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. Kerr, City Attorney
Deputy City Clerk
7
x ----
-----------------------
RT AUSTIN DR IVE
AUSTIN COU) -
ALBANY DRIl E Reference Map
LSPRINGFIELD DRIVE
Lu
------------- -
uj SIERRA 94,1VU
BOISE DRIVE ------
z
Lu
0
TOPEKA DRIVE >
z
0
SALEM DRIVE
SALEM DRIVE 1 fir'
% % . ...........
z
BATON ROUGE 01
Lu I I lu, uj
LLI
Lu
z Lu z ------ ,
z
< I
5 SACRAMENTO DRIVE zo I <
Lu -- — -.7— w
Q 9L
u) LLI 0
105 Lu z X
z ul 1
2 0 �
0 0 0 F. -
2 2 .0
z w
CL
w z
0
Li
DENVER DRIVE
CONCORD DRIVE
DOVER DRIVE
RICHA40ND DR.
LLL L-J :d,_ _J
HARTFORD DRIVE I
Lu DESERT
D Lu#
z
Z
Lu 1 J I Lu
Lu ul -- —
z
I X - --
I , Ze z
>. z Lu z
w
Lu lu z
Lu
u IYI z 14
Z, 0
0 z uil
.21
0 Lu
E 1 HONOLULU DRIVE
m
—RALEIGH OR
1101i w z
18.? NASHVILLE DRIVE
w
W
OU