plan and the Zoning
Map to clrar-ge the designation of 32.20 acres located north of Beebe Road between Gebhard
Road and Hamrick Road from Taow Density Residential to High Density Residential and from
R 1-10, Residential Single-Family (10,000 s.f.) and R-1-8, Residential Single-Family (8,000
s:f,.) to R-3, Residential Multiple-Family (Exlubit A).
The purpose of these amendments is to allow the future construction of a 193-unit mobile
home park on the site. The applicant has prepared findings of fact (Exhibit B) that support
the proposed land use changes based on:
1. The provision of additional land for 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-family residential development that are
proposed for development as part of asingle-family residential subdivision.
3. The suitability of the property for multiple-family residential development due to its
proximity to arterial and secondary arterial roads.
Cid?P . Advi ay Committee
The Citizens Advisory Committee reviewed the Comprehensive Plan Amendment and Zone
Map Amendment at their regular meeting of July 8,1997 and recommended approval of these
applications to the Planning Commission based on the findings of fact set forth below.
Fi ings of Fact: .
Staff has reviewed"the,applicant's findings of fact and detertnirted they are adequate for
consideration •by ,the Planning• Commission. If the Planning Commission decides to
recommend approval of the applications to the City. Council, 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 Centrat Pout Zoning
Ordinance chan~g the land use designation of approximately 32.20 acres from Low Density
Residential to Nigh Density Residential and from R 1-10, Residential Single-Family (10,000
„~_ 9~
s.f.) and R-1-8, Residential Single-Family (8,000 s.f.) to R-3, Residential Multiple-Family. r
2. There is a public need for additional land available for residential devel pment, 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 cityand its urban
growl 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. The existing and proposed uses for the parcels under consideration are compatible with
the permitted uses ofthe 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 #1)
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 #2)
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 #4)
9. The project does not involve any scenic, historic or natural areas that need to be protected
or preserved as open space or 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)
10. The project will 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
within the project area. (Statewide Planning Goal #6)
11. The project area is not located within an identified flood hazard area. No environmental
or geologic hazards have been identifiedwithinlhe project aces. (Statewide Planning Goal
#7)
12. The project area does not include any areas planaed or designated for publio-open space .
and recreation by the City Comprehensive Plan. The proposed amendments will notaffect
the ability of the City to provide recreational opportunities or facilities to the public.
(Statewide Planning Goal #8)
~~.. g~r
13. The City Comprehensive Plan has identified Hamrick,Road as a major arterial road and
Beebe Road/Gebhazd 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 for development.. (Statewide Planning 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 for the
public {Statewide Planning Goal #10)
15. 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 azea at
such ime as development occurs. (Statewide Planning Goal #1 t)
16. 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 withinboth 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 land uses are impacted by this project. (Statewide
Planning Goal #14)
19. The project isconsistent with all applicable statewide planning goals (Goals 1-14).
20. The project has been referred to the Department of Land Conservation and Development
(DECD) for review in accordance with ORS 197.610.
C'r pl Rn~'nv and Conditional i Pernut
CPMC 17.72040 sets out the standards that the Plaiuling Conunission 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 include recreational facilities for residents. Chain
link slatted fencing is proposed along the perimeter of the project.
~~. 9
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 Hamrick Road. Jackson County Roads Department has submitted comments
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
good pedestrian and vehicle traffic flows.
The mobile home park interior circulation is based upon a network of private streets
with 36-foot street widths. Parking would be permitted on one side of each private
street. Thirty-four (34) visitor parking spaces are proposed adjacent to the park areas.
Off-street parking would also be provided for each mobile home park space in the form
of a carport with tandem parking.
D. Signs for the project must be designed and located to be compatible with the use and not
interfere with traffic control devices or traffic flows.
Identification signs for 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 apparatus will have access to the site from Gebhard Road. -Fire hydrants will 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 Tinds that the project is in compliance with all 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.
Required Findines for Conditional Use Permit
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.
,; _ ~.
t'
The minimum lot size for a mobile home park is eight (8) acres. The project site is,
32.20 acres. The mobile home park has bcen designed in accordance with 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. That the proposed use will have no significant adverse effect on abutting property or the
permitted use thereof. in making this determination, the commission shall consider the
proposed location of improvements on the site; vehicular ingress; egress and internal
cirailation; setbacks; height of buildings; walls and fences; landscaping; outdoor lighting; and
signs.
Surrounding properties are designated forfuture low-density residential-development.
The project proposes landscaping and fencing to scrcen aad buffer the mobile home.
park from adjacent properties. Buildings 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 establishment, maintenance or operation of the use applied for will comply with
local, state-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 eery 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 forthe project.
(Exhibits E and F)
Mobile Home Park Reuirements
CPMC Chapter 5.32 governs the development of mobile home parks within the city. Staffhas
determined that the project is in compliance with the mobile home park requirements set forth
~.~{
in this chapter with certain exceptions. Exceptions to mobile home park requirements are
permitted under CPMC 5.32.490 subject to the following findings:
X5,1
1. Enforcement of the provision-would cause unnecessary hardship; ad ~
a
,~
2. Because of topographical or other conditions peculiar to the mobile home park site or
d ,~
~~
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e
surrounding conditions, a departure from the requirements of this chapter, may be ma
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.
roject:
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G .rf~G3
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n to
~ ~ 5
The following exceptions to mobile home requirements perta ~.
4 /~~
~ 1. Roadways are proposed with a 36-foot street width. The requirement is 40 feet. ~
~ ~~
~
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~ 2. The site plan detail does not identify any covered parking for 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 pazking. The requirement is for two covered off-street parking spaces with each
space 9' x 20' in dimension.
3. Sidewalks are proposed on one side of each private street. The requirement is for sidewalks
on both sides of each street.
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 own 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 approximately 5,112 sq. ft. in area. The requirement is fifty square feet for the first
one hundred spaces and thirty-five square feet for each additional space. This calculates to
8,255 sq. ft.
7. The distance from a typical mobile home pad to an adjacent property zoned or used for
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
to twenty-eight feet. However, this may vary depending upon the specific mobile home. The
requirement is thirty feet.
