HomeMy WebLinkAbout25250 PE-1414H RIVERWALK 9TH ADD
Canceled ENGINEER'S REVIEW SHEET
Date Filed
Date As 8ui1t Plans Received
Date Road Plans Appmved PLAT FILE # iE-1414H -81
New Road Standards 5-15-95 Mylar
Companion Fi[e
Hearing Date: H Time: I-I Number: Related Fi1e
Building Dept
DE5IGN Review bate: DR Time:
Review Date: R Time: R Numher: DESIGN REVIEW #
Date Received: Review 'Cype: Large Lot Bldg. Square Feet:
No. Lots: Na. Acres:
Project Name: RIVERWALK 9TH ADD Range-Township-Section: 45-25-8
Site Address: E BARKERIN MISSIOX PARCEL(S): (first 20)
Applicant Narne: MIKE KLIKA Plione # (208) 765-39 55083.
Applicant Addcess: PO B4X 1455 Phone 2#:
HAYDEN LAKE ID 83855 Date Conditions Mailed:
Flood Zone: Yes Water Source: Sewer Source, School Disr. Fire Dist: Phone Dist:
Billing Name: M1KE KLIKA - KC CONST pwner: Engineer:
Address: PO BOX 1455 Qwner Address: Company: INLAND PACIFIC ENGINEERI
HAYDEN LAKE Ib 83855 Address: 707 W 7TIi AVE 5TE 2()()
SPOKANE WA 99204
Phone: (208) 765-3909 Qwner Phone: Pitone: (509) 458-6840
Signed Name: MIKE KLIKA rax; (509) 458-6844
Building # 456-2205 1 Planning # 456-367 Contact:
Date Submitted Description Initials
DATE TECHNICALLY COMPLETE
DATE NOT TECHNICALLY COMPLETE
01J1611997 DATE PAY FEES RECENED
DATE PRIORITY FEES RECEIVED COPY TQ ACCOUNTING
3 31 (77 FINAL PLAT FEES COMPLETED AND CUPY 'l'O ACCDUNTING
l I NOTICE TO PUBLIC / NflTICE TO PUBLIC # 1 3 4 5 COMPLETED - OR NEED5 TO BE SIGNEU
1n-Out I In-Out #2 ]n-0ut #3 o2rZ4ri~ ~1.0 ~y~ ozi ~1s97 ~Q'~( ~ DESIGN DEVIATION DATES IN-4UT
In-Out 1{4 In-Out if5 In-Dut #6
I 1 BflND QUANT[TIES FOR DRAIIVAGE ITEM CALCULATED
DATE BOND RECEIVED BOND AMOUNT RECEIVED
DATE BOND RELEASE - DATE BOND REDUCED BOND Bt1LANCE
Hearing Date Decision Approved Denied Continued Appealed DCC Approved Denied ~
Appealed to Court Approved Denied Contiuued Final Project Status
STAMPED MYLARS TO PERMIT TECHNICIAN (SYL)
I I STAMPED 208 LOT PLANS Tc) SECRETARY (SANDY)
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BEFORE SPOKANE COUNTY PLANNING ~
IN THE MATTER OI' GRANTING AN EXTENSION- )
oF-TIME REQUESTED FOR PE-1414-81 / PUDE-1-82
ZE-92-$1, "RIVERWALK'f (PREVIOUSLY "RIVERWAY V1LLA") }
AN APpROVCD PRCLIMINARY PLAT, PRELIMINARY ) FINDINGS OF FACT,
PLANNED UNIT DEVFLOPMENT AND ZONE CHANGE ) CONCLUSIONS AND
A N D ) DECISION
GRANTING APPROVAL OF REVISED PRELIMINARY )
PLAT AND PRELIMINARY PUD SITE DEVELOPMENT )
PLAN FOR "RIVERWALK". )
THIS MATTER, a request for an extension of time from Michael A. Hunt pursuant to a letter dated
August 16, 1994, has been received and decided upon (after an extensive review, redesign and
coordination with the applicant's engineers and the various agencies), pursuant to Spokane County
Subdivision regulation (Chapter III,-Sectivn G), Spokane County Zoning Code and IZCW
58.17.140.
AND THIS MATTER, a request for approval of a"Revised Preliminary Plat and Preliminary Site
Development Plan (PUD) of RNERWALK" (previously Riverway Villa) as submitted by Inland
Pacific Engineering on May 19, 1995.
TINDINGS OF I'ACT AND C4NCLUSIONS
1. The individual signing below has been properly delegated the responsibility for rendering
this decision by Spokane County Planning.
2. The proposal for the time extension is located south of both the Spokane River and the
Washington State Parks Department's Centennial Trail property, east of and adjacent to
Barker Road, and north of and adjacent to Mission Avenue in Section 8, Township 25
North, Range 45 E.W.M., Spokane County, Washington.
3. The Preliminary Plat and Preliminary Planned Unit Development (PUD) plans were
approved by the Hearing Examiner Committee on Apri12, 1982. The development then
consisted of a manufactured home subdivision on 118 acres for 365 lots including open
space and one commercial lot. The preliminary plat approval also included a rezone from
Agricultural (A) to Residential Manufactured Home (RMH) with a(PUD) Overlay zone and
to Commercial (C) under the now expired, Spokane County Zoning Orciinance. Such zone
reclassifications are accomplished as each phase of the preliminary plat is finalized and
recorded with the County Auditor. No portion of the project has been recorded to date.
4. The Preliminary Plat, PUD and Zone Change original approvals were, in part, based on an
Environmental Impact Statement (EIS) prepared for the proposed project. However,
numerous changes have occurred since 1982, which require mitigating measures as new
conditions of approval.
5. The Findings of the August 5, 1993, Time Extension decision are included by reference
with this action to assure clariFcation of the below findings, decision and conditions.
6. At the time of the preliminary approvals, April 2, 1982, the Comprehensive Plan
designated this area as URBAN Category. The location is within the Priority Sewer Service
Area (PSSA) and the Aquifer Sensitive Area (ASA) Overlay Zone. The Comprehensive
Plan was adopted late 1980 with an efFective date of January 1, 1981. The URBAN
designation has remained the same since the 1982 preliminary approvals. The approved
original plans ancf zone changes continue to conform to the adopted Comprehensive Plan,
including the May 19, 1995, Revised Preliminary Plans.
7. On Febniary 24, 1983, the sponsor subm.itted a Final PUD Site Development Plan for the
southern portion (S 1/2) of the project and requested a change of condition to postpone the
Final PUD hearing of the northern portion (N 1/2) for three (3) years. The request was
approved by the Hearing Examiner Corrunittee (HEC) on April 14, 1983. The approved
Final PUD Site Development Plan for the S 1/2 of the site consisted of a maximum of 178
lots on approximately 50 acres, which excluded the proposed commercial property at the
southwest corner. The approved Final S 1/2 PUD Site Development Plan was different
from the Preliminary PUD Development Plan stamped "Received November 12, 1981."
