HomeMy WebLinkAbout2774 Resolution RESOLUTION NO. 177
A RESOLUTION APPROVING A PLANNED DENSITY DEVELOPMENT
PRELIMINARY PLAT FOR LOVIISA FARMS 2.
WHEREAS, RCW 58.17 enables the City to uniformly administer the process of
subdividing property for the overall welfare of the community; and,
WHEREAS, owners and developers of property situated in the northeast quarter of
Section 17, Township 9 North, Range 29 East, W.M. have requested approval of a preliminary
plat; and,
WHEREAS, the Planning Commission has reviewed said preliminary plat which is
named Loviisa Farms II; and
WHEREAS, following a public hearing, the Planning Commission found the proposed
plat promoted the general welfare of the community and recommended said preliminary plat be
approved with conditions; NOW THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO:
That the preliminary plat for Loviisa Farms II located in the northeast quarter of Section
17, Township 9 North, Range 29 East W.M., is hereby approved with the following conditions:
1) At the time lots are developed all abutting roads and utilities shall be developed to
City standards. This includes but is not limited to water, irrigation and sewer lines, streets, storm
water, fire hydrants and streetlights. All type, size and installation of any City utility shall be
according to the latest City of Pasco Construction Standards or as approved by the City Engineer.
Sidewalks must be installed no later than the time each lot is developed with a house. All
handicapped sections, Chapel Hill Boulevard sidewalk and the sidewalks on Road 84 must be
completed with the street and curb improvements prior to final plat approval for phases abutting
said streets. Water utility improvements shall include necessary pressure reducing valves and
utility extensions/looping as approved by the City Engineer.
2) Lots abutting Chapel Hill Boulevard and Road 84 shall not have direct access to
those streets. Access shall be prohibited by means of deed restrictions or statements on the face
of the final plat(s).
3) Any lots developed beyond 440 will require the construction and connection of
Chapel Hill Boulevard and Road 84 including crossing the canal and the connection to the
existing road south of the canal.
4) Road 84 & Chapel Hill Boulevard shall be developed to full standards as each
phase abutting each road is developed.
5) Beginning with the first phase, each phase shall have two access points one of
which must be Chapel Hill Boulevard,
6) Road 84 shall have an 80-foot Right of Way (40 feet from Loviisa Farms & 40
feet from DNR) and be completed to a future 48-foot width. The development of this road
pursuant to this plat shall be to a% standard. This shall include minimum 3-inch asphalt with 10
inches of rock. In addition, a connection to the existing road to the south of the canal will be
required at this time including the crossing of the Franklin County Irrigation District canal. Plans
for crossing the canal must be coordinated with the Franklin County Irrigation District. The fence
along Road 84 shall be placed in a manner that does not interfere with each appurtenance located
along the back of sidewalk allowing for an adequate upkeep, maintenance and repair area around
each item. In addition, all fire hydrants shall have a minimum of 50-foot sight distance from the
roadway in both directions. All abutting intersection radii shall be as approved by the City
Engineer.
7) Chapel Hill Boulevard shall continue as 2-28 foot strips divided by a center
median approximately 200 feet past the connector road to Saint Thomas Drive. It will then
transition into a 62 foot 5 lane road. A turn pocket will need to be installed for the traffic
traveling north to Saint Thomas Drive. The road section shall be 4-inch asphalt with 10 inches of
rock. All fire hydrants, street lights and utility vaults or pedestals along Chapel Hill Boulevard
shall be placed behind the back of sidewalk. The fence along Chapel Hill Boulevard shall be
placed in a manner that does not interfere with each appurtenance located along the back of
sidewalk allowing for an adequate upkeep, maintenance and repair area around each item. In
addition, all fire hydrants shall have a minimum of 50 foot sight distance from the roadway in
both directions. All abutting intersection radii shall be as approved by the City Engineer.
8) All storm water shall be disposed of through a storm water retention pond system
as approved by the City Engineer. Ponds shall be located in areas approved by the City Engineer.
9) All intersections will require setback lines for appropriate sight distances. No
fences, utility vaults or pedestals, or other obstructions will be allowed in this area.
10) The developeribuilder shall pay the City a "common area maintenance fee" of
$350 per lot upon issuance of building permits for homes. These funds shall be placed in a fund
and used to finance the maintenance of lands along Chapel Hill Boulevard and Road 84. The
City shall not accept maintenance responsibility for the landscaping abutting said streets until
such time as all homes are permitted in each phase that abut said streets.
11) The developer shall undertake a noise mitigation study and must certify the lots in
the plat are not impacted by noise levels above 70 decibels and/or provide the necessary
mitigation to insure the 70 decibel levels are achieved all to the satisfaction of the Community &
Economic Development Director.
12) Excess right-of-way along the Chapel Hill and Road 84 must be landscaped. Said
landscaping shall include irrigation, turf and trees. The species of trees and spacing will be
determined by the Parks Department. All landscaping and irrigation plans shall be reviewed and
approved by the Parks Department prior to installation. Water usage for City Right of Way
landscaping shall come from a domestic water source as approved by the City of Pasco with the
connection and meter fees paid for by the developer.
