25538 BSP-71-99
Pro;«t SLa<<►, ,,<<1~c ENGIN~+~ER'S RCVIEW SHEE'I'
.1s 13uilt Plans Iteceivcd Binding Site Ylan File BSP-0071 "99
Etoad Plans :1pproved C'(mmpanirI n I:iles: till ll'-(1O(_0-!)1)
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Datc Submittc Dcscription Itiitials
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Stampecf Niylan to Secretary {San(ly)
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; Sta;npcd 209 I.ot Plans to Sccrclarv (Sandy)
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BEFORE
THE SPOKANE COUNTY DIVISION OF CURRENT PLANNING
. RECEIVED
IN THE MATTER OF BINDING ) FINDINGS OF FACT, F E g 0 2 2000
SITE PLAN, BSP-71-99, FOR ) CONCLUSIONS AND
DEVELOPMENT OF A ) DECISION Sppr(pNE COUPIIY ENaINEFR
MANUFACTURED HOME PfiRK, )
MIIP-2-99 )
THIS MATTER, an application for a binding site plan to develop Manos Va11ey Park manufactured
home park, from Michael Manos, has been received and was decided upon, pursuant to Spokane County
Subdivision regulations, on the 1 st day of February, 2000.
FINDINGS OF FACT AND CONCLUSIONS
1. The individual signing below has been properly delegated the responsibility for rendering the
decision by the Director of the Spokane County Division of Current Planning.
2. The proposal consists of a binding site plan to recognize one lot, 6.78 acres in size for the
development of a manufactured home park consisting of 29 manufactured home spaces in the
existing Urban Residential-3.5 (UR-3.5) zone. .
3. The proposal is generally located south of and adjacent to 4th Avenue and approximately 230 feet
east of Best Road in the NW '/4 of Section 23, Township 25 N., Range 44 EWM, Spokane County,
Washington.
4. The existing zoning of the property described in the application is Urban Residential-3.5 (UR-3.5)
established in 1991, and previously classified as Agricultural Suburban (AS) in 1963 (ZE-13-63).
Zoning in the general vicinity of the subject site consists of Urban Residential-3.5 (UR-3.5) to the
north, south, east and west of the site. Urban Residential-7 (UR-7) zoning is also located to the
north of the site. Section 14.605.020 identifies a manufactured home park as an allowed use in the
existing Urban Residential-3.5 (UR-3.5) zone. .
5. The Spokane County Comprehensive Plan designates this area as Urban. The Urban category is
intended to provide the opportunity for development of a"citylike" environment which includes
various land uses, intensive residential development, and public facilities and services (water,
sanitary and storm sewer lines; police and fire protections, and other features). The Goals,
Objectives and Decision Guidelines of the Comprehensive Plan encourage "fill-in" development in
areas currently served by a full line of public services, and also encourages the location of
manufactured home parks with direct or near access to the major arterial road systems. As
proposed, the application ,is consistent with and implements the policies of the Urban category of
the Comprehensive Plan.
6. The subject property is approximately 6.78 acres in size and is accessed by 4th Avenue. The site
currently contains two residences, both of which the application states will be removed prior to any
development of the site. The site is generally flat and is mostly undeveloped. Surrounding uses in
tlle general area of the site consist of single family residences on urban sized lots, a church and
private school, and a commercial nursery. The proposed residential use is generally compatible
with the mi:c of existing uses in the surrounding area.
7. The proposed site is located within the Public Transportation Benefit Area (PTBA) of Spokane
County. The nearest connecting services are available to the east of the site along Adams Road.
8. The Spokane County Arterial Road P1an identifies 4th Avenue as a Collector Arterial with an
existing right-of-way width of 50 feet and a planned width of 70 feet. In order to implement the
Plan, the Division of Engineering and Roads recommends that a strip of property five (5) feet in
width along the 4th Avenue frontage be set aside as a Future Acquisition Area (FAA). The
proposal will also require the construction of curbing and sidewalk, and the addition of
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approximately 8.5 to 10.5 feet of asphalt along the site frontage. As conditioned, the proposal
conforms to the Arterial Road Plan.
9. The required public notice was provided for this proposal and agencies having a potential interest
. in the project were notified and recommendations solicited. A number of written comments were
received by surrounding property owners expressing a number of concerns over the proposed use
including incompatibility with the surrounding homes, possible negative impacts to property
values, and possible traffic impacts. The comment letters received also expressed frustration with
the fact that the subject application did not require a public hearing and that Spokane County
Zoning Code procedures only require adjacent property owners to be notified.
