HomeMy WebLinkAboutDA-15-00001 Palomino Fields Edited PFDAgrement_FNL 5-27-16_mark-upDEVELOPMENT AGREEMENT
This Development Agreement (“Agreement”) is made and entered into this ____ day of
_________________, 20165, by the Cle Elum Pines East LLC & Cle Elum Pines West
LLC, Washington Limited Liability Companies, hereafter referred to as “Applicant”; and
KITTITAS COUNTY, 411 N. Ruby St, Suite 2, Ellensburg WA 98926, hereafter referred
to as the “County.” This Agreement is made pursuant to the Revised Code of
Washington (“RCW”) 36.70B.170 and chapter 15A.11 Kittitas County Code.
RECITALS
A. Chapter 36.70B RCW (the “Development Agreement Statute”), and Chapter
15A.11 Kittitas County Code (“Code”) authorize the County to enter into an agreement
between the County regarding development of real property located within the County’s
jurisdiction with and all person parties having an ownership interest in or control of
such real property described in Exhibit A.
B. The Applicant owns property located in a Portion of the W 1/2 of Section 27,
T18N, R18E, WM. W.M. accessed off of Reecer Creek Road (the “Property”). The
Property is comprised of Tax Parcel Nos. 18-18-27020-0001, 0002, 0003, 0015, 0016,
0017, and is legally described on Exhibit A, attached hereto.
C. The Applicant provided submitted Kittitas County a complete application for the
Palomino Plat as attached hereto as Exhibit H.
D. Kittitas County Community Development Services issued a SEPA Mitigated
Determination of Non-significance (MDNS) on September 8, 2008 Attached hereto as
Exhibit B.
E. An open public hearing was held before the Kittitas County Hearing Examiner on
October 9, 2008 and on October 21, 2008 recommended approval for the Palomino Fields
preliminary plat. (the Project) located on the property identified in Exhibit A. Said
Hearing Examiner recommendations, dated October 21, 2008, are attached hereto as
Exhibit C
F. Kittitas County Board of County Commissioners (BOCC) passed Resolution
2008-160 on November 18, 2008 approving and adopting the Hearing Examiner’s
recommendations for approved and granting approval of the Palomino Fields preliminary
plat (P-07-31). Said Resolution is attached hereto as Exhibit DB.
G. This Agreement identifies recognizes the Development Standards allowed for
conditions to be met in Resolution 2008-160 and as further detailed in the Hearing
Examiner Recommendations for the Project as shown in Exhibit Crequires the
completion of those conditions to finalize every phase of the approved plat.
H. The Hearings Examiner recommendations as adopted by the BOCC, states in
Exhibit C, on page 10, III Water and Septic, Item C, that the Group A Water System may
be developed to serve this plat in phases.
I. The Hearings Examiner recommendations as adopted by the BOCC, states in
Exhibit C, on page 10, III Water and Septic, Item D, that the Project will be provided
sewage treatment through metered Community Septic Systems. There are options
provided for Large Onsite Septic System(s) and reclaimed water facilities included in the
Hearings Examiner recommendations.
J. Kittitas County, as provided for on Exhibit E attached hereto, has granted a one-
year extension of the Palomino Fields preliminary plat (P-07-31).
KI. The Applicant desires and intends to develop and sell the Property in five (5)
consecutive phases of final plats, each final plat meeting requirements of Kittitas County
Code Title 16 and providing for the full development of the one hundred and twenty
(120) residential parcels residential community, as approved under Resolution 2008-160,
pursuant to Kittitas County Code 15A.11 and RCW 36.70B, known as Palomino Fields,
including but not limited to the following elements: (i) single family residences; and (ii)
open space areas. Attached hereto as Exhibit F is the preliminary plat map of the
foregoing development. Additionally, attached hereto as Exhibit G, is the phasing plan
for the development of the Palomino Fields preliminary plat (P-07-31).
LJ. This Agreement establishes that the Phasing Plan, attached hereto as Exhibit GE,
is consistent with the County’s comprehensive plan, zoning and development regulations,
and is consistent with existing land use approval of the subject site.
M. Applicant desires to construct a model home, operate a real estate sales facility, or
operate a construction office which will meet the requirements of Washington State Law
or Kittitas County Codes, prior to or commencement with the initial stages of the
development. Upon completion of the final phase the model home, real estate sale
Formatted: Left, Line spacing: single
facility/office, or construction offices will be decommissioned or transferred over as a
one of the 120 single-family residences.