Larger residential lots, consolidated open space, elim.ination of recreational improvements
and redesign of the roads were approved in 1983. The HEC approved a redesign of the
PUU that clea.rly deviated from the original conceptual "preliminary PUD" map stamped
"Received November 12, 1981." The remaining Nt/2 of the Preliminary PUD was
conditioned to acquire Final PUD Site Development Plan approval no later than May 1,
1986. After the Planning Department sent a late Expiration Notice to the sponsor, a Time
. • ~ , /
/
June 14, 1995, Extension of Time File No. PE-1414-81 / Page 2
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
7. continued
Extension Application was accepted July 1986, processed, public notice given and the
project was granted approval approximately October 1986. Therefore, this deadline was
administratively (see Finding No. 10. and 11. below) extended which followed with
four additional administrative time extensions (see Finding No. 12. below). As a condition
of the last Time Extension approved on August 5, 1993, a one (1) year deadline was
imposed on this north Final PUD Site Development Plan approval with an expiration date
of September 1, 1994.
On March 24, 1994, before the above expiration date for the north Final PUD, the sponsor
submitted an overall (N 1/2 and S 1/2) Final PUD Site Development Plan for administrative
review and approval along with this time extension application. Since that submittal the
sponsor has proposed and received administrative approval to submit a revised overall
"preliminary PUD," which improves the lot design, open space and road design. May 19,
1995, (over one year later) the revised "preliminary PUD" was submitted and will be made
part of this time extension decision to create a clear record of the "revised preliminary plat"
and the "revised preliminary PUD."
8. On October 22, 1985, with Resolution Number 85-0900 the Board of County
Commissioners adopted the new Spokane County Zoning Code to be effective January 1,
1986. The new Chapter 14.704, Planned Unit Development (PUD) Overlay Zone,
established an administrative process to approve Final PUD site plans. The previous
Zoning Ordinance had required public hearings before the Hearing Examiner Committee to
approve Final PUD site plans. -
9. The project area was zoned Agricultural (A) at the time of the April 2, 1982, preliminary
approvals. The existing zoning of the property described in the application is presently
zoned Urban Residential-3.5 (UR.-3.5), previously established as Agricultural (A) zoning
in 1957 (ZE-286-57) and redesignated to UR-3.5 on January l, 1991, consistent with the
PROGRAM TO IMPLEMENT THE SPOK:ANE COUNTY ZONING CODE. Note, as each phase
of the preliminary plat is inalized and recorded with the County Auditor the existing UR-
3.5 zoning will be reclassified to comply with the original zone change approval on April 2,
1982, pursuant the PROGRAM TO IMPLEMENT. The project area with the old approved
Residential Mobil Home (RMH) Zone will be substituted with the present Urban
Residential-7 (UR-7) and the present PUD overlay zone. The old approved Commercial
(C) Zone will be substituted with the present Community Business (B-2). Any
development of the proposed plat and planned unit development will need to conforrn with
the current Zoning, Planned Unit Development, and Subdivision standards. Pursuant to
RCW 58.17.195 the revised proposal as conditioned will conform to the requirements of
the appraved zone change to UR-7 Zone with PUD Overlay Zone and the B-2 Zone.
10. March 18, 1986, Spokane County adopted specific criteria for administratively considering
the Extension of Time regarding the expiration of preliminary subdivisions. Extension of
time decisions no longer require a public hearing before the HEC. The time extension
criteria is found in Chapter III, Section G of the Spokane County Subdivision Ordinance
(Board of County Commissioner Resolution Number 86-0246).
11. October 1986, the Planning Department granted its first administrative (without public
hearing) time extension for 2 years under the authority of Chapter III, Section G of the
amended Spokane County Subdivision Ordinance. This 1986 Extension of Time approval
amended and extended the previous conditions of approval regarding all specific deadlines
of the April 14, 1986, Hearing Examiner Committee decision. This deadline extension
included the N1/2 Finai PUD deadline of May 1, 1986 (see Finding No. 7. above).
12. This Time Extension application is the seventh (7th) request for a time extension. The total
life of the Preliminary Plat, PUD and Zone Change has been 13 years and 2 months:
• April 1982 to April 1983 ...................Preliminary approvals - HEC
• April 1983 to April 1986 3 years granted with change of conditions - HEC
• Nov 1986 to Dec 1988 ......................2 years (see Finding No. 11. above) - Ping. Dept.
• Dec 1988 to Jan 1990 2 years - Ping. Dept.
• Jan 1990 to Jan 1992 2 years - Ping. Dept.
• Jan 1992 to Jan 1993 ........................1 year - Ping. Dept.
March 4, 1993 Time Extension Denied for lack of progress
March 12, 1993 Appeal of Denial and additional information provided
May 24, 1993 Time Extension administratively Approved with updated conditions
.Tune 3, 1993 Appeal of new and updated conditions-of-approval
Aug 19, 1993 Hearing Examiner Committee public hearing scheduled and advertised
July 1993 additional information provided
July 27, 1993 appeal withdrawn by Jim Reuter
July 29, 1993 withdrawal confirmed by project legal council, F. J. Dullanty, Jr.
Aug 5, 1993 administratively amended the May 24, 1993 Time Extension conditions
• August 1993 to September 1994....... 1 year - Ping. Dept.
August 23, 1993 HEC withdrawal of appeal ORnER (see Finding No. 13. below)
. • • i
June 14, 1995, Extension of Time File No. PE-1414-81 / Page 3
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
12. continued
The above stated chronology does not include the processing time for whicn approval had
lapsed during review or appeal of decisions for each time extension request. Complete and
timely requests for any future time extensions shall be consistent with RCW 58.17.140 and
Spokane County Planning Subdivision Ordinance. Timely requests for consideration of
time extensions are the applicant/developer's responsibility as notices of expiration of
approval by Spokane County Planning are not regularly provided. When said notices ate
provided they are done so only on a courtesy basis.
13. The appeal of the conditions of approval added to the administrative May 24, 1993, Time
Extension approval was advertised and scheduled for the August 19, 1993 Hearing
Examiner Comimittee (HEC) public hearing. Due to subsequent amendments made to these
conditions in the administrative August 5, 1993, Time Extension approval, the appellant,
Jim Reuter, withdrew his appeal by letter dated July 27, 1993, as did the project attorneys
by letter dated July 29, 1993. This appeal agenda item was not presented at the August 19,
1993, HEC hearing. Later, on August 23, 1993, the Hearing Exarrviner Committee signed
FINDINGS OF FACT, CONCLUSIONS AND ORDER which states:
ORDER "The I-Ieariytg Examiner Committee pursuant to tlie above Findings of Fact
and Conclusion, accepts the withdrawal by Jim Reuter, of the application of the
Preliminary Plat of PE-1414-81 described irt the application latoivrt a Riverway Villa. "
MOTIQN "UNANIMOUS TO APPROVE THE WITHDRAWAL OF THE PRELIMINARY
PLAT OF RIVERWAY VILLA AND RENDER THE PRELIMINARY PLAT AND APPEAL OF
THE EXTENSION OF TIME NULL AND VOID. "
This order and motion was based on Finding No. 2, which incorrectlv states:
' "2. On July 29, 1993, Spokane County Planning received a written request from the
appellant, Jim Reuter, to witltdraw the preliminary plat of Riverway Villa. The
Hearing Examiiier Committee, by accepting the withdrawal, renders the prelimiyinry
plat and appeal of the extension of time nult and void. "
The evidence within file PE-1414-81, including the withdrawal letters, indicates the
Prelim.inary Plat and PUD sponsors clearly intended to keep the project alive and, in fact,
only requested to WITHDR.AW THE APPEAL from the August 19, 1993, HEC hearing
agenda, since the issues with the conditions of approval had been administratively resolved
with the County Prosecutor's Office and Spokane County Planning administration. While
the August 23, 1993, Hearing Examiner Committee FINDINGS OF FACT, CONCLUSIONS
AND 01tDER could have been written more clearly, all references to withdrawal applies
onlv to the appeal and not the overall preliminary approvals.