10. The subject property is located inside the Interim Urban Growth Area (IUGA) adopted by the
Board of County Commissioners (BOCC) Resolution #97-0321.
11. The manufactured home park site development plan submitted by the applicant illustrates a 29-
space park on approximately 6.78 acres with a proposed net density of 4.2$ units per acre.
Proposed home spaces range from 4,200 to 24,433 square feet in size with four (4) open space
areas to be used for drainage and storage purposes. The proposed site development plan is
generaliy consistent with the development standards of the existing Urban Residential-3.5 (UR-
3.5) zone and Section 14.808.040 of the Zoning Code. Detailed review of a final manufactured
home park site development plan shall occur prior to finalization of the proposed binding site plan.
12. An Environmental Checklist was submitted by the sponsor and was reviewed by the Spokane
County Division of Building and Planning. The review considered specifics of the proposal, other
available information, County Ordinances, other regulations and laws, possible standard
Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and
guidelines. The Division of Current Planning has determined that "No probable significant
adverse impacts" would result from the proposal being developed and issued a Determination of
Nonsignificance ("DNS") on January 5, 2000. The DNS was circulated for review and comments
to various agencies of jurisdiction affected by the proposal. The DNS was advertised in the
newspaper to the public 15 days before the calendar comment period ended on January 20, 2000.
13. In conjunction with the conditions of approval and Spokane County development standards, the
proposed binding site plan to develop a manufactured home park is not detrimental to the public
health, safety and general welfare. Moreover, this proposal implements the underlying zoning,
Section 14.808 of the Zoning Code and complies with the provistons of Chapter 12.500 (Binding
Site Plans) of the Spokane County Subdivision Ordinance.
DECISION
Based upon the above Findings of Fact and Conclusions, Binding Site Plan Application BSP-71-99 and
Manufactured Home Park MHP-2-99 are hereby APPROVED for five (5) years, specifically until
February l, 2005, and subject to the conditions noted below. This decision is final unless appealed in
writing consistent with adopted appeal procedures.
CONDITIONS OF APPROVAL
All the below conditions imposed shall be binding on the "Applicant," which term shall include the
owner or owners of the property, heirs, assigns and successors.
SPOKA.NE COUNTY DIVISION OF CURRENT PLANNTNG
1. The proposal shall comply with the Urban Residential-3.5 (UR-3.5) zone, Chapter 14.808,
Manufactured Home and Mobile Home Standards, and other applicable Zoning Code chapters, as
Findings and Decision BSP-71-99/MHP-2-99 2
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amended. The proposal shall also comply with the Spokane County Subdivision Ordinance, as
amended.
2. The preliminary Binding Site Plan and Manufactured Home Park is given conditional approval for
five (5) years, specifically to February 1, 2005. The applicant may submit an extension of time
application at least thirty (30) days prior to the above expiration date. Application(s) for extension
of time shall be processed under the provisions of Chapter 12.100.118 (EYtension of Time) of the
Spokane County Subdivision Ordinance. If the applicant complies with the criteria of Chapter
12.100.118, the preliminary approval and conditions will be changed to reflect the adopted policy
and development regulations at the time of tne extension application.
3. Prior to recording the final binding site plan, the applicant shall submit to the Division of Current
Planning Director/designee for review any proposed final binding site plan to ensure compliance
with these Findings and Conditions of Approval.
4. The initial overall final binding site plan shall be designed substantially in conformance with the
"Preliminary Binding Site Plan of Record." The initial recording of this final binding site plan
shall show, at a minimum, the perimeter boundary of the total site. - ,
5. The applicant shall develop the subject property in accordance with the approved Manufactured
Home Park Site Development Plan. Any variations must be reviewed by the agencies of
jurisdiction and approved by the Spokane County Cunent Planning Director/desi~nee.
6. Prior to the leasing of any home space or any site development, a final binding site plan shall be
recorded with the County Auditor, which shall include a survey of the subject property's perimeter
boundary.
7. Appropriate road name(s) and street address for each parcel shall be indicated on the final binding
site plan map.
8. Appropriate utility easements shall be indicated on the final binding site plan map. Approval of
utility easements by utility companies must be received prior to recording the final binding site
plan.
9. The final binding site plan map shall indicate by a dashed line the required setbacks from all
- private and public roads. The dedication shall contain the following statement: "Side yard and
rear yard setbacks shall be determined at the time building permits are requested unless these
setbacks are specifically drafted on this final binding site plan. The setbacks indicated on this
binding site plan may be varied from if proper zoning or variance approvals are obtained."