NOW, THEREFORE, in consideration of the recitals (which are incorporated
into the Agreement by this reference) and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the County and the Applicant
agree as follows:
AGREEMENT
1. Effective Date and Termination.
1.1 Effective Date. The Effective Date of this Agreement is the last date upon
which it was signed by the Parties hereto.
1.2 Term. This Agreement shall be effective for five (5) years consistent with
Exhibit G E “Phasing Plan”; provided, however, that the term of this Agreement shall
may be automatically extended should the Applicant seek and justify requests for
extension to the satisfaction of the Director prior to the expiration of the term. for the
effective life of any required permit or approval, plus any approved extensions thereof,
for the development contemplated herein, so long as a complete application for such
permit or approval has been received prior to the expiration date of this Agreement.
Upon expiration of such period, or as may be extended above, this Development
Agreement shall automatically terminate. Upon the County granting the Final Plat for the
last phase of the Project this agreement shall automatically terminate.
1.3 Termination. This Agreement may be terminated at any time, in writing,
by mutual agreement of the Parties to this Agreement.
2. Definitions.
For purposes of this Agreement, the following terms, phrases, words, and their
derivations shall have the meaning given herein where capitalized; words not defined
herein shall have their ordinary and common meaning as provided in Webster’s
dictionary. When not inconsistent with the context, words used in the present tense
include the future, words in the plural number include the singular number, words in
the singular number include the plural number, and the use of any gender shall be
applicable to all genders whenever the sense requires. The words “shall” and “will” are
mandatory and the word “may” is permissive. References to governmental entities
(whether persons or entities) refer to those entities or their successors in authority. If
specific provisions of law referred to herein are renumbered, then the reference shall be
read to refer to the renumber provision. References to laws, ordinances or regulations
shall be interpreted broadly to cover government actions, however nominated, and
include laws, ordinances and regulations now in force or hereinafter enacted or amended.
2.1. Agreement. “Agreement” means this Development Agreement between
Kittitas County, Washington and Cle Elum Pines East LLC & Cle Elum Pines West LLC, as
it relates to the Palomino Fields plat in Resolution 2008-160 approved by the Board of
County Commissioners.
2.2. Applicant. “Applicant” means Cle Elum Pines East LLC & Cle Elum
Pines West LLC, a Washington Corporation, or any of its transferees, successors or
assigns.
2.3. County. “County” means Kittitas County, Washington.
2.4 Director. “Director” means the Director of the Community Development
Services (CDS) of Kittitas County or the person providing the function of the director of
CDS
2.45 Effective Date. “Effective Date” means set forth in Section 1.1 of this
Agreement.
2.56 Open Space. “Open Space” means any land that is retained in a natural
condition, or that is improved for outdoor recreational uses outside of residential node
areas (including but not limited to associated infrastructure such as transmission lines,
pumping facilities, and community septic facilities).
2.67 Parties. “Parties” means Kittitas County, Washington and Applicant, Cle
Elum Pines East and Cle Elum Pine West, LLCs, a limited liability company (ies).
2.78 Project. “Project” means the Palomino Fields preliminary Plat as
approved by the County through Resolution 2008-160 being a one hundred and twenty
(120) unit residential community on the Property, including but not limited to: (i) single
family units and (ii) open space areas.
2.89 Property. “Property” means the site legally described in Exhibit A,
attached hereto.
2.910 Utilities. “Utilities” includes, but is not limited to: all (i) storm water and
drainage systems, infrastructure and facilities; (ii) community septic systems,
infrastructure and facilities as approved by Kittitas County; (iii) dry utilities including
power infrastructure and facilities, telecommunication systems, infrastructure and
facilities; (iv) Group A domestic water systems; and (v) irrigation infrastructure and
facilities.
3. Project Elements.
3.1. Permitted Uses; . Any permitted use as allowed by the Kittitas County
Zoning Code as at the date vested by the applications and as permitted by Resolution
2008-160 as adopted by Kittitas County Board of County Commissioners on November
18, 2008 and attached hereto as Exhibit DB.
3.2. Residential Densities; . The Residential Densities for the Palomino Fields
plat have been established by Kittitas County through the adoption of Resolution 2008-
160 as adopted by Kittitas County Board of County Commissioners on November 18,
2008 and attached hereto as Exhibit D. The approved preliminary plat map, attached
hereto as Exhibit FC, shows the Residential Densitiesapproximate location and
boundaries of lots established for the Palomino Fields plat by said resolution. Barns,
outbuildings, garages, shops and the like are allowed within the Palomino Fields Plat.