14. This development and its approvals have exceeded its four (4) year grace period (the first 3
year expiration period and 1 additional year) where additional conditions cannot be applied
to the original approval, as provided in RCW 58.17.140, ExTENSIONS. All time
extensions thereafter may have additional conditions of approval added or updated as each
subsequent time extension is granted. The upgrading of conditions allows Spokane
County to bring development approvals into compliance with present adopted policy and
regulations while addressing current condi(ions and resolving current problems or impacts.
15. The application for this time extension has been evaluated using the below adopted criteria.
These criteria are found in Chapter IIl, Section G of the Spokane County Subdivision
Ordinance and have been used as a basis for this time extension decision.
Section G states; Approval of a preli»iinary subdivisioti sliall automatically expire three
years after preliminary approval is granted unless a tin:e extension is applied for."aiid
follows with "Upon application for time extension, the 1'lanning Director or designee »tay
administratively approve extettsions for up to tlzree (3) yearperiods provided at least ofte of
the follawing circuntstatices is found to apply: 1. TTzat sonte portioii of the existing preliniinary plat has been fina[ized since the last
extension was granted and the remaining lots would,f'orin a ufiified developmerzt
consistent with the original approval
RESPONSE: No portion of the site has been finalized or recorded as a final plat.
However, Phase 1(401ots in the southwest corner with a public sewer system and
excluding the commercial site) is presently being reviewed for Final Plat approval to be
recorded with the County Auditor.
2. T7iat the pretiminary plat as approved remains consistent with the Generalized
Comprehensive Plan for Spakane County insofar as density and other developiiTent
provisions apply, and the sponsor has taken substaiztial steps towards fcnalizing his
plat, wliich shall iizclude but not be limited to:
• ' , . . 1~~ ) . . , .
Ju7e 14, 1995, Extension of Time File No. PE-1414-81 / Page 4
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
15. continued
2. continued
a. sccrveying tlie lots within tlie development,
b. arrariging for nublic services to the site,
c. obtainirig necessary fiitancing for all or a portion of the prel.iminary plat,
d. the completion of stttdies or other require»tents wlzich were part of preliminary
plat approval.
RESPONSE: Correspondence from North Idaho Engineering dated August 16, 1994,
indicates that progress has been made towards finalizing the project. The progress is
summarized as:
a. Survey calculations of the entire first 37 (now 40) lot Final Plat Map have been
performed.
b. Public utilities to the site have been arranged.
c. Construction financing has been secured and is in place pending release of construction
permits by the Spokane County Engineering Department.
d. Sanitary Sewer Improvement Plans including lift station design have been submitted to
the Spokane County Utilities Department.
f. The Final PUD Plan for the southerly 1/2 of Riverway Villa has been approved and the
northerly 1/2 has been submitted for administrative review and approval as provided for
in Chapter 14.704, Planned Unit Development (PUD) Overlay Zone of the Spokane
County Zoning Code.
g. The mitigation agreement with the Central Vailey School District has been executed.
h. Landscaping plans for Indiana Avenue have been submitted.
i. The draft declaration of covenants, conditions and restrictions, articles of incorporation
and bylaws have been submitted.
j. Soils testing has been completed the results of which have been incorgorated into the
redesign of street and storm drain plans.
Since the above August 16, 1994, letter, North Idaho Engineering and Inland Pacific
Engineering indicates that additional progress has been made:
1. The water plan for the first phase has been approved. The water system with fire
hydrants have been installed for the frst phase. Consolidated Trrigation Water District
has accepted the water system and the contractor is has completed the pressure tests and
was in the process of flushing the system to pass health tests.
2. A dryline sewer system has been installed for the first phase.
3. Engineering design and plans have been prepared and submitted to WSDOT for boring
under the freeway. WSDOT has approved a boring pez-mit.
4. Engineering design and plans have been prepared and submitted to WSDOT for Barker
& Freeway interchange right turn lane improvements. WSDOT has approved the I-90
eastbound right turn Iane permit.
5. Electric, cable and gas utilities have been installed for the first phase.
6. Street grading for the first phase is completed and "red top" surveyed and staked ready
for asphalt.
7. Curb forms have been partially installed along Indiana for the first phase. It was "red
top" surveyed and staked ready for asphalt.
8. A model home building permit was issued and was being constructed.
9. Redesign of the "preliminary plat" and "preliminary PUD" plans are complete. 3. That at the time preliminary approval tivas granted, developtiient of the proposad was
coriditioned uPon tlie eztension of public services wltich are not yei avaitable. This
provision sltall not apply to public utility extension which the project sponsor tivould
Yiornially fupid.
RF,SPONSE: This condition does not apply to the first 38 lots however the developer
has as indicated in the August 16, 1994, North Idaho Engineering letter that preparation of
plans and documents to facilitate future phases have been expedited, including public sewer
for the entire project. .
16. Spokane County Planning does find that the applicant has taken significant steps to finalize
all phases of the preliminary plat of record prior to the September 1, 1994, expiration of the
preceding time extension (6ch extension). During this present time extension review period
additional progress has also been made as indicated in FINDING 15. above. The present
owners have purchased the entire preliminary plat. The sewer system has been designed,
sized and partially installed to serve the entire preliminary plat, considerable engineering. has been accomplished and is cunrently underway for a major portion of the preliminary
plat and a redesign of the prelirninary plat/PUD has been completed. Therefore the
applicanVowner has demonstrared sufficient progress to comply with the requirements of
Chapter III, Section G, of the Spokane County Subdivision Ordinance for extending the
expiration date of the preliminary approvals for three years.
. / f ~ J j
. ~ (
3Lne 14, 1995, Extension of Time File No. PE-1414-81 / Page 5
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
17. Additional conditions for this time extension have been recoinmended by the various
reviewing agencies and departments, including Spokane County Planning, the County
Division of Engineering and Roads, the County Division of Utilities, the County Health
District the County Division of Buildings, the Washington State Department of
Transportation, Central Valley School District, the County Parks Department and Fire
District No. l. Said coclditions shall be included in the appropriate sections of this decision
and shall not preclude previous conditions of approval for time extensions unless
specifically stated. If conditions conflict, the most cunrent condition shall apply.