13) The developer/builder shall pay the City a "traffic mitigation fee" of$150 per lot
upon issuance of building permits for homes. Fees collected shall be placed in a fund and used
to finance signalization and other improvements necessary to mitigate traffic impacts on the
circulation system within the I-182 corridor.
14) The developer shall install a common Estate type fence 5 to 6 feet in height
adjacent the rear line of all lots backing on Chapel Hill Boulevard and Road 84 as a part of the
infrastructure improvements associated with each phase abutting said streets. The prior to
installation the City must approve said fence. Consideration must be given to the vision triangle
at the intersection of streets. The City may make repairs or replace the fencing as needed.
Property owners adjoining said fence shall be responsible for payment of all costs associated with
maintenance and upkeep. These fencing requirements shall be noted clearly on the face of the
final plat(s),
15) The developer shall install a common solid fence 6 feet in height along the rear
line of all lots abutting the FCID canal at the time of construction of housing in each applicable
phase.
16) The developer shall be responsible for all costs associated with construction
inspection service expenses incurred by the City of Pasco Engineering Department.
17) The developer will be required to provide a deposit to the City of Pasco to allow
the City of Pasco to hire a surveying company to perform topographic surveys of the constructed
utilities including manhole lids and flow line elevations, location of sewer stubs, water valves,
water meters, irrigation valves, irrigation services, storm water catch basins, street lights, fire
hydrants, monuments and other pertinent information deemed necessary, to the satisfaction of the
City of Pasco. The developers will be required to provide as-built drawings for the remainder of
the improvements. The City of Pasco contracted surveyor will be given an electronic copy of the
design drawings to then insert their findings from the topographic survey.
18) The developer shall insure active and ongoing dust and litter abatement activities
occur during the construction of the subdivision and construction of the houses thereon. Water
from the Franklin County Irrigation District canal shall be utilized, as available, for dust control
within this plat.
19) The final plat shall contain 14-foot utility easements parallel to all streets.
20) The developer shall install a properly designed irrigation system with stubs to all
lots in the subdivision for future irrigation needs. All easements/right of ways necessary to
convey an irrigation system to and through the proposed plat must be conveyed to the City of
Pasco. The irrigation lines shall run in easements/rights of way as directed by the City Engineer.
21) All engineering designs for infrastructure and final plat drawings shall utilize the
published City of Pasco Vertical Control Datum.
22) A five-acre park shall be located in the southwest corner of the plat south of
Ryeland Drive and west of Case Lane. This condition satisfies and supercedes condition # 3 of
Resolution# 2716 dealing with park locations in the Loviisa Farms development.
23) Lots 1-143 shall be planned density lots and no more than a total of 670 lots are
permitted within the plat. The planned density lots must be grouped together in the northeastern
portion of the plat.
24) Any and all water rights associated with this land, along with any wells, pumps or
pipe shall be conveyed to the City as a requirement for subdivision approval. If no water rights
are available to transfer to the City the property owner/developer must pay a water right fee of
$1,500 per acre in lieu thereof. The Public Works Director may waive the fee if the developer
mixes a soil additive in the ground that provides 30% retention of irrigation water.
25) The developer/builder shall pay the City a park fee of$250 per lot upon issuance
of building permits for homes.
26) The developer shall provide one sewer stub, one irrigation stub and a potable
water stub to the park.
27) A 16" inch water line will be required in Chapel Hill Boulevard. The city will be
covering the costs for any over sizing beyond the needs of this plat.
28) Street grades for all arterial and collector roads shall not exceed 6 percent.
Interior local access street grades shall not exceed 10 percent.
29) Due to storm water run off concerns all lots that abut the bottom of a hillside shall
be raised a minimum of 2 foot above the curb line to protect from runoff overflow.
30) Any water utilized from the Franklin County Irrigation District canal for
residential irrigation purposes shall have necessary and approved separation barrier devices as
required by the City of Pasco to protect the existing irrigation system from being contaminated
with water from the FCID canal.
31) The final plat shall contain the following Franklin County Public Utility District
statement: "The individual or company making improvements on a lot or lots of this plat is
responsible for providing and installing all trench, conduit, primary vaults, secondary junction
boxes, and backfill for the PUD's primary and secondary distribution system in accordance with
PUD specifications; said individual or company will make full advance payment of line
extension fees and will provide all necessary utility easements prior to PUD construction and/or
connection of any electrical service to or within the plat."
32) The final plat shall contain the following statement: "Irrigation service lines are
currently available to lots within this plat; however, water for the irrigation system may not
currently be available. The City of Pasco is constructing its irrigation infrastructure on an
ongoing basis. The use of the system will become available as time and resources permit the
expansion and connection of new systems to the existing irrigation supply."
33) All corner lots and other lots that present difficulties for the placement of yard
fencing shall be identified in the notes on the face of the final plat(s).
PASSED by the City Council of the City of Pasco this 3rd day of November, 2003.
Michael L. a ison
Mayor
ATTEST; APPROVED AS TO FORM:
J
Sandy L. nworthy Leland B. Kerr
Deputy City Clerk City Attorney