1Jj
Recommendation
Staff recommends that, following the public hearing, the Planning Commissiori'take one of
the following actions:
1. Recommend approval of the Comprehensive Plan Amendment and Zone Map Amendment
to the City Council and adopt Resolution No.~r( approving he Site Plan Review and
Conditional Use Permit for the. WalnubGrove dlage Mobfle Home 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 for the Walnut
Grove Village 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.
i i "
A. Vicinity 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
~~
G~tp of Cec-tral Foint
~ ~ ~~HI~I~ tt~tt
Planning Department
~ ~ _ .,;
cmit,vto Roa
City of Central F.oint
EXIIII3I`I' tt_tt'
. Planning Department
Before the Central Point City Council and Planning Commission =
Jackson County, Oregon ~-
Date: May 21, 1997
Applicants: Powder River, Inc. and C.A. Galpin
P.O. Box 8271
Medford, OR 97504
Purpose: A minor comprehensive plan map amendment and a rezone application
have been prepared to rezone a parcel of 32.20 acres, located in the City
of Central Point.
Property: 37-2W-02, tax lot 100 or more commonly known as 4978 Gebhard Road,
Central Point, Jackson County, Oregon.: `
L General Information, Purpose, andBackground
The followuig information is submitted in supportof a request for rezoning of the
above identified property located within the City of Central Point. The subject. property is
located between Hamrick and Gebhard Roads on the east and west and fiesnbrth of Beebe
Road and south of Wilson Road (see attached map). The Purpose of this minor
comprehensive plan. map amendment and accompanying zone change is to allow the
development of a manufactured homeJmobile home park. The area included in this rezone
proposal is designated a' a°^^''" ^°'''low-density urban residential, or the more °.
specific Residential Siagle-Family zones R 1-8 and R-i-10 oa the City of Central Point
Comprehensive Plan Map. .
The City of Central Point Planni~g Staff has detemimed~hat a minor
wmprehensive plan map amendment a zone Chang ' ' will be
required priorto the submittal of an application to develop a manufactured home/mobile
home park. Accordingly, the fotlowing findings of fact provide support for this proposal
to amend the City of Central Point Comprehensive Plan and Zoning Maps for the subject
property describedhereinabove.
II. Findings of Fact Pertaining to the Subject Property:
(a) Legal Description
The subject property is described in the records of the Jackson County Assessor as
Tax Lot 100 on Assessor Map 37-2W-02. According to Jackson County Assessor
records, the property is 32.20 acres. A legal description, prepared by Richard Templin,
licensed surveyor, is attached to these findings. The subject property is owned in fee
simple by Powder River, Inc., and C.A. Galpin.
~~~
(b) Location _
The subject property is located north of Beebe Road, east of HanuicklRoad, west
of Gebhard Road, and south of Wilson Road, in Centrai, Point, 7ackson County, Oregon.
The property is presently vacant.
(c) Size
The subject property encompasses approximately 32.20. acres. A legal description
and a site map of the subject property is attached to these findings. L':P. Eas•f- hus ~~"fq~',re
_ ~ Pi"n a~pro/A1•
(d) Existing and Surrounding Usage rJe,~ Nayz~ h4s Qeen
• The subject'property is presently vacant. Lands to east and north are curre sH bm ~ Nec~
being subdivided and developed at single family.dwelling densities.. Lands to the south
and ~t are within the City of Central Point Urban Growth Boundary (UGB) but are still
~~ ~rt of Jackson County.
k~~.~n V6-6
(e) Existing and Proposed Zoning
'The su~~' 1~'o,pperty is currently zoned.medium~-i-8}and low-density single-
fanuly residenfial~(R:1=10). The applicants wish to amend the subject prgperty'S
designation on the City of Central Point Comprehensive Land Use Plan Map from.medium
and low-density single-family residential to.high-density multiple-family residential or, in
more specific zoning designations, from R-1-8 and R-1-l0,to R:3. .
(f) Existing Lnprovements
. The subject parcel has historically served agricultural purposes, more specifically,
orchazds or pastures, but now lies vacant. At present, there are no improvements
remaining on the property.
(g) Public F9cilities
i) Water Service
Upon development, the subject property will be served by the City of Central Point
Water System.. Any provision of water to thesubject area will be,pred'-cated upgn the
City's ability to co-ordinate and/or provide water in an orderly and economical manner,
As this application is being considered, the City of Central Points developing a ~ .
credit/reimbursement program for infrastructure installments undertaken by; developers. on
behalf of the City., When the City has fully'devised ts.SDC ¢redit/reimbursement program
developers will undertake the' extension of needed facilities, including We installation of a
master meterat the corner of Vilas Road and Hamrick Road, in order to facilitate the-
orderly provision of urban services and facilities to this area of Central Point.
~~~
The City. of Central Point obtains water from the City of Medford via the Medford
Water Commission under the terms of an agreement dated March 9, 1987. Under the
agreement, the City of Central Point is Supplied with water up to an amount not exceeding
4 million gallons per day.
(ii) Sanitary Sewer
As this application is being processed, negotiations between the City of Central
Point and Bear Creek Valley Sanitary Authority (BCVSA) will have been Snalized
regarding the acceptance of Central Point's sewage by BCVSA. The subject property iS
within the Bear Creek Valley Sanitary Authority JurisdictionArea and„upon development,
the subject property will be served by BCVSA. Presently, BCVSA has a pump on the
west side of Gebhard Road across from Tax Lot 100, however, this pump will be
eliminated as the planned sanitary sewer improvements will be designed to operate on a
gravity basis exclusively."
(iii) Storm Drainage
Storm drainage is provided on site by an existing drainage ditch along the west
frontage of the property on Gebhard Road which eventually drains into Bear Creek. The
subject: parcel slopes generally to the west where runoff. is captured 1fy the dramage ditch
along Gebhard Road. The subject parcel is not within a flood zone, .All drainage
improvements, including an underground storm drain system, will be installed during
development and will be consistent with City of Central Point standards.
rv) Streets/Pransportation/Access
The site S presently served by Beebe Road, Gebhard Road, and Hamrick Road.