18. The Spokane County Parks Department has commented on the proposed Preliminary Plat
and PUD time extension pursuant a letter dated February 15, 1995. The Parks Department
has requested a voluntary agreement be completed between the Parks Department and the
property owner to mitigate impacts to the County Park system. A previous February 1, -
1995, letter from Parks Director, Sam Angove, also indicates their desire to purchase 7.4
acres of the PUD open space adjacent the Centennial Trail at the north end of the project.
County legal counsel has indicated such agreements may be required. Spokane County
Planning recommends the property owner negotiate with the Spokane County Parks
Department to provide for appropriate capital facilities as required by the Revised Code of
Washington (RCW) 58.17.110. Approval of this time extension should include conditions
requiring that provisions for appropriate facilities be in place prior to recording this Final
Plat in the form of dedication of park land or a written agreement between the owner and
the Spokane County Parks Department. Note, property from this project along the
Spokane River was dedicated to Washington State Parks for the Centennial 'x'rail.
19. The Central Valley School District No. 356 has commented on the proposed Preliminary
Plat and PUD time extension pursuant a letter dated February 21, 1995. The District has
indicated that existing school facilities are inadequate to serve the proposed Plat and PUD
and wishes to negotiate with the owner to provide adequate capital facilities as required by
the Revised Code of Washington (RCW) 58.17.110. Review by County legal counsel
indicates the condition requested by the School District can be required for developments.
Approval of this time extension should include conditions requiring that provisions for
appropriate facilities be in place prior to recording the Final Plat in the form of a written
agreement between the owner and the school district. Note, the school district indicates
there is an existing signed agreement. However, the request to add the standard condition
will assure that the existing and signed agreement will continue to be required and
ma.intained throughout the finalization of this project.
20. The following facts and.conclusions are also relevant.
a. The applicanVowner should continue to show substantial progress toward
complying with Chapter III, Section G, of the Subdivision Ordinance before
requesting an additional extension of time for the remaining phases of the approved
Preliminary Plat / PUD which have not been filed.
b. By reference FIlVDINGS of all previous approvals are specifically incorporated herein
unless otherwise stated. An attempt to include all previous and appaicable Spokane
County Planning CONDTTIOIVS OF APPROVAL within this time extension has been
made by Spokane County Planning. Due to the complex nature of this file
omissions may have occurred. If further clarification is necessary regarding
previous conditions, the file record and documents continue to be the authority and
sh,-dl be used to resolve such questions/determinations.
c. A parc of the northern portion of the approved prelimanary plat of record fell under
the jurisdiction of the Washington State Shoreline Management Act, RCW 90.58,
and the Spokane County Shoreline Program, WAC 173-19-400. Creation of the
Washington State Centennial Trail along the Spokane River has removed portions
of the original site from Shoreline jurisdictioti. Review of the Revised PUD site
plan for the northern portion of the preliminary plat shows the portions of the site
that is still within the Shorelines area, designated "Conservancy." About 15 of the
proposed lots are partly within this 200 foot shoreline boundary; however, each of
these lots has a building site that is outside the 200 foot boundary.
d. The site is located wit}iin an area of Spokane Cotinty which was removed from the
sewer exemption area on July 1, 1994 by the Washington State Health Board
pursuant to Wf1C 246-272-100. The site is also located within the Priority Sewer
Service Area (PSSA). Any future time extension requests may be affected by the
new exemption boundary; however, the project is to be served by public sewer.
21. The site is loclted within the Public Transit Benefit Area (PTBA). Route # 18, Broadway
Feeder, provides connecting service to the Valley Park and Ride lot located on University
Avenue and 4th Avenue.
l ~ • `y{ ~ ' .
. . 1
]une 14, 1995, Extension of Time File No. PE-1414-81 / Page 6
anc3 a Revised Prelirninary Plat / PUD PUDE-1-82 / ZE-92-81
22. The Spokane County Arterial Road Plan identifies Barker Road as a PIUNCIPLE ARTERIAL
and Mission Avenue as a MINOR ARTERIAL. The existing roadway widths are inconsistent
with that specified in the adopted Arterial Road Plan. In order to implement the Plan the
County Engineer has requested a 5 foot reserve strip along Barker Road and a 10 foot
reserve strip along Mission Avenue to be designated as a Future Acquisition Area.
Preliminary plat approval also required dedication of an additional 15 feet of right-of-way
on Barker Avenue and dedication of 10 feet on Mission Road. Sidewalks are required
along these arterial roads fronting and within the plat.
The Washington State Department of Transportation has recommended conditions to
mitigate impacts to the Barker Road and Interstate-90 interchange. Those recommendations
have been incorporated into this decision.
The Spokane County Engineering Department has met with the developers representative
and reached an agreement/understanding with regards to phasing and development related
improvements to Barker Road and Mission Avenue. That understanding and conditions
thereof have been incorporated into the Engineer's conditions as set forth in this document.
23. The proposed plat will be served by a public water system. Waste water disposal will be as
authorized by the Director of Utilities, which involves an approved public sewer system
with pressurized lines to the sewer trunkline south of Interstate 90.
24. Recognizing ihe conditions of approval anci Spokane County development standards,
appropriate provisions have been made to ensure the public health, safety and general
welfare and that the public use and interest will be served by plating the proposed
subdivision as conditioned.
The subdivision proposal is generally consistent with RCW 58.17 and the County
subdivision regulations, promoting the public health, safety and general welfare in
accordance with standards established by the state and Spokane County. Spokane County
Planning has considered the provision of public facilities cited in RCW 58.17.110 (2).
More specifically:
a. open spaces
b. drainage ways
c. public andlor private rights-of-way
d . transit
e. potable water
f. sanitary waste disposal
g. parks and recreation facilities
h. playgrounds
i. schools and school grounds
j. sidewalks
25. The delay in issuing this time extension is the result of (1) change of project sponsors, (2)
change of project engineers, (3) resignation of County planner assigned to this project (4)
an extensive review of the large thirteen year old file, (5) the physical reorganization of the
file (6) two reorganizations of planners within Spokane County Planning and (7) sponsor
proposed redesign of the prelirrunary plat/PUD. The review revealed considerable
confusion regarding the file organization and content of the file and a need to clarify the
record, as indicated in the above findings.
26. The applicant has requested to call the development by the name "RIVERWALK" and will
record all subdivisions by variations of this new name. This was administratively
approved.
27. May 19, 1995, the applicant submitted a"Revise Preliminary Plat and Preliminary Site
develo pment Plan (PUD) of RrvERwALK" for the e n t i r e p r o j e c t. T h i s s u b m i t t a l h a v e b e e n
proposed by the applicant to improve the design of the site plan (ie, eliminate double
fronting lots, consolidate open areas, other) and has been circulated for agency review and
comments. The proposed Final Plat Phase 1 area of the 1983 (S 1/2) Final PUD site plan
has not changed.
NOTE: To clarify the original application (see 1982 Zone Change Map 1:400 Assessor Map
stamped by L.S. Patrick Moore) and the present applicant's intent, Inland Pacific
Engineering submitted a May 25, 1995, letter with documents requesting to:
(1) eliminate the commercial lot from the "preliminary PUD" and
(2) remove that portion of the original 1981 property from the "Preliminary Plat of
Record" and the "Preliminary PUD" that was transferred to Washington State Parks
Department for the Centennial Trail, Auditor No.9112090116 daced Dec. 9, 1991.
