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HomeMy WebLinkAbout3124 Resolution RESOLUTION NO. t 2�q A RESOLUTION approving a planned density development preliminary plat for Three Rivers Crossing Division II. 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 southwest quarter of Section 10, 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 Three Rivers Crossing Division Il; 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 Three Rivers Crossing Division II located in the North half of Section 10, 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 as approved by the City Engineer. This includes, but is not limited to, water, irrigation and sewer lines, streets, street lights, and storm water retention. Sidewalks must be installed no later than the time each lot is developed with a house. The handicapped accessible pedestrian ramps must be completed with the street and curb improvements prior to final plat approval. All existing and proposed utilities must be installed underground by the developer at the developer's expense. 2) 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. 3) The developer/builder shall pay the City a "traffic mitigation fee" per the Municipal Code. 4) The developer shall install a common Estate type fence/wall 6 feet in height along the rear line of all lots abutting Road 60, Power Line Road and Convention Drive. Said wall must match the existing block wall in Phase 5 of Three Rivers Crossing. The City may make repairs or replace the fencing as needed. Property owners adjoining said fence/wall shall be responsible for payment of all costs associated with maintenance and upkeep of the fencing/wall. These fencing/wall requirements shall be noted clearly on the face of the final plat(s). 5) The developer shall be responsible for all costs associated with construction inspection and plan review service expenses incurred by the City of Pasco Engineering Department. 6) 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. 7) The developer shall ensure active and ongoing dust and litter abatement activities occur during the construction of the subdivision and construction of the houses thereon. S) The final plat shall contain 10 to 15 foot utility easements parallel to all streets as required by utility providers. 9) All engineering designs for infrastructure and final plat drawings shall utilize the published City of Pasco Vertical Control Datum. Said datum shall be identified on the drawings for each submittal. 10) 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." 11) All corner lots and other lots that present difficulties for the placement of yard fencing shall be identified by lot number in the notes on the face of the final plat(s). 12) All storm water must be disposed of through means approved by the City of Pasco. All methods utilized to capture and dispose of storm water must be in accordance with current City Codes and Standard Specifications, and applicable Washington State Law. 13) The developer shall be responsible for installing landscaping in the unimproved right- of-way on Road 60, Convention Drive, and Power Line Road. This landscaping will consist of lawn and Spring Snow Crab apple trees or approved equal. The trees shall be spaced at 50-foot intervals. No trees will be planted within 25 feet of a street light. The landscaping must include an irrigation system. All landscape plans shall be reviewed and approved by the Engineering and Community and Administrative Services Departments prior to installation. 14) Lots abutting Road 60, Convention Drive and Power Line Road 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). 15) The developer/builder shall pay the City a "common area maintenance fee" of$375 per lot upon issuance of building permits for homes. These funds shall be placed in a fund and used to for the maintenance of the landscaping along Convention Drive, Power Line Road and Road 60. The City shall accept maintenance responsibility for the landscaping abutting said streets at such time as all maintenance fees for all lots in each division abutting said streets have been paid. 16) Irrigation mainlines must be installed throughout the entire proposed plat of a size sufficient to service each and every currently proposed/future lot pursuant to PMC 26.04.116. Additional mainlines, as directed by the City Engineer may be required to be installed. The developer must install a properly designed irrigation system with stubs to all lots in the subdivision for future irrigation needs. All easements/rights of way 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 addition to the subdivision improvements, a 16 inch irrigation mainline must be installed along with the street improvements for Power Line Road, a 12 inch mainline must be installed in conjunction with the street improvement for Convention Drive and a 10 inch mainline must be installed in conjunction with the-street improvements for Road 60. 17) The assignment of water rights associated with this land is 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. 18) 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 percent and any street intersecting an arterial or collector street shall be zero (0) percent coming out of the toe of the arterial/collector street slope. All temporary streets will be required to have a paved turn around (2 inch pavement on 4 inches of rock base) at the end of the street to the satisfaction of the City Engineer. 19) Convention Drive must be completed in conjunction with the first phase of development. Convention Drive must have 40 feet of right of way dedicated on the developer's property to accommodate a future right of way of 80 feet. Additional right of way on adjoining property will be required to accommodate the 4 feet of paving required to the west of the centerline of Convention Drive. The curve radius for the right of way at the intersection of Convention drive with Power Line Road must be 55 feet. Convention Drive must be built to a 28 feet pavement width (24 feet on the developers property and 4 feet west of the centerline of Convention Drive on the adjoining property) to accommodate a future width of 48 feet. The pavement section for Convention Drive must be a 4 inch asphalt layer placed on a 2 inch top course rock with an 8 inch base course rock. The developer must construct curb, gutter and a 5 feet wide sidewalk along the east side of convention drive as part of the roadway improvements. All required fire hydrants and street lighting must be installed by the developer along the east side of Convention Drive. The developer must also install a 12 inch irrigation main line in Convention Drive in conjunction with the roadway improvements. The location and material for the pipe will be as directed by the City Engineer. 