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HomeMy WebLinkAbout2140 Resolution, . ATTACHMENT B _ RESOLUTION NO 2140 A RESOLUTION approving a preliminary plat for Sunny Meadows WHEREAS, R C W 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 southwest quarter of Section 10, TN, R 29E W M , have requested approval of a preliminary plat, and, WHEREAS, the Planning Commission has reviewed said preliminary plat which is named Sunny Meadows, 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, WASHINGTON ORDAIN AS FOLLOWS That the preliminary plat for Sunny Meadows, located in the southwest quarter of Section 10, Township 9 North Range 29 East W M, is hereby approved with the following conditions 1) The northerly alignment of Broadmoor Parkway shall be tapered in the northeast corner of the plat for approximately 800 feet to align the centerline of Broadmoor Parkway with the section line to the east 2) The Amanda Drive access point shall be moved to Robert Court and the northern access point of Robert Wayne Drive shall be moved to Vanette Drive 3) The "Future Commercial" wording shall be removed from Tract "A" and "B" 4) Phasing shall be shown on the plat 5) A minimum of four pedestrian ways 10 feet in width shall be provided for access to the park 6) The necessary right-of-way across the south 165-feet of the southwest quarter of Section 10, T 9 N R 29E shall be acquired for Robert Wayne Drive (60-feet), Road 60 (40-feet) and the north/south road along the west line of the preliminary plat (40-feet) 7) The developer shall be required to obtain the necessary (65-feet) of right-of way for Burden Road on the north side of the proposed center line 8) In addition to developing and improving the interior local access streets of Sunny Meadows, the Developers shall be required to develop and improve two lanes with curb and gutter on the Burden Road alignment The developer shall also develop and improve two lanes with curb and gutter on the Road 60 alignment Curb and gutter shall only be placed on the west side The improvements on Burden Road shall be constructed in conjunction with Phase I The remainder of the improvements on Road 60 will be constructed to coincide with the phasing of the plat In the intervening period the unpaved portion of Road 60 shall be graveled 9) The Overton Road Easement shall be shown on the preliminary plat The Overton Road easement must be vacated prior to final plat approval for Phases 5, 6 and 7 The developer shall be responsible for working with affected property owners to effectuate vacation of the ingress and egress for Overton Road PASSED by the City Council of the City of Pasco this day of , 1994 , Mayor Pro MVge-K147b(Arj ATTEST Catherine Seaman, Deputy City Clerk APPROVED AS TO FORM Greg Rubstello, City Attorney .F-„, Veok, 6./a77[311 AGENDA REPORT NO 75 FOR City Council DATE 6/16/94 TO Gary Crutchfield y anager WORKSHOP REGULAR 6/20/94 '-----cA 1 FROM David I IVI,,cDonald i—Community Development Director SUBJECT PRELIMINARY PLAT APPROVAL - Sunny Meadows (MF #94-39-PP) I REFERENCE(S) A Report to Planning Commission Dated 6/9/94 B Planning Commissino Minutes Dated 6/9/94 C Proposed Resolution D Preliminary Plat II ACTION REOUESTED OF COUNCIL/STAFF RECOMMENDATIONS Motion I move to approve Resolution No , approving the preliminary plat for Sunny Meadows III FISCAL IMPACT NONE IV HISTORY AND FACTS BRIEF A On June 9, 1994, the Planning Commission conducted a public hearing for the purpose of review and developing recommendations for the preliminary plat of Sunny Meadows B Following the conduct of a public hearing, the Planning Commission determined that with certain conditions, the preliminary plat could be recommended for approval C The next step in the development process is to have the preliminary plat reviewed and approved by the City Council D Upon approval of the preliminary plat, the developer can commence necessary engineering work for the design of street and utility improvements V DISCUSSION VI OTHER COMMENTS VI ADMINISTRATIVE ROUTING study for the proposal indicates there are not significant impacts or those impacts are mitigated PLAT REVIEW LOT LAYOUT The lot sizes are consistent with the 8,500 square foot zoning district The general layout is complies with the municipal code requirements related to lot width and depth Although there are lots with double frontage along Robert Wayne Drive and Vannette Drive/Robert Court the developer is proposing that no access be allowed on Robert Wayne Drive which meets the intent of, the code RIGHTS-OF-WAY The plat will dedicate the required rights-of-way on the northern, eastern and western portion of the site and adequate access is provided to the southern portion of the site The plat was rights-of-way which are smaller than those currently permitted by the code (This will be discussed prior to this hearing) The general layout is consistent with the city's residential street standards related to distance from intersections, cul-de-sac lengths, cul-de- sac radiuses and spacing between access points to the subdivision PARK LAND The plat has a three acre park site located in the center of the site which will serve the neighborhood The developer is required to improve the park site with at least grass and irrigation The city would maintain the park after the subdivision after it has received final approval and the right-of-way improvements are accepted by the Engineering Department PROBLEMS/CONCERNS 1) The right-of-way on the northern portion of the plat would not allow for the alignment of Broadmoor Parkway (the centerline "jogs" 165' to the north) The applicant was made aware of this situation and proposes to taper the right-of-way on the northeastern portion of the site to align the two roads This will require re configuring the northeastern portion of the plat (Approximately 600') This