~
' • ~ . ~ _ .
Ju•ne 14, 1995, Extension of Time File No. PE-1414-81 / Page 7
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE•92-81
28. The May 19, 1995, "Revise Preliminary Plat and Preliminary Site development Plan (PUD)
of RNERWALK" was found to be in substantial conformance to the original approvals
described in 3. and 7. above and this revised plan has been administratively approved.
Because all but the Phase 1 of the Preliminary Plat, the Final S 1/2 PUD and the N 1/2
Preliminary PUD has been revised, a"Final PUD Site Development Plan" will need to be
submitted and must be approved for compliance with the "Revised Preliminary PUD" for
the area of the proposed Final Plat prior to each Final Plat being recorded. This will allow
for flexibility in deternuning the specific and detailed design of each Final PUD of each
final plat at that time, for that market and pursuant the then existing development standards.
Each Final PUD site development plan will need to substantially conform with the
"preliminary PUD" and specifically conform with the PUD Overlay Zone standards in
affect at the time.
29. The May 19, 1995, "Revise Preliminary Plat and Preliminary Site development Plan (PUD)
of RIVERwALK" shows the applicants present development phases; however, these phase
boundaries may need to be modified as the economy, market and other variables change.
DECISION
BASED UPON THE t1..BOVE Findings of Fact and Conclusions, a three year extension of time
request for PE-1414-81 / PUDE-1-82 / ZE-92-81, "RIVERWALK" (previously "Riverway Villa)
an approved Preliminary Plat, Preliminary Planned Unit Development and zone reclassification is
hereby AP• ~ , ~~1~,!h.9 8~
The May 19, 1995, "Revise Preliminary Plat and Preliminary Site development Plan (PUD) of
RIVERWALK" is also hereby APPROVED as the official preliminary plat of record and as the
preliminary planned unit development plan.
CONDITIONS OF APPROVAL
All pervious condicions of approval shall continue to apply, as appiicable, except as specifically
amended.
SPOKANE COUNTY PLANNING
1. All conditions imposed by the Hearing Examiner Committee and a11 time extension
conditions, as amended or updated, shall be binding on the "Applicant." The term
"applicant" shall include the owner or owners of the property, heirs, assigns and
successors.
2. This time extension is approved for three (3) years until JXV , 1,,1►998. e applicant
may request another extension of time approximately forty-45) da ys prior to the above
expira(ion date.
3. Additional Extensions of Time shall not be granted unless substantial compliance with
Chapter III, Section G, of the Subdivision Ordinance is demonstrated by the applicant;
otherwise the preliminary subdivision and the preliminary planned unit development
approval will become null and void.
4. (Amend 8/5/93 Planning Condition #3. and #4.)
The "Revised Preliminary Plat and Preliminary Site Development Plan (PUD) of
RIVERWALK" stamped "Received May 19, 1995," has been administratively approved and
shall be the official preliminary plat of record and shall be the preliminary planned unit
development. This May 19, 1995 revised plan includes 9.11 acres for a proposed
commercial lot and 107.3 acres for a proposed planned unit development (PUD), being a
total of 116.41 acres (see said plan map). The PUD proposes 365 single family lots. At
the time of each Final PUD site development plan and Final Plat is submitted for each phase
they shall comply with all development standards for the approved zone classifications,
including the Planned Unit Development Overlay Zone, all as amended. (see 9. below)
Note, at this point in time, no part of the preliminary p1aVPUD have been finalized since the
original 19$2 approval.
5. (Amend 8/5/93 Planning Condition #34.)
The above May 19, 1995 revised plan shows development phases. These phases may be
administratively amended if the various agencies find that each proposed phase will provide
proper traffic circulation, provide adequate emergency vehacle access, meet necessary
utilities design and/or utiliry circulation requirements, and provide for the public health and
safety.
• 1
June 14, 1995, Extension of Time File No. PE-1414-81 ! Page 8
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
6. (Amend 815/93 Planning Condition #3.)
The "Revised Preliminary Plat and Preliminary Site Development Plan (PUD) of
RIVERWALK" stamped "Received May 19, 1995," now replaces:
(1) the "Preliminary Plat of Record" map dated November 12, 1981, as approved by the
Spokane County Hearing Examiner Committee in the Findings of Fact, Conclusions, and
Decision dated April 2, 1982, which consisted of 365 manufactured home lots and 1
commercial parcel and
(2) the "Revised Preliminary Plat of Record" map dated March 15, 1983, as approved by
the Spokane County Hearing Examiner Committee in the Findings of Fact, Conclusions,
and Decision dated April 14, 1983, which was a redesign of the 50.2 acre South portion
(S ]/2) with 178 lots, excluding the commercial parcel. This S 1I2 also being the Final PUD
Site Development Plan approved by the Hearing Examiner Committee in the Findings of
Fact, Conclusions, and Decision dated Apri1 14, 1983, is now NULL and VOID and is
replaced with the above May 19, 1995, preliminary p1atIPUD. Note, since the final plat
for Phase 1 was submitted before t}ie decision to approve the May 19, 1995, Revised Flan,
Phase 1 mav be finalized under the provisions of the April 14, 1983, Final PUD, S 112.
7. (Amend 8/5/93 Planning Condition #3.)
A"Final PUD Site Development Plan" must be submitted and approved for at least the area
of each proposed final plat prior to recording any Final Plat, other than Phase 1. This
includes the S 1/2 of RIVERWALK (previously Riverway Villa). Each "Final PUD" must
substantially conform to the above May 19, 1995, revised preliminary plat/PUD and comply
with the applicable development standards existing at the time of submittal.
8. (Amend 8/5/93 Planning Condition #4. and 6.)
The approved zone change, ZE-92-81, siiall be amended pursuant the PROGRAM To
IMPLEMENT. The project area approved for the old approved Residential Mobil Home
(R.MH) Zone with the old PUD Overlay Zone shall be substituted with the present Urban
Residential-7 (UR-7) Zone and the present PUD Overlay Zone. The project area approved
for old Commercial (C) Zone shall be substituted with the present Community Business
(B-2) Zone. The existing UR-3.5 Zone shall be reclassified as each phase of the
development is recorded as a Final Plat with the County Auditor. The reclassifications
shall be consistent with the proposed zoning approved with the preliminary plat of record,
as amended by the PROGRAM TO vVIPLEMENT.
9. (Amend 8/5/93 Planning Condition #7 and #11.)
The f nal plat(s) shall be designed substantially in conformance with the above "Revised
Preliminary Plat of Record date stamped May 19, 1995." No increase of density or
number of lots shall occur without a change of condition application subrruttal and
approval. Each Final Plat shall comply with the current development standards of the
Urban Residential-7 (UR-7) Zone and the Planned Unit Development (PUD) Overlay
Zone, as each may be amended. The proposed commercial parcel shall comply with the
current development standards of the Community Business (B-2) Zone, as amended. The
entire site shall also comply with the Aquifer Sensitive Area (ASA) overlay zone.
10. The Planning Director/designee shall review any proposed final plat and final Planned Unit
Development Plan to ensure compliance with these Findings and Conditions of Approval.