10. Four (4) current certificates of title shall be furnished to the County Division of Building and
Planning prior to recordirtg the final binding site plan.
11. The final binding site plan dedication shall contain the following statement: "This final binding
site plan shall be developed in accord with the approved site development plan. Any variations
must be reviewed and approved by the Current Planning Director/designee."
12. A final manufactured home site development plan shall be submitted for review acceptance prior
to recording final binding site plan. The site development plan shall demonstrate compliance with
all applicable development standards of the Spokane County Zoning Code.
13. A specific landscape plan, planting schedule and provisions for the maintenance acceptable to the
Director of the Division of Current Planning/designee shall be submitted with suitable guarantee
for the project prior to final acceptance of the manufactured home park site development plan or
the recording of the final binding site plan. A strip of Type III landscaping, five (5) feet in width,
is required along the west, east and south property lines of the site consistent with Section
14.806.040 of the Zoning Code.
Findings and Decision BSP-71-99/MHP-2-99 3
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14. The applicant shall contact the Division of Building and Code Enforcement 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 hydrant/flow, approved water systems, building accessibility, construction type,
occupancy classification, exiting, exterior wall protection, and energy code regulations.
15. The Spokane County Division of Current Planning shall prepare and record with the County
Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utilities.
The Title Notice shall state the following:
a. A strip of property 5 feet in width from the existing right-of-way is reserved for future
acquisition area for additional road right-of-way width along 4t~~ Avenue. Future building
and other setbacks required by the Spokane County Zoning Code shall be measured from the
reserved future acquisition area.
b. 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 within the area, they shall be relocated at the appiicant's expense when
roadway improvements are made.
c. The future acquisition area, unit 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.
d. The property owner shall be responsible for relocating such "interim" improvements at the
time Spokane County makes roadway improvements after acquiring said future acquisition.
SPOKANE COUNTY DIVISION OF ENGTiVEERING AND ROADS
1. That conditional approval of the Binding Site Plan by the County Engineer is given subject to
approval of the road system as indicated in the Preliminary Binding Site Plan of record.
2. A Professional Engineer, licensed in the State of Washington, shall submit final road and drainage
plans, a drainage report and calculations that conform to all standards and laws governing
stormwater management in Spokane County that are in effect at the time of application for this
Binding Site Plan for this manufactured home park. Final drainage plans and a drainage report
shall receive the County Engineer's acceptance prior to release of a construction or building
permit, approval of the land action or approval of the manufactured home park site plan.
Following plan acceptance by the Spokane County Engineer or before the final Binding Site Plan
is drafted, drainage language will be drafted by Spokane County and provided to the Sponsor's
Engineer or Surveyor for inclusion with the final Binding Site Plan document.
3. The stormwater managerrient systems and roads for this plat shall be constructed and certified to be
constructed in accordance with the accepted road and drainage plans as applicable in Spokane
County regulations. If bonding is applicabie to this project, the improvements that require bonding
must be bonded for in accordance with Spokane County regulations, prior to the approval and/or
acceptance of the manufactured home park site plan and Binding Site Plan by Spokane County.
Record drawings and all construction documentation shall be submitted with the proper
certification statement for those applicable portions of the plans that may require certification and
inspection.
4. The proposed subdivision or development proposal is located within a drainage basin which has
been identified by the Spokane County Engineer's and Utilities offices as having stormwater
runoff problems. Since this proposed subdivision or development proposal is affected by or is a
contributor to stormwater flows, property owners should participate in the planning and
implementation of a future basinwide stormwater management system. 5. The following statement shall be placed in the plat dedication: "The owner(s) or successor(s) in
interest agree to join in any County-approved stormwater management program and to pay such
Findings and Decision BSP-71-99/NIHP-2-99 4
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rates and charges as may be fixed through public hearings for service or benefit obtained by the
planning, design, constructing, maintaining or operation of stormwater control facilities." The
regulations of the National Flood Insurance Program be observed since the proposed Manufactured
Home Park is affected by a Flood Hazard Zone. A development permit shall be obtained from the
County Engineer before construction or development begins within any area of special flood
hazard (reference Spokane County Ordinance 81-0726).
6. All construction within the existing or proposed Public Right of Way is to be completed prior to
filing the final Manufactured Home Park or a bond in the amount estimated by the County
Engineer to cover the cost of construction or improvements. Construction certification, "As Built"
plans and monumenting the street centerlines shall be filed with the County Engineer.