will also require the eastern access point of Amanda Drive be moved to Robert Court and the northern access point of Robert Wayne Drive be moved to Vannette Drive The northern right-of-way dedication must be increase to 51 feet, a one foot increase 2) Timing on the improvements serving the site such as, sewer, water, Burden Rd and the two roads on the eastern and western portion of the site need to be addressed Once solutions are made written agreements as to who, when, how and how much should be obtained 3) No phasing is indicated which raises the questions of when will certain portions of the site be developed, the order of development (from both a utility provisions and a emergency service provision perspective) and when the park site will be improved 4) The southern 165' of the southwest quarter of Section 10 is not included in the plat yet access in necessary over this 165 feet Assurances are needed this area will be developed with a road as indicated 5) The wording of "Future Commercial" on Tract A and Tract B creates concerns because this might appear as an endorsement of that type of land use Currently those tracts are zoned RT and R-1-S or R-1-8 5 A rezone would need to be processed to determine if commercial development is appropriate for the site REPORT TO PLANNING COMMISSION MASTER FILE NO 94-39-Z APPLICANT Robert Kanna and Robert HEARING DATE 6/9/94 Schmeling 7301 N E Highway 99 Vancouver WA 98665 BACKGROUND REQUEST Preliminary Plat "Sunny Meadows" (Southwest quarter of Section 10-9-29) (Northeast of Rd 68/ 1-182 Interchange) 1 PROPERTY DESCRIPTION Legal The southwest quarter of Section 10, Township 9 North, Range 29 East W M Except the south 165 thereof and the south 165' of the northwest quarter of Section 10, Township 9 North, Range 29 East W M General Location East of Road 68, south of the easterly projection of Broadmoor Parkway, north of the proposed TRAC facility and half a mile west of Desert Plateau and Desert Oasis Property Size 160+ acres Number of Lots Proposed 492 Average Lot Size 9,252, square feet Dedicated Park Land 3+ acres 2 ACCESS Direct access to the site is provided by Burden and Overton Roads Both roads are substandard and proper access would be needed at the time of development 3 UTILITIES Municipal water is available from the Rd 68 standpipe The City also plans to extend a pressurized sewer system to handle the initial demands of development at Rd 68 and Rd 100 in mid-1994 4 LAND USE AND ZONING The property is currently zoned R -1 -8 5 The surrounding properties contain irrigated farmland and vacant land and are zoned RT (Residential Transition) except to the south which is zoned C -1 -D (Designated Shopping Center) 5 COMPREHENSIVE PLAN The area is designated as single family residential The comprehensive plan encourages 3-5 dwelling units per acre on sites that axe suitable for development The comprehensive plan encourages the provision of a variety of housing styles and densities throughout the community 6 , ENVIRONMENTAL DETERMINATION This proposal has been issued a determination of non significance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43 21(c) RCW provided the traffic 6) The park site is appropi lately located but access to the park is restricted due to the street pattern Locating a few pedestrians paths, possibly 10'-15' in width would allow better access to the park The city would maintain these walkways so their location and number should be chosen carefully to assure the goal of improved access to the park is meet without placing an excessive maintenance burden on the Parks Department FINDINGS OF FACT Findings of fact as to how this proposed subdivision will protect and enhance the health, safety and general welfare of the community must be adopted with this plat (State law) A listing of several "Findings of Fact" are included for your review RECOMMENDATION MOTION I move the Planning Commission adopt the Findings of Fact in Exhibit "1" and recommend the City Council approve the preliminary plat of Sunny Meadows with the following conditions 1) The northerly alignment of Broadmoor Parkway shall be tapered in the northeast corner of the plat for approximately 600-feet to align the center line of Broadmoor Parkway with the section line to the east 2) The Amanda Drive access point shall be moved to Robert Court and the northern access point of Robert Wayne Drive shall be move to Vanette Drive 3) The "Future Commercial" wording, shall be removed from Tract "A" & "B" 4) Phasing shall be shown on the plat 5) Pedestrian ways of 10-feet in width shall be provided for access to the park FINDINGS OF FACT RCW 58 17 010 spells out the reasons why land subdivision is regulated on a state-wide basis Generally, land subdivision is regulated to promote health, safety and the general welfare of the community Review of this plat indicated this proposal would safeguard or promote many of the factors listed in RCW 58 17 010 Specifically, this plat will, 1 Prevent Overciowding Average lot sizes of 9,252 square foot with single family residences addresses the overcrowding concern 2 Effective Land Use The plat has minimal right-of-way involved yielding more net developable lot area, which effectively uses the land 3 Safe Travel The main access to the site will be Burden Road, which will be developed as a four-lane arterial 4 Adequate Provision of Municipal Services This proposal will be served by municipal water and sewer, prior to final approval and a three-acre park site 5 Provision of Housing to State Residents This plat will establish 492 developable residential lots to provide housing for Pasco residents 6 Adequate Air and Light The large lot size and maximum lot coverage limitation will ensure adequate light and air are available to each lot 7 Proper Access 'The access to the site will be paved and developed to City standard