Hamrick Road is classified as a major arterial in the City of Central Point Comprehensive
Plan and iS scheduled to have a capacity of 40,000 average daily trips (ADT). cc r in
to traffic engineers at RVCOG. Hamrick Road, in its present condition, has a capacity of
approximately 13,000 average daily trips and a traffic count of approximately 7,500 ADT.
Beebe Road and Gebhard Road are both classified as secondary arterials and have a
capacity of 10,000 ADT. Currently, Beebe Road has a volume of 1,000 ADT; Gebhard
Road currently has a volume of 750 ADT.
Employing the traffic generation manual,. Trip Generation, by the Institute of
Transportation Engineers :(4th Edition), single family dwellings generate an average of 10
ADT. If the subject property'ts developed at densities consistenf w~thR 3 standards; it
may be assumed that twenty percent;.(20%)ofthe,property vrill be consumed by rights-of-
-way and/or other public facilities. Under the mobile home park development and zoning
requirements, the property may. be developed, at densities equal to or less than six units per
acre. -
10~
The following table illustrates the potential trip generation of this project if
developed at densities less than or equal to six units per acre: ;`k s
~ ~~.3 un
land parcel 32.20 x .80 = 25:76 net acres ~l ~ kr ` P s
rights-of--way @ 20% 6.44 acres
6 units/acre 25.76 x 6 = 154.56 q 3~ ~~
10 'ADT/unit 154.56 x 10 = 1,545.6 ADT
III. Comprehensive Plan Map Amendment Application
Compliance with Application Form and Findings of Fact
Section 1. Major Revisions and Minor Changes (Zoning Ordinance Sec. 17.96.030)
The City of Central PoinYZoning Ordinance 17.96:030 requires proposed
comprehensive plan amendments to be categorized as either major revisions or minor
revisions based upon definitions contained in Statewide Planning Goal#2. Statewide
Planning Goal #2 provides the following definitions:
Major Revisions. Major revisionsinelude hrnd use changes that have
widespread and sign cant impact beyond the immediate area, such as
quantitative changes producing large volumes of trafftc; a qualitative change in
the character of the land use itself, such as conversion of residential to industrial
use, or a spatial change that affects large areas or many drfferent ownerships:
The plan implementation measures should be revised when public needs
and desires change arrd when development occurs at a;different rate-than
contemplated bythe plan. Areasexperiencing rapid growth and development
should provide for a frequent review so needed revisions can be made to keep the
plan up to date; however, majorrevisions should not be made more frequently
than every two years, if at all possible.
I~nor Changes. Minor changes, t.e., Yhose which do not have a
sign j7cant effect beyond the immediate area of the change, should be based a:
special studies or other information which wtll serve'as'the factual basis to
support the change. The public need and justification for the particular change
should be established Minor changes should not be made more frequently. than
once a year, if at all possible.
Finding: The Council may find that the proposed plan and zone amendment is not
a major revision since the change will not produce widespread and significant impact
beyond the immediate area of the property. While there will be some impact when the
propertyisdeveloped, based on the findings which accompany this application, the
Council may find that the impact generated by the proposed comprehensive plan and zone
.amendment is only marginally higher than if the property were developed under the
existing plan and zoning designations. Additionally, in terms of the Council's ability to
classify this proposal as major or minor, the proposed change does not affect a large area
or many different ownerships: the change only affects a 32 acre parcel of land under one
joint ownership.
~~~~
Section 2. Substantive Standards (Zoning Ordinance Sec. 17.96.050)
17.96.050. Substantive Standards. The citizen's advisory committee, the
planning commission, and the city council, in reviewing the proposed amendment to the
comprehensive plan, shall address the public need and justification for the proposed
change, and shall make specific jindings; reciting. the evidence in support thereof, for
each of the state-wide planning goals as the same apply to proposed changes.
There are fourteen Statewide. Land Use Planning Goals which apply to the City of
Central Point. Of the fourteen this application addresses the goals which are relevant to
the proposed minor change: With respect to the portion of Section 2 which requires
findings for each of the applicable statewide planning goals, the following findings, relating
to each of the applicable statewide planning goals, are provided:
L Goal #1, Citizen Involvement, requires cities to provide. opportunities for the
involvement of citizens in the land use planning process:.
"To develop. a citizen involvement program that insures the opportunity for
citizens to be involved in all phases of the planning process."
Finding: The Council may find that it has a citizen involvement program that
provides the opportunity for citizens o be involved in all phases of the planning process,
including the process used to consider theproposed plan map amendment and zone
change. The Council may also find that citizen involvement consistent with Goal #1 is
entrenched in the application process and enforced through methods used by the City to:
1) notify affected parties and agencies of public hearings at which the
subject application is to be considered;
2) advise the parties of their rights under ORS 197.763;
3) receive evidence and argument;..and
4) reach a final decision and advise the parties of the Council's final
decision.
The notification and hearing procedures used by the Council are those set forth in
the zoning ordinance and those in ORS 197.763, both of which are consistent with
Statewide Planning Goal #1.
2, Goal #5, Open Spaces, Scenic and Historic Areas, and ;natural Resources,
requires cities to encourage and facilitate the preservation of open spaces, historic areas,
and natural resources:
"To conserve open space and protect natural and scenic resources."
lU8
Finding: The Council may find that the subject property is not part of any`scenic
or historic area. Applicants are aware that if any wetland exists on the proper''ry it will
need to beaccommodated-pursuant to applicable state and federal laws and regulations.
3. Goal #10, Housing, requires cities to continually assess housing needs and in
order to form specific policies which strive to meet those needs:..
" To provide for the housing needs of citizens of the state."
Finding: As outlined in above findings of fact, StreetsJTransportation/Access (p.