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7. Minimum street standards and traffic circulation requirements for Manufactured Home Parks are
found in Section 14.808.040(5) of the Spokane County Zoning Code and are administered by the
Division of Building and Planning. The applicant is advised that the Division of Building and
Planning may request that plans prepared for the manufactured home park be reviewed for
compliance by the Division of Engineering and Roads.
8. The following statement shall appear within the dedicatory language of the final: WARNING:
Spokane County has no responsibility to build, improve, maintain or otherwise service the private _
- roads contained within or providing service to the property described in the Manufactured Home
Park. By accepting this Manufactured Home Park or subsequently by allowing a building permit ,
to be issued on property on a private road, Spokane County assumes no obligation of any kind or
nature whatsoever to establish, examine, survey, construct, alter, repair, improve, maintain,
provide drainage or snow removal on a private road. This requirement is an shall run with the land
and shall be binding upon the owner, their heirs, successors or assigns inciuding the obligation to
participate in the maintenance of the private road as provided herein.
9. The County Engineer has designated a Collector Arterial Roadway Section for the improvement of
4th Avenue which is adjacent to the proposed Manufactured Home Park. This will require the
addition of approximately 8.5-10.5 feet of asphalt along the frontage of the development. The
construction of curbing and sidewalk is also required. The applicant shall grant applicable border
easements adjacent to Spokane County Right of Way per Spokane County standards.
10. The proposed Manufactured Home Park shall be improved to the standards set forth in Spokane
County Board of County Commissioners Resolution No. 99-0265, as amended, which establishes
regulation for roads, aFproaches, drainage and fees in new construction.
11. The County Arterial Road Plan identifies 4th Avenue as a 70 foot Collector Arterial. The existing right of way width of 25 feet from centerline is not consistent with that specified in the Plan. In
order to im lement the Arterial Road Plan it is recommended that a strip of property 5 feet in width
along the 4~h Avenue frontage be set aside in reserve. This pr hperty may be acquired by Spokane
County at the time when Artenal improvements are made to 4 Avenue.
12. The applicant should be advised that there may exist utilities either underground or overhead
affecting the applicants property, including property to be dedicated or set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding these
utilities. The applicant should check with the applicable utilities and Spokane County Engineer to
determine whether the applicant or utility is responsible for adjustment or relocation costs and to
make arrangements for any necessary work.
SPOKANE COUNTY DNISION OF UTILITIES
1. Tlie dedication shall state: Public sewers shall be constructed to provide for the connection of each
parcel to the County's system of sewerage. Uses on properties within the project shall be required
to connect to the sewer and pay applicable charges per the County Sewer Ordinance. Sewer
connection permits shall be required.
Findings and Decision BSP-71-99/MHP-2-99 5
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2. The dedication shall state: "Individual tracts shall be subject to payment of current applicable
sewer connection charges and/or general facilities charges prior to the issuance of a sewer
connection permit."
3. Applicant shall submit expressly to Spokane County Division of Utilities "under separate cover",
only those plan sheets showing sewer plans and specifications for the public sewer connections and
facilities for review and approval. Commercial developments shall submit historical and or
estimated water usage as part of the sewer plan subm ittal.
4. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the finalization of the
project.
5. Any water service for this project shall be provided in accordance with the Coordinated Water
System Plan for Spokane County, as amended.
SPOKANE REGIONAL HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of the Spokane County Division of
Utilities.
2. Water service shall be coordinated through the Spokane County Division of Utilities.
3. Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health. 4. Prior to recording the final binding site plan, the applicant shall demonstrate to the satisfaction of
the Spokane Regional Health District that an adequate and potable water supply is available to
each tract of the plat. -
5. Prior to recording the final binding site plan, the applicant shalt present evidence that the plat lies
within the recorded service area of the water system proposed to serve the plat.
6. 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 wi11 certify, prior to recording the final binding site plan,
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 certification will be drafted on a
transparency suitable for reproduction.
7. The purveyor will also certify prior to recording the final binding site plan on a copy of said water
plan that appropriate contractual arrangements have been made with the plat applicant for
construction of the water system, in accordance with the approved 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 prior to application for building permits within the plat. The
contractual arrangements will include a provision holding Spokane County, Spokane Regional
Health District and the purveyor harmless from claims by any tract purchaser refused a building
permit due to failure of the plat applicant to satisfactorily compiete the approved water system.
8. A public sewer system will be made available for the plat, and individual service will be provided
to each tract prior to sale. Use of individual on-site sewage disposal systems shall not be
authorized.
9. The final binding site plan shall contain the following statement: "A public sewer system will be
made available for the plat, and individual service will be provided to each tract prior to sale. Use
of individual on-site sewage disposal systems shall not be authorized."
