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HomeMy WebLinkAbout2870 Resolution RESOLUTION NO.ot,6 A RESOLUTION APPROVING A PLANNED DENSITY DEVELOPMENT PRELIMINARY PLAT FOR LINDA LOVIISA. 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 a portion of the east half of Section 15, 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 Linda Loviisa; 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; WHEREAS, the applicant and some adjoining property owners appealed the Planning Commission's recommendation; WHEREAS, the City Council held a closed record hearing to review the Planning Commission recommendation and found that the record supported approval of the proposed preliminary plat for Linda Loviisa with additional conditions; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO: That the preliminary plat for Linda Loviisa located in the east half of Section 15, Township 9 North, Range 29 East W.M., is hereby approved with the following conditions: 1) Lots abutting Burden Boulevard and Madison Avenue 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). 2) Lots abutting the Pasco Soccer Complex shall not have direct access to the Soccer Complex. Access shall be prohibited by means of deed restrictions or statements on the face of the final plat(s). 3) The developer shall prepare a noise mitigation plan and must certify the lots in the plat which are impacted by noise levels above 70 decibels will be mitigated to less then the 70 decibel level to the satisfaction of the Community & Economic Development Director. 4) The five acre park within the plat must be dedicated to the City in phase two. 1 5) The developer shall provide one sewer stub, one irrigation stub and a potable water stub to the five acre park. The park site must be graded and mulched to control blowing dust. 6) The developer/builder shall pay the City a park fee of $250 per lot upon issuance of building permits for homes. 7) The developer/builder shall pay the "traffic mitigation fee" established by ordinance at the time of 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. 8) The developer shall install a common Estate type fence (not wooden) 6 feet in height adjacent the rear line of all lots backing on Burden Boulevard and Madison Avenue as a part of the infrastructure improvements associated with each phase abutting said streets. 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). A concrete mow strip shall be installed under any common fence as directed by the Parks Department and shall be approved by the Parks Department prior to installation. 9) A masonry block wall shall be installed along the rear lot lines of all lots abutting City of Pasco Soccer Complex in addition to Lots 1 thru 3 and 53 thru 55 as shown on the revised Preliminary Plat dated January 5, 2005. The City and developer shall share in the cost of a six foot block wall with half the cost contributed by the city. The city shall be responsible for the full cost of the portion of the wall in excess of six feet, if more than six feet is required. The City shall make repairs or replace the wall as needed. 10) As per the noise mitigation study required in condition # 3 the developer shall mitigate noise along all lots abutting I-182 including lots 406 thru 410 through the use of block walls, berms, durable fencing materials or any combination thereof. Prior to installation the City must approve said noise mitigation devices for aesthetic and durability considerations. The City shall make repairs or replace the wall as needed. 11) 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). 12) All intersections will require setback lines for appropriate sight distances. No fences, utility vaults,pedestals or other obstructions will be allowed in this area. 13) Tracts "A" and "B" shall be dedicated to the City. 14) Construction phasing shall follow the phasing plan submitted accept as modified herein. When development, exceeds 200 lots, 2 paved access points will be required from 2 Burden Boulevard, one of which must be Madison Avenue. Madison Avenue shall not be split north and south by any phase. The City reserves the right to require temporary emergency vehicle access in the event phasing of the development is delayed. 15) Excess right-of-way along Burden Boulevard and Madison Avenue 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 source as approved by the City of Pasco with the connection and meter fees paid for by the developer. 16) The developer/builder shall pay the City a "common area maintenance fee" of$465 per lot upon issuance of building permits for homes. "Common Areas" shall include the I- 182 sound wall, the soccer complex wall and the landscape corridor improvements along Burden Boulevard and Madison Avenue. The City shall not accept maintenance responsibility for the landscaping abutting said streets until such time as all fees are collected for each phase that abut said streets. 17) Lots 609, 610 & 611 shall not have direct access to Madison Avenue. Access to these lots shall be by means of an easement along the rear lot lines. Maintenance of this access easement shall be the responsibility of the owners of said lots. This requirement shall be clearly noted on the face of the final plat containing said lots. 18) Lots 59, 60, 114, 115, 129, 130 and 410 shall not have direct access to the pathway adjacent these lots. Access shall be prohibited by means of deed restrictions or statements on the face of the final plat(s). The developer shall install a common solid fence 6 feet in height reducing to 3 feet in height in the front yard areas adjacent the side line of said lots in conjunction with the construction on each lot. Prior to installation the City must approve said fence. 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). 19) The developer shall install a common solid fence 6 feet in height reducing to 3 feet in height in the front yard areas along the west line of the 20 foot easement across lot 410. Prior to installation the City must approve said fence. This easement is to be paved full width with the cross section to be as directed by the City Engineer. 20) Burden Boulevard, along the entire length of the preliminary plat, shall be constructed with curb, gutter, asphalt and right of way dedication in conjunction with the first phase of development. All necessary utilities that are required and/or need to be extended in and/or across Burden Boulevard shall be done prior to paving. All intersections abutting Burden Boulevard shall be constructed in conjunction with the first phase of development. Improvements along Burden Boulevard shall be developed to full standards with the subdivision phase plans or as directed by the City of Pasco. 21) The undergrounding of the existing powerlines along Burden Boulevard is to be done in conjunction with an agreement between the City of Pasco and Franklin County PUD. 3 The developer(s) of this plat will be required to coordinate their compliance with these agreement(s) between the City of Pasco and Franklin PUD. Reimbursement to the City of Pasco for this work shall be in the amount of$76,064.00 (seventy six thousand sixty four dollars and zero cents). The under grounding of existing and future power lines will be required along any other location within the confines of the proposed plat in a time and manner as directed by the City of Pasco. 