3.3. Nonresidential Densities and Intensities; . The Non-Residential Densities
and Intensities for the Palomino Fields plat have been established by Kittitas County
through the adoption of Resolution 2008-160 as adopted by Kittitas County Board of
County Commissioners on November 18, 2008 and attached hereto as Exhibit D. The
preliminary plat map, attached hereto as Exhibit FC, shows the Non-Residential Densities
and Intensities established for the Palomino Fields plat by said resolution. Barns,
outbuildings, garages, shops and the like are allowed within the Palomino Fields Plat.
3.4. Building Sizes; . Individual residential buildings shall not exceed 6,500
square feet. Barns, outbuildings, garages, shops and the like are allowed within the
Palomino Fields Plat.
4. Mitigation measuresMeasures, development Development conditionsConditions,
and other Other requirements Requirements under Chapter 43.21C RCW;. The Palomino
Fields plat shall meet the mitigation requirements as provided for in the SEPA Mitigated
Determination of Non-significance (MDNS) issued on September 84, 2008 by Kittitas
County and attached hereto as Exhibit B D and those requirements for the Palomino
Fields plat as proved for in Kittitas County Resolution 2008-160 as adopted by Kittitas
County Board of County Commissioners on November 18, 2008 and attached hereto as
Exhibit D.
5. Design Development Standards.
5.1. Drainage and Water quality Quality requirementsRequirements; . The
owner of each parcel shall be responsible to meet Eastern Washington Storm Water
guidelines requirements as established for the Palomino Fields plat as it pertains to that
individual parcel. Road drainage shall meet the Eastern Washington Storm Water
guidelines.
5.2. Landscaping; . The areas not containing residential structures and
driveways shall become owned by residents and may be landscaped with grasses, trees
and other plants that do not require irrigation water that would exceed the irrigation
allotment for the individual parcel. Maintenance or non-maintenance of such landscaping
shall be the responsibility of residents of the development and will not be the
responsibility of the County.
5.3. Other Development Features; There may be an entry monument placed at
the entry to the Palomino Fields plat. Other development features may be developed
within the plat that is homogenous with residential development.
6. Road and sidewalk Sidewalk standardsStandards; . Bowers Road shall be a public
road that is extended into the plat. The Bowers Road extension shall meet Kittitas County
Public Road Standards with said extension design being approved by Kittitas County.
Internal roads may be developed as public or private roads as allowed by the Kittitas
County Road Standards. All internal roads shall be designed and constructed to Kittitas
County Road Standards. Sidewalks are not required within the Palomino Fields plat and
will are not being constructed as a condition of this Agreement.
7. Affordable housingHousing; . Affordable housing is not required nor will it be
provided with in within the Palomino Fields plat.
8. Infrastructure requirements;.
8.1. Domestic Water. Group A water systems, as defined by the WAC 246-
294-010, include systems having 15 or more connections. Phases 1 of the Palomino
Fields Plat, shall be served by a Group A water system per the statutory requirements and
as approved by the Washington State Department of Health. The water system will be
constructed in phases commensurate with the phased development as shown on Exhibit G
E attached hereto.
8.2. Irrigation Water. The first 8 lots of Phase 1, shall be provided irrigation
water by Cascade Irrigation District. All other phases shall be provided irrigation by the
Ellensburg Water Company. The irrigation distribution system shall be owned privately
and the design, maintenance and operation of said irrigation distribution system shall be
approved by the district or company providing the irrigation water or, if the district does
not have an approval process, designed by an engineer licensed in the State of
Washington. The irrigation system will be constructed in phases commensurate with the
phased development as shown on Exhibit G attached hereto.
8.3. Sewage Disposal. Sewage disposal shall be by Any Community Septic
Systems, which may serve two to seven parcels as, will be designed by a licensed
designer and approved by Kittitas County. The Community Septic Systems will be
constructed in phases commensurate with the phased development as shown on Exhibit G
attached heretoE. The Community Septic Systems will not be required to be developed
prior to final platting of each or any phase but may will be constructed simultaneously
with buildings as permitted by the Kittitas County building CDS Department and the
Kittitas County Health departmentDepartment. Prior to receiving Occupancy Permit for
any building constructed the community septic system shall be completed and approved
by the County Health Departmnet.
8.4. Storm drainage. The owner of each parcel shall be responsible to meet the
Eastern Washington Storm Water guidelines requirementsmaintain the storm water field
as established for the Palomino Fields plat as it pertains to that individual parcel. Road
drainage shall meet the Eastern Washington Storm Water guidelines. The Applicant shall
development the Palomino Fields plat in accordance with to a storm water permit as
issued by the Washington State Department of Ecology. Stormwater systems shall be
designed in each phase to manage total stormwater of completed phases that is generated
by a 24-hour, 25-year storm event.