Findings and Decision BSP-71-99/MHP-2-99 6
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10. The final binding site plan dedication shall contain the following statement: "Use of private wells
and water systems is prohibited."
11. The final binding site plan dedication shal[ contain the following statement: "The public water
system, pursuant to the Water Plan approved by County and State health authorities, the local fire
district, County Division of Building and Planning, and water purveyor, shall be installed within
this binding site plan, and the applicant shall provide for individual domestic water service as well
as fire protection to each tract prior to sale of each tract and prior to issuance of a building permit
for each tract."
SPOKANE COUNTY FIRE DISTRICT NO. 1
1. The Spokane Valley Fire Department will require the installation of two new fire hydrants at
the following locations:
1. The southeast corner of the unnamed road and Rees Lane.
2. The southwest corner of the unnamed road and Calvin Lane.
APPROVED TH:IS lst DAY OF FEBRUARY, 2000. MU
TAMMY JO S
Associate Planne
Pursuant to ESHB-1724 and the Board of County Commissioners Resolution No. 96-0293, this document
is also considered the Notice of Final Decision and Notice of Right to Appeal. This administrative
decision and SEPA determination is final and conclusive unless within fourteen (14) calendar days after
the decision is issued, a party aggrieved by such decision files an appeal with the Spokane County
Hearing Examiner. The appropriate appeal application and fee information can be obtained from the
Division of Current Planning. Upon receipt of a complete appeal application, a public hearing will be
scheduled. .
This decision was mailed to the Applicant on February 1, 2000. The appeal closing date is February 15,
2000.
The complete record in this matter, including this decision, is on file with the Division of Cunent
Planning, First Floor, Spokane County Public Works Building, 1026 West Broadway Avenue, Spokane,
VVashington 99260-0245. The file may be inspected during normal working hours, listed as Monday-
Friday of each week, eYCept holidays, between the hours of 8:00 a.m. and 4:00 p.m. Copies of the
documents in the record will be made available at the cost set by Spokane County.
c: S ~n wn ~ 'v'sion o ~n,~, ~i a11 ' o ds
Spokane County Division of Utilities
Spokane Regional Health District
Spokane County Fire District No. 1
Board of County Commissioners
Michael Manos
Eugene Fisher
Ronald & Sharran Smith
Lawrence & Violet Bruce
Dick & Janet Girts
Pat & Lois Signorino
David & Marci Noel
Fritz Emmerich '
Louis & Margaret Kirschbaum
Juie Shefl:o
Findings and Decision BSP-71-99/NIHP-2-99 7
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UNtSfUN (}l, liNG1NGGIZWG ANU IZUAUS A ll1VIS1t)N OF'1'f Ili I'UUI,IC WOKItiS DliI'Alt7 h1E.NT `
William A. Joh«ti, I'.1s., C:c3uilt}' En};inccr
~ EM.lil \I" 1~0 PA.R FEES
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tu llic folluwiug: l. IZ6111111iI'SC Spukanc Couiity l'ur pro,jcct rcvicw ancl insprctiuil Cccs as spec:iCic:ci iil Chztlitc;l• 1.14 c?i'
111C SI)uk.1110 COutIly COclc. 'l'lIc Iecs will bc ba;;cd oiti actual salary co5t5 i«currc.•d by Spokane
Councy i'ur pj•ujccl cevicwti auci / ur inspc,•cciUns pltis a tcll pcrceiil aclmiilislrativc chargc:, ancl wili
be billecl niontlily as accruccl. Aily billing aIl1C}11111S {.IttC, icIcliicliiig ai1y cxpccjses irictirred in iIic
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IIIIIlg. II., rl pI'OjCCI l5 approvcci ancl/or l~ilccl with a balancc slill uwing, tilc unpaid bai;lI1CC shall be
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2. 'L'he uticlcrsigiiecl agrees lliat (liese ('ees <<rc clue ancl payable upun rccc;ipt ol' tlic: bilIiiig as speci1'iccl
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3. Aii}' ll'IYUIL'CS nol paic1 witliin 30 clays oi' the izivuiee daee will be cotasidcreti tlclincIuc;tlt. lk'
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no IUfl11CI' I'CVIt'14's of ttic projcc< <locuniciics will bc c:uiicJuctecl Liiitil tlic cnlirc accotItit b<<laiicc iti
p.iicl, Aiiy balaiicc on the accuuut ('or cliis project iial paic1 witlyiii 65 clays of LIic; invoicc; datc iiiay
result in lebal accion or the initiatioxa of other collectioil pcoccclures, inciucliiib re('erral to a
cullcction agciicy. '1'tic Sponsoi- Nvill be liablc ior <uny aiicl a11 cxpciiscs incui-rccl by the Cutiiicy i'oi•
(lic cullccliuii of ovcrclue accouiits.