3), if the subject property is developed at densities consistent with R-3 standards, it may
be assumed that twenty percent (20%) of the. property. will be consumed by rights-of--way
and/or other public facilities. Under the mobile home pazk development and zoning
requirements of the City of Central Point, the property maybe developed at densities
equal to orless than six units per acre. The following table illustrates the number of
potential new dwelling units if this proposed project is developed at densities less than or
equal to six units per acre:
land parcel 32.20 x .80 = 25:76 net acres
rights-of--way @ 20% 6.44 acres
6,000 sq. ft. lots 25.76 x 43,560/6,000 = 187
The Council may also find that the proposed change will provide additional
acreage to accommodate the city's growing need for affordable detached housing.. The
Council may also find that while the proposed change is not required to provide additional
land for housing, it will provide much needed affordable detached housing which
corresponds with the need for housing at var'-ous densities, cost, and rent levels. as
identified in the Housing Element of the Comprehensive Plan. The Council may find,
therefore, that the proposed change is consistent with the requirements of Statewide
Planning Goal #10:
There is also the fact that the proposed minor change wiU not significantly affect
the permitted or wnditional uses planned in this area of the City agd incorporated in the
Comprehensive Plan. Mobile home and manufactured home. developments which are
essentially single-family or detached housing developments at slightly higher than
conventional single-fatuity densities, aze listed as conditional uses in the proposed R-3
zone.
Supplementary Finding: -the proposed minor map amendment does got
significantly affect either the permitted or the conditional uses but, rather, facilitates the
development of affordable multiple-family detached housing which the City has indicated
is needed in this emerging area. Also, applicants wish to emphasize that the City of
Central Point mobile home park development requirements (Chap. Ss32) limit the density
inside mobile home parks to no morethan sue units per acre which is go, more intensive
than conventional single-family residential projects:.
Un ~-C.
~~
4. Goal #11, Public Facilities and Services, requires cities to plan adequately for
the provision of public facilities arid services of urbaniza6le areas:.
"To plan and develop a timely, orderly, and efficient arrangement of public
facilities and services as a framework for urban and rural development."
Finding: The Council may find that all public facilities and services, as defined
and set forth in both the statewide planning goals and the City of Central Point's
acknowledged Comprehensive Plan, can be provided at levels commensurate with either
the existing or proposed comprehensive plan map designations. As these findings
demonstrate, all public facilities and/or services; including sanitary sewer collection and
treatment, water delivery, source, and treatment, and stormdrainage facilities. either exist
orwill be made available to the subject property as development occurs.
5. Goal #12,' Transportation, requires cities to develop integrated transportation
master plans which assure mobility that is economical, safe,-and environmentally sound:.
"To provide and encourage a safe, convenient, and economic
transportation system."
Finding: The Council may find that the proposed change wilLnot impact or
detract from the City's ability to provide and otherwise encourage a safe, convenient, and
economic transportation system that is consistentwith Statewide Planning Goal #12.
Currently, Beebe Road and Gebhazd Road are classified: as secondary arterials with a
planned capacity of 10,000 ADT each. The City of Central Point has also designated
Hamrick Road as an arterial and as such provides a comparative advantage for the
development of the subject property as a manufactured home/mobile home park project.
Conclusory Findirig: Based on the foregoing, the Council may find that the.
proposed change will not conflict with and is supported by each, of the applicable
statewide planning goals identified above: The Council may also find that the proposed
minor change does not violate or conflict with any of the goals and policies intended to
operate as approval criteria in the consideration of plan amendments.
IV. Zoning Map Amendment Application
The following findings of factaddressing the criteria listed in CPMC 17.88 are
marshaled in support of the proposed zoning map amendment from R-1-8 and R-1-10 to
R-3. In Section 17.88:40; ~!ctiotr by Commission or Council, it states that
If the commission deems it advisable, it may recommend that the area
under consideration for change in classification be enlarged or diminished or be
reclassified to a district other than the district originally.initiated.
1i~
This is the only means of refining and adapting specific comprehensive plan policies when
development occurs at a different rate than as contemplated by the generalized'land use
plan at some given point in time. Accordingly, the applicants wish to highlight the
following findings:
Finding: the recently approved "Eastside" project p~poses to develop
approximately 27 acres of R-3 land at R-1-8 and R-1-6 densities: In its Comprehensive /
Plan, the City had determined that this area of the City should accommodate higher v/
density development: the applicants wish to develop theirproperty at densities higher than
therzoning designation allows'while still preserving thebverall intent of the
Comprehensive Plan for this area of the City: In sum, the re-designation of this property
to R-3 will provide the City, in light of recent planning applications (i.e., Eastside project),
with a variety of housing opportunities for the public which is consistent with its adopted
Comprehensive Plan and also promotes Statewide Planning Goal #1Q Housing.
In terms of the transportation facilities, existing and planned, in this area of the
City, Jackson County Roads and Parks Services have provided written communication
dated May 16, 1997 (see Exhibit) which confirms planned improvements to-the
Hamrick/Vilas corridor.'' As this application is being processed, the applicants and the
County Roads Department are finalizing the details for a co-ordinated construction effort
of the Hamrick Road widening and improvement to a ;point past the i:O.O.F. cemetery..
Findings the proximity of this property to a major arterial, Hamrick Road, which /
is scheduled to be widened to include a center turn lane within the next year, and two /
secondary arterials, Beebe Road and Gebhard Road, make this property especially suited
for higher density residential development.
Conclusory Finding: in consideration of the foregoing,'the City can find that this
application meets with all of the above criteria and on the basis of these findings the
applicants request the rezoning of said property by amendment to the City of Central Point
zoning map from R-1-8 and R-1-10 to R-3.
Respectfully submitted,
Maurice Torano
for C. A. Galpin & Powder River, Inc.
1i~
pT ernmrr nFnARTMENT MEMORANDUM
,,.
DATE: July 1, 1997
TO: Central Point Citizens Advisory Committee
FROM: James H. Be , AICP
Planning Directo
SUBJECT: Review and Discus ' n of Possible R sion of the Parks & 12ecreafion
Element and. Compreh sive Plan. Ma f the Comprehensive Plan.
The purpose of this review is to determine at c es, if any, should be made to the Parks
&.Recmation Element of tte Comprehensive lan d the Comprehensive Plan Map to ensure
that the parks and recreation needs of the co are being adequately addressed and that
adequate sites for park development are indi on the Comprehensive Plan Map.