11. (Amend 8/5/93 Planning Condition #5.)
Prior to recording a final plat which includes the commercial parcel, Spokane County shall:
a. insure that lhe commercial site is in compliance with the development standards of the
Spokane County Zoning Code, as amended,
b. insure that the commercial site is in compliance with the development standards of the
Spokane County Road Standards, as amended, and
d. insure that commercial uses do not exceed those of "neighborhood" and "local
serving" type retail or service(s).
12. (Amend 8!5/93 Planning Condition #5.)
Prior to issuing any building permits on the commercial parcel, a specific site development
plan (all or part) shall be submitted to Spokane County. The specif c site development plan
will be circulated for coinments from appropriate agencies to detennine compliance with
current regulations and for substantial compliance with the approved May 19, 1995,
revised Plan and the conditions of approval.
13. A final plat name/number shall be proposed before the final plat is filed, such name/number
to be approved by the Planning Director/designee.
14. Prior to filing of the final plat, the appropriate street address(es) shall be indicated.
15. Appropriate road name(s) shall be indicated.
J
JLne 14, 1995, Extension of Time File No. PE-1414-81 / Page 9
and a Revised Preliminary Plat I PUD PUDE-1-82 / ZE-92-81
16. The final plat map shall indicate by a clear, dashed line the required yard setbacks from all
private, "Tract X" or public roads. The dedication shall contain the following statement:
Se yard and rear yard sethacks shall be detenititied at tlie time building per»tits are
~Dicated ruested unless tlrese setbacks are specifically drafted oit tltis fnal plat. Tlze setback.s
ott this plat ntay be varied frorri if proper zoning approvals are obtained.
~
17. The final plat shall indicate yard setback arc lengths on cul-de-sac lots which meet or
exceed the minimum frontage of the underlying zone of the final plat.
18. Appropriate utility easements shall be indicated on copies of the proposed final plat.
Written approval of utility easements by appropriate utility companies shall be received with
the submittal of the final plat.
19. Three (3) current certificates of title shall be furnished to Spokane County Planning prior to
filing the final plat.
20. Prior to filing of all or a portion of the final plat, the applicant's surveyor shall submit one
or more maps outlined in red of the area being finalized. The scale shall match the
appropriate assessor's map scale.
21. Spokane County Planning shall prepare and record with the County Auditor a TITZ.E
NoTICE specifying a future land acquisition area for road right-of-way and utilities. The
reserved future acquisition area Tit1e Notice may be released, in full or in part, only by
Spokane County Planning. The notice should be recorded within the same time frame as
the recording of the Final Plat and shall provide the following, if applicable:
a. At least 10 feet along Mission Avenue and S feet along Barker Road shall be
designated as reserved future acquisition area for road right-of-way and utilities, in
addition to the existing and/or newly dedicated right-of-way along Mission Avenue
and Barker Road. NOTE: The County Engineer has required 10 feet of dedication
along Mission Avenue and 15 feet of dedication along Barker Road.
b. Future building and other setbacks required by the Spokane County Zoning Code
shall be measured from the reserved future acquisition area.
c. No required landscaping, parking, '208' areas, drainfield or allowed signs should be
located within the future acquisition area for road right-of-way and utilities. If any of
the above improvements are made within this area, they shall be relocated at the
applicant's expense when roadway improvements are made.
d. The future acquisition area, until acquired, shall be private property and may be used
as allowed in the zone, except that any improvements (such as landscaping, parking,
surface drainage, drainfield, signs or others) shall be considered interim uses.
e. The property owner shall be responsible for relocating such "interim" improvements
at the time Spokane County makes roadway improvements after acquiring said future
acquisition area.
22. Spokane County Planning shall prepare and record with the Spokane County Auditor a
TITI.E NOTICE noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This TITI.,E NOTICE shall
serve as public notice of the conditions of approval affecting the proper[y in question. The
notice should be recorded within the same time frame as the recording of the Final Plat and
shall only be released, in full or in part, by Spokane County Planning. The Title Notice
shall generally provide as follows:
T1ie parcel of property legally described as ( j is tlie subject of a land
use action by a Spokane Cvunty Hearing Body or Ad»iinistrative Ojftcial on [ 11
imposing a variety of special developmerlt conditions. File No. [ J is
available for iiispection and copyittg in Spokane Courtry Planning.
23. The plat dedication shall contain the following statement for those lots located on a
temporary cul de sac/stub road:
Lot(s) , Block(s) are located on a temporary cul-de-sac/stub
road. Tlris temporary cul-de-sac/stub road may be exteiid.ed to pravide access to adjacent
property nnd/or coyinect to existing roads or new road.s crs development and/or circulation
needs dictate.
24. A plan for water facilities adequate for domestic service and fire protection shall be
approved by the water purveyor, appropriate fire protection district, County Building &
Safety Department and County Health District. The agencies will certify on the Water Plan,
prior to the filing of a final plat, that the plan is in conformance with their respective needs
and regulations. The Water Plan and certification shall be drafted on a transparency
suitable for reproduction and be signed by the plat sponsor.
. . `
June 14, 1995, Extension of Time File No. PE-1414-81 / Page 10
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
25. The water purveyor shall certify that appropriate contractual arrangements and schedule of
improvements have been made with the plat sponsor for construction of the water system in
accordance with the approved Water Plan. The time schedule shall provide for completion
of the water system and inspection by the appropriate health authorities prior to application
for building permits within the final plat. The arrangements or agreements shall lnclude a
provision holding Spokane County and the purveyor harmless from claims by any lot
purchaser refused a building pernut due to the failure of the subdivision sponsor to
satisfactorily complete the approved water system.
26. The final plat dedication shall contain the following statement:
~'e public water system, pursccant to the Water Plan approved hy county and state healtli
a~u ltorities, the local fire protection district, County 13uildirig & Safety Denartment and
w~ate r purveyor, shall be instal.led within this subdivision; and the ap,~licant shall provide
or ,?tdtvidual domestic water service as well as f re protectiorT to eaclt lot prior to sale of
e ch lot atid prior to issuance of a building perntit for eacli lot.
27. No building permit will be issued for anylot within the final plat until certified by a
Washitngton state-licensed engineer that "tlte water syste»i has been ittstalled pursuant to the
approved Water Plan for the fttal ptat, " including a signed license stamp. The certification
may be in the form of a letter, but is preferred to be certifed on a copy of the Water Plan as
a schematic map showing the "as-built" water system.
28. The Water Plan and the above conditions of approval regarding the Water Plan may be
waived by the Planning Director/designee upon receipt of letters from the appropriate water
purveyor and fire protection district stating that simple connections to an existing, approved
water system will provide adequate domestic and fire protection water to ensure the public
health, safety and general wel fare.
29. A survey is required prior to the filing of a final plat.
30. Approval is required by the Planning Director/designee of a specific lighting and signing
plan for the described property prior to the release af any building pernuts.
31. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
32. A specific landscape plan, planting schedule and provisions for maintenance acceptable to
the Planning Director/designee shall be submitted with a performance bond for the project
prior to release of building permits. Landscaping shall be installed and maintained so that
sight distance at access points is not obscured or impaired.