41. "l'hC n10iillil}! billing sliotilci l}e scnt tu the alicn(ion of:
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1 unclecstaiaci tliae I'ciilurc lo p<<y illesc fccs inay result in clclay ili complction or approval ol' tlic pruject oi. utlicr
possiblc saiictioiis.
❑ If tlii5 l*cc agrccnlcn[ is coiizplete:cl liy soiiieoiie olliei' llliill che Spotisur (i.e., tllc proje;cl owiZer c>r a
pI'lllt;lf)al in ilic flI'l11 sponsoritig the projec(), suc1i as the L'l1b1f1L'C'.1' CJt'S7g11111g ilic pru.jccl, tlicn
writteii aUtIl01'1'LiillOll f'roiil the SpUI15(71• specificully autiiorizitlg the Ageiit to eticcutc lhis Fce
Agi'ecniciit is <ileachecl tU tliis Fec: A6rccmeiit.
S[GNl1"I'URL 43y:
(l'1tlN`I' NAME)
RL'I'tlltN 1'I?j.1,01-i' (:UI'1' TU SI'OKAI\F, Ct)(iN'1'Y I?NC;IiVLLItS
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1026 11' liroaclwo}' t1N-c Spul:aj3e WA 99260-0170 (509) 477-:30()0 Fr1X: (55(}9) 477-2243 'l'iM: (5()9) 324-3166
~
Pre-Design Meeting Notes
Spolzane County Engineers Office
65P 1l
Project Name: &W I~~1h4G Project Number: -W2-f
Project Sponsor: A!.(Lc- 0"5
Sponsor's Engineer:
Design
~
-
Firm: 6W f-~, Engineer:
Meeting Date: 2 W OD Meeting Time: /U ^
County Staff Present at Meeting: n PfVq
,
Other Meeting Attendees: .
M116 ~S 6u3~
name/representinl namelrepresenting
name/representing nameJrepresenting
The Following Items need to be Discussed w/ the Design Engiaeer
General Items
1 a. List certain special requirements listed in the Conditions of Approval, EIS, or MDNS. This is
not an all-inclusive list. The Engineer and Sponsor is responsible for adhering to all Conditions and
design criteria.
~3 Tc" e-VM~~CAi),4 Or ~st~~~ ~u ~~n~~ ~►~~t~s
~ description reference
description reference
description reference
description reference
1 b. Does the Engineer have a copy of the Examiner's/Staff Conditions of Approval?
,
2. Include Standard Plan notes in the Road and Drainage Plans.
1 -J'C
Pre-Design Meeting Notes for Project: Page: 2
Spokane County Public Works
Road Plans
l. Road Classifications and Design Criteria.
#1 #2 #3 #4
Street Name
Classification
Roadway Width, W
Minimum right-of-way width y ~ FurL`z e
see note (1)
,
Min. Horiz. Curve w/ super
Min. Horiz. Curve w/o super
General Land Slope/Terrain
Design Speed, mph
,
Curb Type & Clear Zone
(see Sec. 3.15)
Sidewalk required? (yes/no)
Note (1) Additional right-of-way may be given ~y the Sponsor.
~
Discussion: 5'~L ' "Df ArP Ib *6 &1-- GxVA- ~ 44,C.
1{cR'~~1~-
Ll-'t %V~z TH
2. According to the Design Engineer what is the maximum number of units which will have
access from a single roadway? What is the max. allowed per Sec.1.03?
Lq Ou'a° tAA
3. Minimum intersection spacing is 300' for along a Principal or Minor Arterial (per Sec. 3.04),
and 150' for a Collector or Local Access street. What spacing is provided for this project?
t5v
-
,
Pre-Design Meeting Notes for Project: Page: 3
Spokane County Public Works
4. Are any off-site slope easements needed, or off-site right-of-way acquisitions needed? If so,
describe. i~
~
5. What type of turn-arounds are needed? (i.e. cul-de-sac, hammerhead, etc.)
~
Street Name Turn-around Type Location
6. Road Surfacing Requirements (Sec. 3.16)
a) What method in detennining road surfacing requirements does the Design Engineer propose
to use (i.e. AASHTO Design Method, County thickness table, or other)? AA$f"-
b) Provide the Design Engr. a copy of the Soil Sample Procedures, Design Report Format &
Alternate Pavement Design Table.