Enclosed are copies of the currnt Parks & eati Element and. the, Comprehensive Plan
Map. Please review this material prior t e m and be prepared to comment on the
text and map: Our goat is to rewrite t ' lement to re the current parks. and recreation
needs of the community and to estab ' the policies ould guide the development of
parks and recreation facilities and re urces. It is also to signate additional areas on the
Comprehensive Plan Map that indi a where new parks an pen space should be located.
If you have any questions or wq~ld like to discuss any asp of this review prior to the
meeting, please feel free to giv e a call at your wnvenience.
~~
,'
Before the CentraCPoint City Council and Planning Commission
Jackson County, Oregon `~''
Date: May 21, 1997
Applicants:.. Powder River, Inc. and C.A. Galpin
P.O. Box 8271
Medford, OR 97504
Purpose: A site plan review, landscaping and construction approval application has
been prepared to allow the development of mobile home/manufactured
dwelling project on a parcel of 32.20 acres, ,located in the City of Central
Point.
Property: 37-2W-02, tax lot 100 or more commonly known as 4978 Gebhard Road,
Central Point, Jackson County, Oregon
L General Information, Purpose, and Background
The following information is submitted in support of a site plan review application
' for the above identified property located within the City of Central Point. The subject
~. property is located between Hamrick and Gebhard Roads on the east and west and lies
north of Beebe Road and south of Wilson Road (see attached map). The purpose of this
site plan review application is to allow the development of a manufactured
dwelling/mobile home park project.
IL Findings and Conditions Pertaining to the Subject Property:
The following findings and conditions are listed in support of this site plan review
application as required by Section 17.72.020(G) Site Plan Approval Required:
Site plan applications for properties located R-2 or R 3 districts shall be
reviewed and approved by staff if such applications consist of entirely new
construction of a single building on a single tax lot having direct access to a public
street. Staff may refer such applications to the planning commission when unusual
features or circumstances could result in an adverse impact on the neighborhood or
adjacent properties.
Finding: the Planning Commission can find that the enclosed master site plan
outlines the most orderly, efficient, and neighborhood-sensitive development plan. The
applicants have made every effort to minimi~r the impact of their project on the adjoining
properties and preserve or otherwise enhance the value of the general area.
1~~
A map identifying all of the design and construction elements is enclosed a5 is
required by the terms of Section 17.72.030, Information Required: ~,~
Finding: the Planning Commission can find that all of the information
requirements for site plan review are present in the enclosed improvement plans and, on
that basis, the enclosed plans are determined complete.
Conclusory Finding: in consideration of the foregoing, the Planning Commission
can find that this application meets with all of the above criteria and on the basis of these
findings the applicants requestsite plan approval for the development of amobile
homelmanufactured dwelling as depicted on the master site plan.
Respectfully submitted,.
~~~~?~
Maurice Torano
for C.A. Galpin & Powder River, Inc.
1~.4 2
Before the Central Point City Council and Planning Comu~ssio~a"
Jackson County, Oregon ~
Date: May 21, 1997
Applicants: Powder River, Inc. and C.A. Galpin
P.O. Box 8271
Medford, OR 97504.
Purpose: A conditionaluse permit application has been prepared to allow the.
development of mobile home/manufactured dwelling project on a parcel of
32.20 acres, ,located in the City of Central Point.
Property: 37-2W-02, tax lot 100, or more commonly known as 4978 Gebhard Road,
Central Point, Jackson County, Oregon
L General Information, Purpose, and "Background
The following information is submitted in support of a requestfor a conditional
use permit on the above identified property located withinihe City of Central Point. The
subject property is located between Hamrick and Gebhard Roads on the east and west and
lies north of Beebe Road and south of Wilson Road (see attached map). The Purpose of
this conditional-use permit application is to allow the development of a manufactured
dwellingJmobile home park project. The subject properly is currently designated medium-
densrty and low-densely urban residential, or the more specific Residential Single-Family
zones R-1-8 and R 1-10 on the City of Central Point Zoning MaP•
II. Findings and Conditions Pertaining to the Subject Property:
The followmg fmdings;and conditions are listed in support of this conditional use
permit application as required by Section 17.76.040 Findings and Conditions:
1. 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:
Finding. -the Planning Commission can,find that the subject property is adequate
in size and shape, forminga rectangle of approximately 32:20, to accommodate a mobile
homelmanufactured dwelling project (the minimum size for a mobile home park is cited as
eight acres). The proposed mobile home project will contain approximately six units per
acre.
2. 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,
Finding: the Planning Commission can find that the site has adequate access to
public streets and highways: Gebhard Road will serve the west side of the proposed
project and Hamrick Road will serve as the east entrance/exit. Gebhard Road is
designated a secondary arterial on the City of Central Point Transportation Plan and has a
planned capacity of 10,000 ADT. Hamrick Road, which is scheduled to be improved in
the next year has a planned capacity of 15,000 ADT.
3. That the proposed use will have no significant adverse effect on abutting
property or the permitted use thereof. In making this determination, the commission shall
consider the proposed location of improvements onYhe site; vehicular ingress, egress, and
internal circulation; setbacks; height of buildings; walls and fences; landscaping; outdoor
lighting; and signs.
Finding: the Planning Commission can find that the proposed use will have no.
significant adverse effect on the abutting property or the permitted uses thereof as can be
demonstrated by referring to the proposed site plan and by enumerating the following
design elements:
a) location of perimeter units, the units that form the outside
perimeter of the project, to provide for additional rear yard setbacks;
b) ingress, egress, and internal circulation to be planned to
facilitate the most efficient, most safe, and most economic traffic movements; _
c) setbacks are in compliance with mobile home park development
requirements;
d) height of buildings shall be single story;
e) wails and fences separating the proposed project from
adjoining properties shall be as depicted on the master site plan;
f) landscaping shall be as depicted on landscape plan submitted
with this conditional use application;
g) outdoor lighting shall be in compliance with City of Central
Point lighting standards; and
h) signs that identify the project shall comply in all respects with
City of Central Point sign ordinances.
a. ~. F.
4. That the establishment; maintenance or operation of the use applied for will
comply with local, state, and federal health and safety regulations and therefore w}ll not be-
detrimental to the health, safety,'or general welfare of persons residing or wo~ung 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.