20) Power Line Road must be completed with each phase of development abutting said street. Power Line Road must have 40 feet of right of way dedicated on the developer's property to accommodate a future right of way of 80 feet. Additional right of way on adjoining property will be required to accommodate the 4 feet of paving required to the north of the future centerline of Power Line Road. (City Staff will assist the developer in obtaining the additional right-of-way.) The curve radius for the right of way at all intersections with Power Line Road must be 45 feet with the exception of the intersections with Convention Drive and Road 60 which must be 55 feet. Power Line Road must be built to a 28 feet pavement width (24 feet on the developers property and 4 feet north of the future centerline of Power Line Road on the adjoining property. In the event the 4 feet of right-of-way can not be obtained the road may be permitted to be shifted south 4 feet.) to accommodate a future pavement width of 48 feet. The pavement section for Power Line Road must consist of a 4 inch pavement layer place on a 2 inch top course with an 8 inch base course. The developer must install curb, gutter and a 5 feet wide sidewalk along the south side of Power Line Road as part of the roadway improvements. All required fire hydrants and street lighting must be installed by the developer along the south side of Power Line Road. The developer must also install a 16 inch irrigation main line in Power Line Road as part of the roadway improvements. The location and material for the pipe will be as directed by the City Engineer. 21) Road 60 must be completed with each phase of development abutting said street. Road 60 must have a 40 feet right of way dedicated on the developer's property to accommodate a future right of way of 80 feet. Additional right of way on adjoining property will be required to accommodate the 4 feet of paving required to the east of the future centerline of Road 60. The curve radius for the right of way for all streets intersecting Road 60 must be 35 feet, except the intersection with Power Line Road which must be 55 feet. The pavement width must be 28 feet (24 feet on the developer's property and 4 feet east of the future centerline of Road 60 on the adjoining property) for a total future pavement width of 48 feet. The paving section must consist of a 4 inch asphalt layer placed on a 2 inch top course with an 8 inch base course. The developer must install curb, gutter and a 5 feet wide sidewalk and all appurtenant handicapped sections on the west side of Road 60 along with the street improvements. All required fire hydrants and street lighting must be installed along with the street improvements. The developer must also install a 10 inch irrigation main line in Road 60 in conjunction with the roadway improvements. The location and material for the pipe will be as directed by the City Engineer. At the time of development of any phase abutting Road 60, if the Pasco School District has not developed its property abutting said road, the developer will be responsible to extend the above roadway improvements south to Sandifur Parkway, including the intersection thereof. The City will work with the developer to establish a late comers agreement for the street improvements in the event the School District has not developed Road 60 at the time the developer completes any phase of the plat adjacent Rd 60. 22) All water lines must be extended through the length of each proposed plat. All water lines will be required to be looped with the existing City of Pasco water system. A deposit is required for the removal of any temporary loops installed by the developer. The deposit must include the cost of removing the temporary piping, replacing damaged curb, gutter and sidewalk, and a curb to curb replacement of all pavement for at least 10 feet on both sides of the temporary line that was removed. No water valves or meter boxes are to be located in any easements or walkways. 23) Any existing irrigation pipe from the previous farming activities on the site, regardless of size, type or location, must be removed at the owner/developers expense. Existing pipe must be removed prior to the development of the phase in which it is located and must be removed to the satisfaction of the City of Pasco. 24) Any and all utilities must be located as directed by the City Engineer. This shall include but not be limited to gas, phone, power, cable and all other utilities located within or adjoining this preliminary 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. 25) The final plat(s) must 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". This statement must appear on all pages of said final plat(s). 26) Street lighting must be as directed by the City Engineer. Residential street lights are typically installed every 300 feet and collector/arterial street lights are installed every 150 feet. 27) Prior to the City of Pasco accepting construction plans for review for any phase of development the developer must enter into a Storm Water Maintenance Agreement with the City. The developer will be responsible to obtain the signatures of all parties required on the agreement and to have the agreement recorded with the Franklin County Auditor. The original signed and recorded copy of the agreement must be presented to the City of Pasco at the first intake meeting for construction plans for each phase of development. 28) The developer will be required to conform to all conditions set forth in the Storm Water Maintenance Agreement including, but not limited to, regular cleaning and maintenance of all streets, gutters, catch basins and catch basin protection systems. Cleaning shall occur on a regular basis to ensure that no excess build up of sand, trash, grass clippings, weeds or other debris occurs in any portion of the streets, gutters, or storm water collection facilities.. Cleaning and upkeep of the streets, gutters, and storm water collection facilities must be to the satisfaction of the City Engineer. The developer will be responsible to operate and maintain the storm drain system in accordance with the Storm Water Maintenance Agreement for a period of up to 5 years from the date of final plat approval for each phase or until the system is accepted by the City of Pasco. The City of Pasco's acceptance of construction plans for subsequent phases of the subdivision will be contingent on the developer satisfying all requirements of the Storm Water Maintenance Agreement. 29) The developer will be required to comply with the City of Pasco Civil Plan Review process. A copy of the requirements for the civil plan review process is available from the City of Pasco Engineering Department. Passed by the City Council of the City of Pasco this 1 st day of December, 2008. Mayor rro N.crewaB in s A ST: APPRO S TO FORM: Sandy L. nworthy, Leland B. Kerr, City Attorney Deputy City Clerk