33. (Amend 8/5193 Planning Condition #29.)
The Final PUD site development plan shall indicate all exterior boundary setbacks, as well
as setbacks from roadways and individual lot lines.
34. A copy of the homeowners/property owners' association articles of incorporation andlor
bylaws and/or covenants and restrictions, together with any other provisions for
maintenance of common areas and facilities, shall be submitted for review and approval to
Spokane County Planning prior to finalizing.
35. The Owner shall negotiate with the Central Valley School District and the Spokane County
Pac-ks Department and submit a recorded copy of the agreement making provisions for
pubiic schools and parks prior to finalization and recording of this plat. The agreement
shall provide a written description of the subject property to which the agreement applies
and also state the dollar amount and any other agreed to rrutigating measure(s).
The Owner shall also notify any potentia] purchasers who have made an agreement to
purchase property within said plat pursuant to the Revised Code of Washington
(58.17.205), that appropriate provisions for school facilities and public parks must be made conditioned on a future agreement between the applicant/sponsor, school district, and
County Parks Department.
Voluntary agreements between the Owner and School District and Spokane County Parks
Department shall conform to the requirements of the Revised Code of Washington Chapter
82.02.
36. The owner/applicant stlall coordinate with the local Fire District and the Fire Marshall to
insure that adequate access is provided for emergency services, prior to submitting each
Final Plat phase.
37. Each final ptat dedication shall make reference to the Home Owners Association agreements
as a notice to potential lot purchaser of the responsibilities of lot ownership within the
subdivision.
June 14, 1995, Extension of Time File No. PE-1414-81 / Page l 1
and a Revised Preliminary Plat i PUD PUDE-1-82 / ZE-92-81
38. The lots or common open space shown on the May 19, 1995, Revised Preliminary Plat that
are within the 200 foot Shoreline boundary are required to comply with the Spokane
County Shoreline Program regulation. The Final Plat shall show the 200 foot shoreline
boundary. Each lot which iricludes the 200 foot boundary must have a buildable site that
meets all required setbacks (both zoning and shorelines) before it is recorded as a Final
Plat. Notes (at least 2) shall be placed on the Final Plan drawing near the affected lots and
common open space which state: The property witli the 200 foot Shorelirie boundary has
legal limitations on the use of this land pursuant vegetation and building of structures,
iricluding fences.
39. If a Final Plat is recorded with any lot partially within thc 200 foot boundary of the
Shoreline, a TITLE NOTICE shall be recorded by Spokane County Planning immediately
after recording the Final Plat with the ro_unty-Auditor: The TIT-LE-NOT-iC-E-shall-inc_lude a
statement simil-arto: Any tor's properry or common open space property within the 20~ ~
foot'shoreline boundary l:ave limitations on building strccctures (including fences) artd
Qr ha nging t11e natctral vegetation Pursuaftt tlze SPOKANE COUNTY ~'I~ORELtNE PROGRAM
egulatiol
is.
40. After t~e commercial parcel is granted B-2 Zoning with the recording of a Final Plat, the
applicant/owner should make application for a Binding Side Plan to allow for timely
division and sale of portions of the commercial site after a Final Binding Site Plan is
recorded.
SP4KANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior To Issuance Of A Buildine Permit Or Use Of The Propertv As Prooosed:
1. All previously imposed conditions are still applicable.
2. The County Arterial Road Plan identifies Barker Road as a PRIIVCIPLE Arterial and Mission
Avenue as a MINOR Arterial. The existing right-of-way widths are not consistent with
those specified in the Plan. In order to implement the Arterial Road Plan, in addition to the
required right-of-way dedication, a strip of property S feet in width alon2 Barker Road and
10 feet in width along Mission Avenue shall be set aside in reserve. This property may be
acquired by Spokane County at the time when arterial improvements are made to Barker
Road and Mission Avenue.
3. As per the original conditions of approval:
"A traffic analysis of each phase will be required of the developer and reviewed by
Spokane County prior to plat finalization. This analysis will be coordinated with the State
of Washington Department of Transportation. A trafFc analysis for each phase will serve
as a basis for the evaluation of the need for traffic con[rol devices at Barker Road and
Mission Avenue. Should the analysis determine a need for intersection upgrading, the
developer will be assessed a proportionate share for the required improvements.
4. Prior to any plat checking of Riverway Villa for phased finalization of the plat the
aforemencioned analysis shall be completed.
506 liffrerps-ccti ;nEand road improvements shall be constructed and phased as follows predicated
on an agreement reached on or about August 4, 1994, between North Idaho Engineering
and the Spokane County Engineer.
Barker Road:
Phase I: Construct Barker/Indiana intersection (Barker Road to be a 5-lane section per
the County's Speeial section for Barker Road). Provide acceleration/deceleration lanes
(sized per WSDOT Design manual), as well as inbound and outbound tapers.
Phase II: Construct Barker Road north to the Spokane River, and south to Mission
Avenue, unless built out sooner as part of Phase VI.
Phase VI: Construct Barker Road north to the Spokane River, and south to Mission
Avenue, unless built out sooner as part of Phase II.
Mission Avenue:
Phase I. Construct Mission/Clark rork (Harmony Lane) intersection. Construct north
side of Mission Avenue (per the County's Special Section for Mission Avenue) from
Clark Fork (Harmony Lane) to Barker. Provide inbound taper to Clark Fork
(Harmony Lane) intersection.
Phase III: Construct Mission/Potomac and Mission/Yukon intersections, Construct
north side of Mission Avenue (per the County's Special Section for Mission Avenue)
along the Mission Avenue frontage from the easterly plat boundary to MissioniClark
Fork (Harmony Lane). Provide inbound taper to the widened Mission/Yukon
intersection from east of the easterly plat boundary.
. , . • • " .
June 14, 1995, Extension of Time File No. PE-1414-81 I Page 12
and a Revised Preliminary Plat / PUD PUDE-1-82 I ZE-92-81
6% Conditions of Approval require that Barker Road and Mission Avenue improvements
adjacent to Phase VI are to be completed prior to issuance of a building permit for any
projects on that parcel.
7. The aforementioned phasing is a minimum development program. Changes to this
construction schedule may be implemented pending completion of the Traffic Lmpact
Analysis for each phase of the development.
8. Engineers Condition #21 of Apri12, 1982 Hearing Examiner Committee Findings and
Order required that a strip of property 15 feet in width along Barker Road be dedicated
from Mission Avenue to the Spokane River. Since a portion of this strip is not controlled
by the applicant this requirement for dedication is not applicable. Right-of-way along
Barker Road within the original approved plat shall be dedicated at the time of final plat
approval or vesting of any commercial rezone. Ir im, p rmen,ts.to~Blar,keLRoad.fr~om the
Spo c•a e River bridge o~~n~ke to71M~ission A~e shallstill be requ red with the ex~sting
right-of-way per a phasing plan to be agrced oby the dc~v~e_l'o.pern -da~_ppr,~ov~e-~d~ by the C+oLn,ny E~n~g~i~, er.