Finding: the Planning Commission canfind that the proposed use will comply
with all state and federal health and safety regulations and will not be detrimental to the
health, safety, or general welfare of persons residing or working in the surrounding area.
A review of the design elements listed in the previous subsection will demonstrate the
compatibility of the proposed project with the general area within which the proposed
project will be located.
5. That any conditions required for approval of the pernut are. dcemed necessary
to protect the public health; safety, and general welfare and may include:
1. Adjustments to lot size or yard areas as needed to best.
accommodate the proposed use; provided the lots or yard areas conform to
the stated minimum dimensions for the subject zoning district, unless a
variance is also granted as provided'for in Chapter 17.80;
2. Increasing street widths; modifications in street designs or
addition of street signs or trat~asignals to accommodate the#raffic
generated by the proposed use;
3. Adjustments to off-street parking requirements in accordance
with any unique characteristics of the proposed use;
4. Regulation'of points of vehicular ingress and egress;
5. Requiring landscaping, irrigation systems, lighting, and a
property maintenance program;
6. Regulation of signs and their locations;
7. Requiring fences, berms, walls, or other devices to eliminate or
reduce, the effects of noise, vibrations, odors, or other undesirable effects
on the surrounding properties;
ii7
8: Regulation of time of operations for certain uses if their
operations may adversely affect privacy of sleep of persons residing nearby.
or otherwise conflict with other community or neighborhood functions;
9: Establish'a time period within which the: subject land use must
be developed;
10. Requirement of a bond or other adequate assurance within a
specified period of time;.and
11, Such other conditions that are found to be necessary to protect
the public health, safety, and general welfare.
Finding: the Planning Commission can find that the proposed use incorporates
various design elements which are primarily designed to protect the public health, safety,
and general welfare of the immediate and surrounding area. These design elements
include the removal of fiuittrees from the immediate periphery and the establishment of
non-agricultural uses to the north of the project; the construction of a six foot high fence
to protect from livestock on adjacent properties; the creation of open spaces and park
areas within the proposed project to enhance the quality of the environment for residents
inside the project and in the immediate area; the narrowing of streets to achieve atraffic-
calming effect throughout the proposed project; and-the construction of a pedestrian
system throughout the entire project to ensure the safety of all pedestrians. In sum, the
proposed use shall not adversely affect any community or neighborhood function within
the surrounding community.
Conclusory Finding: in consideration of the foregoing, the Planning Commission
can find that this application meets with all of the above criteria and on the basis of these
findings the applicants request approval for a conditional use permit for the development
of a mobile home/manufactured dwelling on the property identified in this application.
Res~pect~f/ully submitted,
i~~ ~~~wG
Maurice Torano
forC.A. Galpin & Powder River, Inc,
1i8
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EXHIBIT' t'D't ,
planning Deparlmen't
'-i~ames H. BenneU. AICP
City A,d,ninistrator/PlatwingDireCtor
Ken Gersetler
Planning Tealuucian
Meeting Date:
Time:
.Place:
NOTICE OF MEETING
Date of Notice: June 27, 1997
Tuesday, 7uly 15th, .1997
'7:00 p.m. (APProximate)
Central Point City Hall
155 South Second Street
Central point, Oregon
.. ,
at the above place and time, the Central p01nt Planning Commission will review applications fora '
Begmmng Amendment,'Conditional Use Permit and Site Plan Review for a mobile
Comprehensive PIan~Zone Text/Map . le-Family district on Tax Lot 100 of Jackson County '
home,pazk. The parcel is located in a Residential S'mg
Assessor Map Page 37 2'W 02s
rehensive Plan Amendment regaests that the current Residential Single-Family
The application for the Co ~ ~ Density Residential.
zoning designation be Chang 1>~
The Conditional Use Permit and Site Plan Review applications would address the development of the
approximately 1931ot Walnut Grove Mobile Home Park.-
..,.,mrnr~mR DTi;C Si IOM
The requirements for approval of Comprehensive Plan. Amendments, Conditional Use Permits ~ ions, POff-
ter 17 of the Central Point Municipal Code, relating to General ~~ •
Reviews are set forth in ~~~p~g and Constnedon Plans.. The proposed plan is .also reviewed in
street Parking, Site Plan,
accordance to the City's Public Works 5tandazds.
rrrxT T~ submit,written
L Any person interested in commenting onthe:above-mentioned land use decision may
a scheduled for Tuesday, July 15th, 1997.
comments up until the date of the meetin„
be sent in advance of the meeting to Central Point City Halls 155 South Second
2. Written comment., may ,
Street, Central Point; OR 97502. w . , ,
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3. Issues which may'provide the basis for an appeaLon the matters shall be raised prior to the
expiration of the comment period noted above. Any testimony and written comments about
the decisions described above evil( need to be related to the proposal and should be stated
clearly to the Planning Commission.
4. Copies of all evidence relied upon by the applicant are available for public review at City Hall,
155 South Second Stxeet, Central Point, Oregon. Copies of the same are available at 15 cents
per page.
5. Por additional information, the public may contact the Planning Department at (541) 664
3321 (ext. 231)
SLJMlviAltY OP P1iOCEDCJI2E
At the meeting, Planning Commission will review the applications, technical staff reports, hear
testimony from the applicant, proponents, and opponents and hear arguments on the application.
Any testimony or written comments must be related to the criteria set forth above. At the conclusion
of the review the Planning Commission may approve or deny the Tentative Plan. City regulations
provide that the Central Point City Council be informed about all Planning Commission decisions.
~. ;:; ~.
EXHIIBIT E
PLANNING bEPARTMENT RECOMMENDED COND'ITIONS
I. Prior to issuance of building permits, the applicant shall submit to the City a copy of
the proposed covenanKs, conditions. and restrictions (GCBs) for the Walnut Grove Village
Mobile Home Park.
2. The applicant shall comply with al! 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 he construction and operation of the
Walnut Grove Village Mobile biome Park.
i~f
eJ ICJ
~ acy or e~it~~ mint
!~ E~HI~I7[> f'F tf
CITY OF CENTRAL POINT ' >?tannm~ Deparimen't
DEPARTMENT OF PUBLIC WORKS ;,_
STAFF REPORT :~,-
for
WALNUT GROVE VILLAGE MOBILE HOME PARK
PW#97025
Date: 07/10/97
Applicant: C.A. Galpin & Powder River nc.