7. Does the Engineer plan on applying for any Design Deviations? If so, briefly describe below.
Please note that approval of all Design Deviation's must be obtained prior to construction
plan submittal.
Storm Drainage - toxi(i- Vok-
)
1. Basin Map
a) Did the Design Engineer bring to the meeting a basin map? . If so, does the basin
map show topography and sufficient information to be useful? .
b) Does the basin map depict any contributing off-site runoff flowing onto the property?
Does it appear to be correct? . If not, explain.
c) Is a site visit needed to verify the basin limits? Schedule for: .
{Note: Concurrence with County Engineer's on basin limits is required prior to plan submittal.}
2. Is the site located within the Aquifer Sensitive Area (ASA)? What type of water
~S r
quality treatment is proposed by the Design Engineer? Wq
1
' - -
Pre-Design Meeting Notes for Project: Page: 4
Spokane County Public Works
3. What subsurface investigations, if any, are needed with this project to make sure the
proposed disposal process will function as planned.
4. Are there downstream conditions which will affect the design of drainage facilities. If so
describe possible mitigative measures. 5. Is maintenance access provided to each GPA swale or drainage pond? If there is something
unusual, what requirements were given to the Design Engr.?
6. What does the Developer/Engr. propose for providing for perpetual maintenance of the
drainage facilities? Please briefly describe proposed mechanism, and what is needed to
accomplish tlus.
` ►.s~ ' T~ C~►►~P1~t' w~~c ~ .
~
7a. What Design Storm(s) should be used in the course of analysis (i.e. 10-yr, 50-yr, etc.).
7b. Is a Detention or Retention system proposed? Please describe.
8. Are Erosion Control Measures required with this project? If so, briefly describe applicable
requirements.
. .
9. Is a second Pre-Design Meeting needed? 100
f~\ l /
• \t y Pre-Design Meeting Notes for Project: Page: 5
Spokane County Public Works
List of Documents Provided to the Sponsor's Engineer:
a) De,-US~v*)
b) CLPH 1~~ ~ucW~
~
c) 5(,*,u~fw a&;ZKu.z
d) -17'T"D AM3
e) ~6.<~4N r,~,1W4PcP1 pJsP-rµ
Any easements needed outside of the plat boundary, for drainage or other, are to be acquired prior
to road and drainage plan submittal. The Sponsor or Sponsor's Engineer shall provide separately
a legal description and Title Commitment (or similar proof of ownership) of the affected parcel(s)
for proposed easements.
The Submittal Checklist, completed and signed by the Sponsor's Engineer, shall be provided with
each plan submittal.
Note: Provide a copy of this completed document to the Design Engineer at the end of the pre-
design meeting.
filename: PreDesign meeting
Appendix B
Staedard Notes for Construction P'lans
The fuilowing staodard notcs are to be included in a road and clrairtage plan set, for privatiely sponsared
develogments. These -nates are applicable to both public and private roads.
1} All work and tYtaterials shall be 'm confornaance vvith t;he "SPOKANE C JUNT1' STANDARDS
FOR ROAD A.ND 5EWER CONSTRUCTIQN" 1995, and as arnende.d.
2) Locgtions of ex,isting u#ilities shovvn in the plans are approxitnate. The Contractar shall be
responsible for lvcating a11 underground utilities. Any ccanflicting utilities shall he relocated priot
to canstruction of raad and drainage facilities.
3) The Cantractor is required t+o have a complete set of the accepted road and drai.nage plans on the
job site whenever construction is in progress.
4} If the Contractor discnvers any discrepancies betwe.en the plans anti existing conditions
encountered, the Contractor shall immediately no#ify the Design Engineer and the 5polcane Caunty
Engineer's O#fice.
5} Far canstruction of drywells, install filter fabric (Amoco 4545 or appraved equivalerrt) betvveen the
drywell barrel and the washed drainroclc,, and beriween the washed drainrock and, the native soils.
6} Prior to site construction, the Contractor is responsible for looating ur~~erground utilities. Call the
u,nderground utiliiy locatian service at 456-8000 bef.ore you dig,
Sutmlemental Notes, V4hen AtDvlicable
7} For any curb grades less than 0.5% (0.005 f1ft), aWashington State-licensed Profmional Land
Surveyor shalr verify that the cuxb forms are at the girades noted on the approved plans, prior tn
piacement of cu,rb material. The Contractor is responsible for arranging and ccxordinattng work
with the Pr~fessional Land 5urveyor.