8.4.8.5. Fire Protection. Sprinklers shall be located in each residence will
to provide fire Protection for the residence and will be constructed to current standards.
Neither system wide storage tanks nor fire hydrants are required for the Project.
8.5.8.6. Other Infrastructure Requirements. Utilities including but not
limited to dry utilities such as power, phone and internet shall be provided to the property
line of each parcel.
9. Parks and open space preservation. The Parks and open space preservation for the
Palomino Fields plat have been established by Kittitas County through the adoption of
Resolution 2008-160 as adopted by Kittitas County Board of County Commissioners on
November 18, 2008 and attached hereto as Exhibit D. The identified open space tracts
shall be proportionately owned by tenants in the common, and retained by each home
owner, and will be assessed, taxed, and foreclosed upon each building lot not fulfilling
their obligation.
10. Phasing. The project will be constructed and receive final plat approval in
individual Phases. The description of the Phasing plan is provided in Exhibit GE, and
each phase will occur consecutively in the order as shown in Exhibit E. The Applicant
can complete more than one phase with each final plat submittal.
11. Development review Review processesProcesses, procedures Procedures and
standards Standards for implementing Implementing decisionsDecisions, . including
methods of reimbursement to the county for review processes;
11.1. Standards For for Implementing Decisions. Kittitas County shall base its
decisions on the Kittitas County Code and implement saidper decisions on in Ordinance
Resolution 2008-160 as further defined and modified for phased development by this
document.
11.2. Plat Application. The County will process the final plat for each phase of
the approved preliminary plat as defined in KCC Title 16. Each final plat will be
assessed processing fees as exist at the time of submittal. has processed a plat
application, and approved the Palomino Fields Plat pursuant to Resolution 2008-160.
11.3. Permit ApplicationsSEPA Determination. The County has reviewed,
processed and issued a Mitigated Determination of Non-significance (MDNS) for the
preliminary Palomino Fields subdivision and such determination shall be used for impact
evaluation. Each final plat will be evaluated in terms of its contribution to the 24-hour,
25-year storm event for the accumulation of all finaled plats within the Palomino Fields
projectdecision on the Project development permit applications including preliminary
plat, and SEPA review.
11.4. EngineeringRoads. The county County will review and approve
engineering designs of Roadroad(s) and other eliminates infrastructure elements with
inwithin the county County right of way. on roads to be taken on to the county public
road system pursuant to the Kittitas County Code. Any Private private and public roads
within the project will be constructed to the Kittitas County Private Road Standards.
11.5. Grading. The County will review and issue aany grading permit necessary
to meet pursuant to the Kittitas County Code.
11.6. Reimbursement To The County For Review Processes. The Applicant
will pay, pursuant to the fee structure adopted by Kittitas County, any other fees required
to achieve final plat approval for each phase of the plat.
11.7. State Environmental Policy Act Review. This Development Agreement
will use existing environmental documents that were completed through the Palomino
Fields Plat approval process where the County issued a mitigated threshold decision
pursuant to chapter 43.21C RCW.
11.8.11.7. Kittitas County will adopt the existing environmental documents
and SEPA decision pursuant to Kittitas County Code 15.04 and WAC 197-11-600.
11.9.11.8. Access. Access will be established from Reecer Creek Road along
the North boundary line of the property by means of a new County right-of-way
established from Reecer Creek Road in alignment with the existing Bowers Road and as
indicated within the approved preliminary Palomino Fields plat.
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11.10.11.9. Legal Structure of ProjectHome Owner Association. At the
conclusion of the development of the Palomino Fields community a Homeowner
Association will be created to govern residential areas, community facilities, storm water
facilities, and road improvements within residential nodes, and open space. The Group A
water system shall be owned, operated and maintained by a entity established, owned and
operated by a designate of the Applicant. Said designate shall establish operation
procedures and rates as may approved by the Washington State authorities having
jurisdiction if and when required by state law.
11.11.11.10. Design Review. Design Review shall be provided for under a
Declaration of Covenants, Conditions and Restrictions (“CC&Rs”). Design Review shall
be determined by Applicant and shall be consistent with applicable Kittitas County Code.