P.O. Box 8271, Medford, OR 97504
Maurice Torano, Agent
Project: Mobile Home Parl4
Location: Gebhard Road ,
Legal: T37S, R2W, Section 02, Tax Lot 100 32.02 Acres
Zoning: R-1-10 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
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: The Developer's engineer shall provide suitable
engineering certiflcaflon and justification (i.e. calculations, analyses, plots, etc.,)
that all connections to exisflng infrastructure (i.e. street; water, sanitary sewer;
stone drain systems; naturatdrainage systems; etc.,) will not intertere 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
eitheradequate capacities to accommodate the flows and/or demands imposed
on the existing infrastructure as the. result of the connection of the proposed
developments infrastructure, or will be improved by and at the expense of the
Developer to accommodate the additional flows and/or-demands; while
maintaining or improving the existing level of service of the affected facility:
2. Master Plans: beveloper's engineer, at the developer's expense, shall in
cooperation with other surcounding development for the area,. develop. suitable
and City approved master plans for the storm drain collection, retention, and
,~
~i
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 teed 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 Drainage 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. ~1[ew Water MasterMeterand-Water Distribution Lines: 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 line, and other associated
appurtenances) to be installed on the north side of the comer intersection of
Hamrick and Vfas Roads. -The development will also require the installation of
large diameter water mainsto?establish a water distribution network-system for
''this undeveloped area of the City: The' Developer shall work with the City DPW
and the Medford WaterCommission on he development and installation of this
meter and the installation of the waterdistribution piping network. It is the -City's
intenfto fiave this master meter and waterdistribution-network installed as part
of this development and the surrounding planned-developments, and to be
installed by and at the expense'ofthe-Developer and surcounding land
owners/developers. The Developer'shall submit any proposals requesting-the
City to share in costs for the installation of the water 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
to coordinate and develop any cost sharing agreements with any identified
adjacent property owners/developers.
~.:r c~
Wafnul Grove Village Mobile Home Park
PWD SmJJRepor(
Ju[y 10, 1997
Page 3
Domesfic Water Service For The Mobile Home Park: Fire Protection Service
will be required throughout the mobile Mome 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 he City's PWD of
how water service is to be furnished to the mobile home park: either on an
individual meter basis to each lot, or through one or more "master meters"
strategically located throughout the mobile home park and/or at the entrance to
the mobile home park. Any City owned and maintained water meters installed as
part of this project must be installed within the public right-of-way or easement,
and shall not be subject to any vehicular traffic loading.
6. Riaht-of -Wad: 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 easementsfior 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.
Landscape Buffers: Provide for a City PWD and JC Roads approved, 10-foot
minimum width, landscaped buffer (including irrigated landscaping, sound
walls/fences, 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 Impact Study. The developershall implement
and construct, as applicable, any associated infrastructure as recommended in
the Traffic Impact'Study and/or as determined by JC Roads and the City PWD.
General
~,
1. Developer shall submifto the City's Public Works Department (City'sPWD) for
review and approval, plans and specifications for all improvements proposed for
construction or modifications within the City or public right's-of-ways and
easements.
:~ ~~
Walnut Grove Village Mobile Home Park
PWD Staff Report
July 10, 1997
Page 4
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 fire protection); street lighting; and traffic control devices,
street signs, and delineation.
3. All construction of public improvements shall conform tc the City's Public Works
Standard Specifications and Details (City PWD Standards) and other special
specifications, details, standards, and/or 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 ail 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 f=ish and Wildlife. (DFU1Q, Oregon Department of
Environmental 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 digitaldrawing of the
construction "as-builts" 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
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-line" hard copy
(on Mylar), or an approved alternative format, of construction drawings, and an
acceptable AutoCAD compatible drawing electronic file to the City at completion
;~ ,
~~ ~~
Walnut Grove Viflage Mobile Home Park
PWD StafjReport
Jidy 10, 1997
Page 5
of construction.
9. The Developer's ehgineer 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. 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 on 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 City PWD and the Developer's surveyor.
11. All fill placed in the development shall be "engineered fill", and compacted to City
standards. Alf 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. ldentifyeasement dedications-and widths on 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,
thema`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:
1;~"i'
Walnut Grove Village Mobile Home Park
PWD Staff Report
July 10, 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 writing by
BCVSA, and the appropriate signature blocks should be completed oh the
plans.
^ Copies of written approvals and/or permits including conditions from the,
various agencies involved: DSL; DFW, DEQ, and/or ACOE.
17. 'Fieldverify all existing infrastructure elevations and locations (i.e. pipe inverts,
curb elevations, street elevations, drainage. structures, etc.), to which the
proposed subdivision will conriect 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 all connections to
existing infrastructure (i.e. street; water, sanitary sewer, storm drain systems;
natural drainage systems; etc.,) will not interfere with the effective leve(of service
or operation of the infrastructure facilities, and that the existing infrastructure
facilities have adequate capacities to accommodate the. flows and/or demands
imposed on the existing infrastructure as the result of the connection of the
proposed development's infrastructure.
19. 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.
20. The accurate locations of any existing underground and aboveground 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.
;~
~~
Walnut Grove Village.Mobile Home Park
PWD StaJjRepor!
July /0, 1997
Page 7
Streets/Traffic
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 Pian 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 JC Roads standards may need to
be provided afthe 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 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 /County for the
developmentrmprovement of the street section and appurtenances (i.e.
sidewalks, traffic lights, street lights, stdrm drainage, etcJ along the
development's frontages with Gebhard Road, as required and approved by the
JC Roads and Cjty PWD.
3. The connection with the street going to the east out of the proposed
development will require a 60-foot wideright-of--way (collector street). The
portion of streeYconnecting to future developmentto'the east of the proposed
project should be constructed to City PWD standard,eolleetor street requirements
for street section, width, and curb, gutter, and sidewalk requirements.