22) All storm water is to be disposed of per City and State Codes and Requirements. A storm water plan is required to be submitted and approved (PMC 26.24.40). 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. 23) A utility 20 foot easement shall be provide between Lots 128 and 129 The easement shall connect with the existing pipe line crossings of I-182. The utility easement between said lots must be paved to serve as a pathway leading to the bike path adjacent I-182. A 20 foot easement along the eastern portion of lot 410, on the revised Preliminary Plat dated January 5, 2005, is required for access to a City owned irrigation well site. 24) 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. 25) 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 developer 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. No as- built/record drawings will be accepted and approved by the City of Pasco until such time as they meet the requirements of and are to the satisfaction of the City Engineer. The developer required as-built/record drawings must be accepted and approved by the City of Pasco, pursuant to PMC 26.28.050. 26) 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 and the sidewalks on Madison Avenue 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. Any crossing of the gas line easement will require approved sleeving to the satisfaction of the gas company and the City of Pasco prior to construction. 4 27) All streets are to be developed to City Standards and/or as directed by the City Engineer. Street grades for all arterial and collector roads shall not exceed 6 percent. Interior local access street grades shall not exceed 10 percent. 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. Approaches to intersecting interior streets shall not exceed 2% and any street intersecting an arterial or collector street shall be 0% coming out of the toe of the slope. All temporary streets will be required to have a paved turn around (1" paved surface on 2" of rock) at the end of the street to the satisfaction of the City Engineer. 28) All water lines must be extended through the length of each proposed plat. No phase can be left for more than 6 months without the subsequent looping of each system with the existing City of Pasco water system. The developer will be required to deposit funds for any non-looped system left longer than 6 months with the City of Pasco to insure the completion of the water system. No water valves/meter boxes are to be located in any easement/walkways. 29) All water, storm, irrigation & sewer line(s), size(s), type and associated appurtenances to be installed as per the most current City of Pasco Construction Standards and/or as directed by the City Engineer. 30) Irrigation mainlines shall be installed throughout the entire proposed plat of a size sufficient to service each and every currently proposed/future proposed lot pursuant to PMC 26.04.116. Additional mainlines, as directed by the City Engineer, may be required to be installed. 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. In conjunction with the first phase, 2 additional irrigation mainlines will be required to be installed in addition to any other lines that may be required/needed with that phase. The first line, minimum 12" inch, shall be installed from the existing well, located in the proposed park, west to connect to the existing irrigation mainline running north/south along the east edge of the Soccer Complex. The second line, minimum 12", shall be installed from the same well to the north to connect to the existing irrigation mainline(s) located on the north side of Burden Boulevard. These lines shall be installed as directed by the City Engineer. Any existing irrigation pipe not in use is to be removed at the owner/developer's expense to the satisfaction of the City Engineer. 31) Any and all utilities shall be located as directed by the City Engineer. This shall include but not limited to gas, phone, power, cable and all other utilities located within or adjoining this proposed plat. Any existing utilities that present difficulties shall be relocated at the developer's expense, pursuant to the City Engineer's direction. All utility plans, including the above mentioned, are required to be submitted to the City of Pasco prior to subdivision approval. 5 it 32) The developer shall be responsible for all costs associated with construction inspection service expenses incurred by the City of Pasco Engineering Department. 33) All engineering designs for infrastructure and final plat drawings shall utilize the published City of Pasco Vertical Control Datum and shall be identified on each such submittal. 34) Any and all water rights associated with this land, along with any wells, pumps, pipe, associated electrical system(s) and appurtenances shall be conveyed to the City prior to subdivision construction plan approval of the first phase. 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. If the current owner/developer wishes to continue to utilize water from the well(s) for farming purposes an agreement may be negotiated with the City of Pasco for joint water usage within the preliminary plat boundaries. 35) The final plat shall contain 10-foot utility easements parallel to all streets. An additional 15' foot easement shall be provided as needed by the PUD (an initial submittal from the PUD indicated that the South Side of Burden Boulevard, the east side of proposed Lansing Street crossing to the south side of Salem Drive and turning west on the east side of Providence Street and traveling south to Pierre Drive then turning east on the north side of Pierre Drive to the eastern edge of the plat then traveling north to the north and east side of Madison Avenue and then back to Burden Boulevard. All other Right of Way/easement widths are to be as directed by the City of Pasco. 36) 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." 37) 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." 38) Street lighting will be installed as directed by the City Engineer. Residential street lights are typically installed every 300 feet and collector/arterial type streets are typically installed every 150 feet. 39) All lots within the eastern 2,150 feet of the plat must conform to the 10,000 Sq. ft. lot requirements of the underlying zoning. 6 40) Desert Plateau Drive must be barricaded prior to the construction of the First Phase of the plat. Said barricade is to remain in place until Madison Avenue is connected with Road 44 south of the Desert Plateau subdivision. The barricade must extend the full width of Desert Plateau Drive and be design to meet the requirements of the MUTCD manual. 41) A "revised" preliminary plat incorporating all changes and modifications, including phasing, approved by the City shall be submitted within 30 days of preliminary plat approval. The documents must be submitted in both paper and an electronic format acceptable to the City Engineer. PASSED by the City Council of the City of Pasco this 21 st day of March, 2005. Michael Garrison, Mayor ATTEST: APP S TO FORM: Sandy Kenwhay, Leland B. 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