9. Regarding the May 19, 1995, redesign Plan the following condition shall apply:
(1) Temporary cul-de-sacs shall be constructed at the ternunus of Indiana Avenue, Tippi
Canoe Lane cannot be used as a public road turn-around and all other streets that provide
access to more than one lot shall also provide an acceptable turn-around.
(2) Improvements to proposed roadways shall be as outlined in the approved conditions of
approval or as amended by the overall traffic analysis currently being completed.
SPOKANE COUNTY DIVISION Or UTILITIES
1. Any water service for this project shall be provided in accordance wich the Coordinated
Water System Plan for Spokane County, as amended.
2. The dedication shall state: The Owner(s) or Successor(s) in interest agree to authorize the
Counry to place their name(s) on a petition for the formation of a ULTD by petition method
pursuant to RCW 365.94 which the petition includes the Owner(s) property and further not
to object by signing of a protest petition against the formation of a ULID by resolution
method pursuant to RCW 36.94 which includes the Owner(s) property. Provided, this
condition shall not prohibit the Owner(s) or Successor(s) frotn objection to any
assessment(s) on the property as a result of improvements called for in conjunction with the
formation of a ULID by either petition or resolution under RCW 36.94.
3. Applicant will make connection to Public Sewer System. Sewer Connection Permit is
required.
4. Plans and specifications for the public facilities axe to be reviewed and approved by the
Utilities Department. Spokane County plan submittal requirements apply.
5. The dedication shall state:
The owner(s) or successor(s) in interest agree to autliorize the Cocc,iry to ptace their
na'rr`me(s) on a petition for the forrnation of ULID by petition method pursuant to RCW
36J.94, which petitiora includes the owner(s)' property; artd further not to object by tlte
stgncng of a protest petition against tlTe formation of a ULID by resolcctiofi method pctrsualit
ta RCW Chapter 36.94 which includes the owner(s)' property. PROVIDED, this
cndition shall not rohibit th
p e owner(s) or successor(s) from objectcng to any
assessment(s) on the properry as a result of improvetnents called for iri conjccnction wit/z tlze
46 ation of a ULID by either petition or resolutiori niethod under RCW Chapter 36.94. -
6. Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
7. Applicant shall make connection to public sewer system. Sewer connection permit is
required. Plans and specifications are to be reviewed and approved by the Utilities
Department.
SPOKANE COUNTY HEALTH DISTRICT
1. Astatement shall be placed in the dedication to the effect that: "A pcrhlic setiver systefn will
bg~, made ctvailable for tlte plat and iitdividual servlce tivill be provided to each lot prior to
s~le. Use of itidividual oiz-site sewage disposal syste»as sliall not be autltoriZed."
2. The final plat shall be designed as indicated on the preliminary plat of record andJor any
attached sheets as noted.
June 14, 1995, Extension of Time File No. PE-1414-81 ! Page 13
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
3. Appropriate utility easements shall be indicated on copies of the prelirninary plat of record
for distribution by Spokane County Planning to the utility companies, Spokane County
Engineer and t}ie Spokane County Health District. Wricten approval of the easements by
the utility companies must be received prior to the submittal of the final plat.
4. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
5. Water service shall be coordinated through the Director of Utilities, Spokane County.
6. Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Department of Health.
7. Prior to filing the fiiial plat, the sponsor shall demonstrate to the satisfaction of the Spokane
County Health District that an adequate and potable water supply is available to each lot of
the plat.
8. Prior to filing the final plat, the sponsor shall present evidence that the plat lies within tiae
recorded service area of the water system proposed to serve the plat.
9. A plan for water facilities adequate for domestic use, domestic irrigation use and fire
protection use shall be approved by the water purveyor. Said water plan must have been
approved by the fire protection district and the appropriate health authorities. The health
authorities, water supplier (purveyor) and the fire protection district will certify, prior to the
filing of the final plat, on the face of said water plan that the plan is in conformance with
their requirements and will adequately satisfy their respective needs. Said water plan and
certiFcation wiil be drafted on a transparency suitable for reproduction.
10. The purveyor will also certify prior to filing the final plat on a cupy of said water plan that
appropriate contractual arrangements have been made with the plat sponsor for construction
of the water system, in accordance ivith the approvFd plan and time schedule. The time
schedule will provide, in any case, for completion of the water system and inspection by
the appropriate health authorities prioc to application for building permits within the plat.
The contractual arrangements will include a provision holding Spokane County/City of
Spokane, Spokane County Health District and the purveyor harmless from claims by any
Iot/tract purchaser refused a building permit due to failure of the plat sponsor to
satisfactorily complete the approved water system.
11. Tl'~e dedicatory language on the plat shall state:
U e of privnte well,s and water systents is prohibited.
12. The final plat dedication shall contain the following statement:
iz e public tivater systelrt, pursrcant to ihe water playz aJ~proved hy county aitd state IzealtlZ
th
orities, , the local fzre protection district, County Buildiizg and Safery Deparnnent, and
water purveyvr, shall be installed withiti this subdivisiat and the. applicant shall provide for
if,dividiial doniestic ~.~ater service as rvell as fre protection to each lot/tract prior to sale of
each lotltract and prior to issuance of a bccilding pennit for each tract.
SPOKANE CCIUNTI' DIVISION OF BUILUINGS
1. The applicant shall contacl the Division of Buildings at the earliest possible stage in order to
be informed of code requirements administered/enforced as authorized by the State
Building Code Act. Design/development concerns include: ADDRESSING, FIRE
APPARATUS ACCESS ROADS; FIRE HYDRANTlFLOW; APPROVEn WATER SYSTEMS;
BUILDING ACCESSIBILITY; CONSTRUCTION TYPE; OCCUPANCY CLASSIFICATION;
EXITING; EXTERIOR WALL PROTECTION; AND ENERGY CODE REGULATIONS. (Note: The
Division of Buildings reserves the right to confinn the actual address 1t the time of building
permit.)
WASHINGTON STATE DEPARTMENT OF TRANSPORTATION
PRIOR TO APPROVAI.OF ANY FINAL PLAT:
1. A traffic analysis shall he prepared for the Barker Road interchange and shall contain the
following elements:
a. Site Map (illustrating the complete circulation system)
b. Vicinity Map(s) (illustrating traffic distributioii)
c. Existing Transportation Conditions
1. Existing average daily traffic
2. Existing AM and PM peak hour level of service
3. Existing AM and PM peak hour turning movements
~ 4 /
June 14, 1995, Extension of Time File No. PE-1414-81 / Page 15
and a Revised Preliminary Plat / PUD PUDE-1-82 / ZE-92-81
If you have any questions, please call the Spokane County Planning at 456-2205.
pc: County Division of Engineering and Roads
Washington State Department of Transportation
County Division of Utilities
County Health District
County Division of Buildings
County Division of Parks, Recreation and Fair
Central Valley School District
Fire District 1
Welco Group Inc, 1220 1 1 Eth Ave, NE, Beilevue Wa 98004
North Idaho Engineering, W 4200 Seltice Way, Coeur D'Alene, ID, 83814
Consolidated Irrigation District
Richard Mason, IPEC, 707 W. 7th, Ste 200, Spokane Wa 99204