4. Stop signs shall be required at the intersection with-Gebhard Road,. Left and
right hand turn exit lanes from the proposed developmentmay be required at this
intersection, depending on the results of the traffic impact study and the
requirements of JC Roads and the City PWD. This may require a wider right-of-
way requirement for roads and other utilities atthis intersection.
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Walnut Grove Village Mobile Home Park
PWD Staff'Report
July 10, 1997
Page 8
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5. The Developer's engineer shall 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.
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,
•s'idewalk ramps, curb and gutters, and related appurtenances shall be
constructed in accordance with JC Roads and City PWD standards and.
requirements, as applicable.
Storm Drainage, Irrigation Improvements
Existing Improvements Drainage Ditches along Gebhard Road.
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 creek/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 modification within. the floodway of any
::unnamed drainage channel or creek or in any other road ditches, shall be in
compliance with DSI:; ACOE, ODFW, DEQ, JC Roads, and/or-City PWD (as
applicable) guidelines and requirements and any applicable conditions and or
approvals, or these regulatory agencies.
3. All publicstorm drain easements need to be 15-feet wide, andneed clause in
final property deeds or final.:CC&Rs to maintain driveable access to manholes for
getting vactorfjetter to manholes and to,~ally-open pipe discharge points. Need
copy ofeither document priorto;approval of construction plans.
4. The discharge: point and potential retention of storm. water run-off shall 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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Walnut Grove Village Mobile Home Park
PWD Staff Repor[
July 10, 1997
Page 9
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 rainfall/intensity curve obtained from the City PWD for
hydrologic calculations, and the negotiated run-off parameters.
6. 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.
7. Minimum storm drain diameter for public storm drain facilities shall be 15 inches.
Materials for public storm drain piping shall be PVC. (ASTM D 3034 with
gaskets), HDPE (meeting ODOT requirements for corrugated polyethylene storm
sewer pipe; including a provisioh 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 .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 inlets/catch basin for
maintenance/cleaning 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 ofgrouhdwaterinthe 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 th'e SD system.
The plotted' HGL shall include both the groundwater infiltration, and the storm
water run-off and run-orr inflows into the SD system.
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Walnut Grove Village Mobile Home Park
PWD StaJjRepor[
Ju[y l0, 1997
Page l0
12. The following information should be provided to the Ciry 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 maybe proposed.
- What measures are being incorporated into the design, operation,
a maintehance of the private stomtdrain system to minimize the
transmission or depositiortof ediments, 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 drainsand 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 street 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 guttersection 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
irrigatiorrdistrict(s) to resolve any irrigation rights or uses associated with the
subject property.
Sanitary Sewer
1. .All sanitary sewer collection and conveyance system (SS System) design,
construction and testing shall confomt 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
flow 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
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Walnut Grove Vil/age Mobile Home Park
PWD StajjReport
July 10, 1997
Page 1l
system. Plot HGL on profile or provide a separate profile drawing that indicates
the HGL on the profile. All pipes should maintain cleaning velocity and have
adequate capacities without surcharging..
3. The construction plans and the as-built drawings 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.
Upon completion of the review by BCVSA, completion of final revisions to the
plans by the'Developer's engiheer,'and following the final approvaLand 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 fihal acceptance:
6. The SS System shall be designed in accordance with any master planning
prepared by Bear Creek Valley Sanitary Authority (BCVSA) and/or the City to
provide adequate capacity for the proposed development area, any future ,
development on adjacent properties, and any existing sanitary sewer collection
systems that may need 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 he proposed development aswell 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, and/or adjacent landowners to share
in costs for development of the sanitary sewer collection system to
accommodate the upgrade of line sizing to handle the additional capacity
requirements for surrounding development, shall include detailed engineering
calculations. and costs analyses. The- Developer will be responsible to
coordinate and develop any cost sharing agreements with any identified adjacent
property owners/developers and/or the City and BCVSA.
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Walnut Grove Village Mobile Home Park
PWD Stajf Report
July /0, 1997
Page l2
Water System
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
hydrahts shall be 300 feet. Construction plans shall be reviewed and approved
-by Fire District 3 prior to submitting to DPW.
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 on construction plans
and as-built drawings.
5. Developer's engineer shall provide a reinforced flow ("looped") 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 backflow 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. 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.
10. Any proposals requesting the City to share in costs for development of the water
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Walnu! Grove Village Mobile Home Park
PWD Siaff Report
July !0, l997
Page !3
supply system to accommodate the installation of the water transmission mains,
Vilas master meter, and other related appurtenances, 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 Developer will be responsible to coordinate and develop
any cost sharing agreements with any identified adjacent property
owners/developers and/or the City.
Site work, Grading andbesign, and Utility Plans
Developershall provide agrading/paving plan(s) with the construction drawing
submittal to the City PWD. Plan(s) 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. All 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 poinfor system.
3. Developer shall provide the necessary "rough" lot grading to assure that all lots
will drain properly to the curb and gutter, or to a drainage system that drains to
the curb and gutter orprivate 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 final 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 Ciry with a'utility plan approved by each utility companywhich reflects all
..utility crossings, transformerJocations, valves, etc.
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Walnu[ Crove Village Mobile Home Park
PWD Staff Report
July /0, 1997
Page /4
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 Ways/Easements
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 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 52 foot ROW width on all public local streets and 60 foot
ROW on all public collector streets.
3. If applicable, Developer shall provide a Statement of Water. Rights (on a City
approved form), for any affected properties. For properties determined to have
water rights, the developer will coordinate-with the State Watermaster the re-
allocation of any waters attached to lands no longer irrigable as a result of the
. proposed development.
4. Developer shall comply with all existing: easement owner requirements regarding
any proposed development that may overlap any existing easement. Any
development proposed which overlaps or alters an existing easement should be
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 Ciry PWD review and approval.
5. All existing easement locations and those proposed for 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 and
storm drainage conveyance, as applicable. 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. 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 for a secondary arterial road is between 80 and 88 feet. Since the
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Walnut Grove Village Mobile Flome Park
PWD Staff Report
July 10, 1997
Page 1 S
existing right-of--way width for Gebhard Road is apparently 40 feet, the City will
require an additional 20-foot dedication for right-of-way along the boundaries of
the proposed development that front Gebhard Road.
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