The Design Review provisions shall include standards for home design, materials,
methods and construction, including but not limited to siting for wind and solar
considerations, siting for view considerations, setbacks and height restriction. After the
expiration of this Agreement, the Homeowner Association, if established, may have the
right to adopt further Design Review restrictions as may be permitted consistent with the
CC&Rs, Bylaws and Articles of Incorporation. Kittitas County Code will apply if
CC&Rs are less restrictive than requirements of the Kittitas County Code.
12. A Build-out or Vesting Period for Applicable Development Standards. The
Applicant may construct one or more Phase(s) of the project per building season. The
Project is anticipated to be completed within 5 years as described in Exhibit G.
13. Process for amending Amending the development Development
agreementAgreement. This agreement may be amended by mutual consent of all of the
parties to this agreement and will follow Kittitas County Code.
14. Any Other Appropriate Development Requirement(s) or Procedure. Any
Developer developer may further improve the property within Palomino Fields
Development Requirement(s) or Procedure the Developer establishes that
arecharacteristic to homogenous with residential development and which meets Kittitas
County Code and conditions for Palomino Fields noted in Resolution 2008-160.
15. Model Home. The Applicant, or a designate of the Applicant, may construct a
model home, real estate sales facility, or a temporary construction office to be operating
for construction or real estate office purposes prior to, or in commencement with, the
initial stages of the development. Said facility (ies) shall be required to be operated and
licensed as a real estate office under the laws of the state State of Washington as a Real
Estate Branch office and be licensed as same, or by Kittitas County Codes as applicable.
Upon completion of the final plat of the final phase, or upon selling of the last lot, the
model home, real estate sale facility, or construction offices will be decommissioned or
transferred over as a one of the 120 single-family residences.
16. Miscellaneous and General Provisions.
16.1. Governing Law. This Agreement shall be governed by the laws of the
State of Washington and the Kittitas County Codes as vested by the Palomino Fields
application. Each party represents represented it has the respective power and authority
and is duly authorized to sign and perform its obligations under this Agreement. The
parties intend this Agreement to be interpreted to the full extent authorized by law as an
exercise of the County’s authority to enter into development agreements. Neither this
Agreement nor any provision hereof may be waived, modified, amended or terminated
except by a written agreement of the parties hereto.
16.2. Successors. This Agreement and the rights set forth herein run with the
land and shall be binding upon and inure to the benefit of the County and the successor
successive owners and assignees of the Development Sitedevelopment.
16.3. Enforcement. Any party to this Agreement may enforce the terms of this
Agreement. No party shall be in default under this Agreement unless it has failed to
perform for a period of twenty-one (21) days after written notice of default from the
other party. (In some instances theThe performance period may be extended to allow a
reasonable time period to cure the default.) Any notice of default shall specify the
nature of the alleged default and the manner in which the default may be cured
satisfactorily. All parties to this agreement shall have all rights and remedies provided
by law.
16.4. Notices. All notices or other communications under this Agreement shall
be delivered to the addresses after each signature. Notices shall be in writing and either;
(i) delivered personally, (ii) sent by facsimile transmission with an additional copy
mailed first class, (iii) deposited in the U.S. Mail with certified mail postage prepaid and
return receipt requested, or (iv) delivered by nationally recognized overnight delivery
service with signature required. Notice by hand delivery or facsimile shall be effective
upon receipt. If deposited in the mail, notice shall be deemed delivered seventy-two
(72) hours after deposit. If sent by overnight delivery, notice shall be deemed delivered
forty-eight (48) hours after deposit.
16.5. Counterparts and Recording. This Agreement may be executed in two or
more counterparts, each of which shall be deemed an original, but all of which together
shall constitute one and the same instrument. Pursuant to RCW 36.70B.190, this
Agreement or memorandum thereof shall be recorded with the Kittitas County Auditor
and during the term of this Agreement shall be binding on the parties, their successors
and assigns.
IN WITNESS THEREOF, this Agreement is effective on the date of the last signature
below.
KITTITAS COUNTY Approved as to form:
By By
Name: Name
County Commissioner County Prosecuting Attorney
Dated: Dated:
CLE ELUM PINES EAST LLC & CLE ELUM PINES WEST LLC
By
Its:
Dated:
STATE OF WASHINGTON )
) ss.
COUNTY OF KITTITAS )
I certify that I know or have satisfactory evidence that _________________________ is the
person who appeared before me, and said person acknowledged that he/she signed
this instrument and acknowledged it as the __________________ of Cle Elum Pines East
LLC & Cle Elum Pines West LLC to be his/her free and voluntary act for the purposes
mentioned in the instrument.
(Print Name)
Notary Public, Residing at
My appointment expires