which were established to assure proper access would be maintained to each lot C PRELIMINARY PLAT Southwest Quarter of Section 10-9-29 (MF #94-39-PP) Staff explained the public had been duly notified of this public hearing Staff reviewed the background and history of this proposed development The proposed plat contains 492 single family lots with the average lot size being approximately 9,200 square feet A three acre park has been set aside in the center of the development and access has been designed to discourage through traffic and to enhance safety and security Staff explained the main concerns related to this plat are the need for a reconfiguration of Broadmoor Parkway on the north because the proposed development extends 165 feet north of the section line Therefore, Broadmoor Parkway will have to jog with a radius of about 800 feet to allow it to swing down on the northeast corner to realign with the section line to the east The words future commercial on Tract A and B should be removed so as not to commit the city to any future commercial development in that area Staff also suggested three or four pedestrian pathways ought to be required linking different areas of the subdivision into the central park Staff reviewed some proposed findings of fact in conformance with RCW 58 17 010 Following staff's report, Chairman Dietrich opened the public hearing and asked if there was anyone present who wished to speak in favor of this proposal? Bill Boehm, Diversified Development Services was present to speak in favor of the plat Mr Boehm explained there are only two roadways that go directly through the development, this will provide safety for children and others within the development and prevent streets from becoming speedways This subdivision was designed to encourage motorist to stay on major roads rather than cutting through this subdivision Chairman Dietrich asked if there was any one else in the audience who wished to comment on this plat? Ronnie Dick, 101 Curlew Lane, was present to express concern over access to his subdivision Mr Dick indicated he and his neighbors have a sixty foot (60) right-of-way running through the property in question and have maintained that right-of-way for fifteen years PAGE 4 They have enjoyed unlimited access to Road 68 and would not like to see that access become limited Joe Percillo, 4213 Brown Place, who owns ten acres on Overton Road stated he was (Robert Wayne Drive) in favor of this subdivision but is concerned about access The winding road through the development is his concern Particularly, because it will be used for farm equipment and trucks Victor Lynch, 161 Overton Road, stated he was opposed to someone coming in and moving Overton Road He would like to have an oiled road for access Roger Nelson, Curlew Lane, expressed concern over heavy equipment moving through the area and stated he would not know which road to take to get in and out of the development In response to concerns over Overton Road, Bill Boehm, representing the developers, stated that concern was addressed in the layout of the plat with the design of Robert Wayne Drive Mr Boehm also stated Overton Road would not be affected until at least the third phase of the development Jake Roth, representing the developer, stated the concept of Robert Wayne Drive was to have it as a through street and that homes would not front on that street, therefore, there would be no children playing on the street Staff explained the overall circulation plan for the 1-182 corridor discussing Burden Road, Broadmoor Parkway, and the road that will align with Road 60 on the east side of the proposed development Some consideration has been given to provide access through the area not only by the city but also by the proposed developer Following additional discussion, the City Engineer suggested that when the development phasing impacts Overton Road, the developer could be required to provide a gravelled roadway on the alignment of Road 60 to the improved portion of Road 60 to provide a direct access road to Burden Road Chairman Dietrich asked if that concept appeared reasonable 9 PAGE 5 n An individual from the audience indicated just so long as they were not blocked in Mr Dick expressed the concern that this conversation would be forgotten in the future and wanted to know what assurances the adjoining property owners had that their access would be there as discussed? Staff indicated that the conditions of approval for the preliminary plat would be placed in a resolution and once that resolution is acted upon by the City Council everybody would be welcomed to have copies and a copy would be retained in the city's vault for future reference Following little additional discussion, Commissioner Williams moved seconded by Commissioner Dunn that based upon the findings of fact, the Planning Commission recommend the City Council approve the preliminary plat for Sunny Meadows with the following conditions 1) The northerly alignment of Broadmoor Parkway shall be tapered to the northeast corner of the plat for approximately 800 feet to realign the centerline of Broadmoor Parkway with the section line to the east, 2) The Amanda Drive access point shall be moved to Robert Court and the northern access of Robert Wayne Drive shall be moved to approximately within Vanette Drive, 3) The future commercial wording shall be removed from Tract A and B, 4) Phasing shall be shown on the plat, 5) A minimum of four pedestrian ways of ten feet in width shall be provided for access to the park, 6) That the developer shall be required to provide a graveled access road on the Road 60 alignment to the developers pavement at such time as phasing eliminates Overton Road The motion was unanimously approved Staff explained that this recommendation would go to City Council at the regular meeting of June 20th 1 PAGE 6