The Contrac#or s'hall emplay a licensed surveyar to verif.y that the cross-gutter forrrts are at the
correct plan grade prinr tcr concrete placement. The cross-gutters shall be constructed prior to
paving, and the pavernent shall then match the edge of cancrete gutter.
Use note #9 wherever GPA swales are used•
9} The floor of aGrassed Percnlation Area {GPA} swale includes the level partion nf the -floor of the
svvale, and the side slapes of the swale up to the GPA +overflow elevatian or top of drywe1L The
soil located in the floor of the CPA swale shall be a medium tn well-draining material, with s
minimum in~tltratiorr rate af 0.5 inches per hour. The Engineet` shall provide a wri#ten statetnent
vvhich verifies that all GPA swales con-form to this requirement. This written statement sha11 be
subrr.titted #o the Spokane C4unty Engineer's Offce prior to installing finished landscapinglsod and
prior to final a.cceptance. The swale floor material shall be installed to a native soil stratum which
also meets or exceeds this minimum percn}atinn rate of. 0.5 inches per hour.
• ~
Notes ER] through .LR4 are to be inclarded in the plan set whert erasinra controlfacilfties are required or
incorporated into ihe plans.
ER1} An Erosiar/Sedimentation Cantrol(ESC) plan is required far this project. Implementation of the
ESC plan, and construction, maintenance, and upgrading vf the ESC -facilities are the responsibility
of the Developer until a11 constructiQn is completed and accegted by Spakarie Caunty, or until
vegetation is estabNshed throughout the site, and accepted by Spokane County, whichever is later.
RR2) Approval of the ESC plan does not constitute approval of a.ny of the prnposed road, storm
drainage, grading or utility design elements showrt on #.he ESC plan.
ER3) The ernsionfsedimentation control rneasures shovvn are the minimum requirements far the
anticipated site conditiorrs. The Contractor shall inspect and main#ain these ESC measures daily,
and shall mairrtain and upgrade tltese measures as necessary to prevent sediment-laden water frarn
either flowing off the site, or into newlexisting storm drainage .facilities, s~~h as drywells, culverts,
ar gravel galleries.
ER4) The Contractor1Develoger is responsible far instalfing Rock Construction Entries at any and all
loeations used to enter ar exi# th,e projeet si#e.
ER5} Geotextile fabric is to be placed an the rims nf drywells, catch basins and dnlets until such tirne the
vegeta#ion on the site is esta6lished and the threat of sediment deposition into the drainage system
is mitigated.
0
~ /
,
•
Submittal Checklist
for Road & Drainage Projects in Spoltane County - Plats/Short Plats
This Submittal Checklist i,s to be completed arid signed by the Sponsor's Engineer, and included with each plcm
submittal into the Spokane County Engineers Office. If this form is not fully completed and signed, do not
submit plans and calculations to Spokane County for review and acceptance. Incomplete submittals will be
returned and will cause unnecessary delays for your client.
Project Name:
Spokane County Project No. Date:
Project Engineer: Phone:
Project Sponsor: Phone:
A. Preliminary Process
Prior to Submittal of Road and Drainage Plans, the following events are to have already occurred:
(By checking each item offshown below, you are stoting that you have verified these events/items have been completed)
0 ~ Adoption of a Hearing Examiner's Report for this long plat, or a Planning Report for this short plat.
0 ~ At lea.st one Pre-Design Meeting has been held with County staff at the Engineers Office.
0 An "Ageement to Pay Fees" has been signed by the project sponsor, and submitted to the County
Enginaers Office.
0 A Chanrielization Plan (e.g. signing and striping plan) of public roadway improvements, has been
coordinated and discussed with the County Engineers OfFice. ,
B. Road and Drainage Plan Submittal
The items listed below are to be provided as a minimum with a road and drainage plan submittal. Additional
informarion may be required to demonstrate that the plans meet all applicable standards.
(By checking "yes " for each item shown below, you are verifying that these items have been completed and are included
in this submittal. For arry box checked "n/o", a written justili'cation of any omissions at the ertd of this section is
required.)
Item Description
0 yes Road and drainage plans, two print sets. (Certification statement on cover of plans)
0 yes Each Plan Sheet of record is signed and dated by the project sponsor.
0 yes The road and drainage design meets the requirements of State law, WAC 196-27 regarding
"conformity with accepted standards"; that is, the design reflects the "state of the practice"
for the proposed concept.
0 yes The plans, Drainage Report, basin map(s), and any other calculations are stamped, signed
and dated by an engineer licensed in the State of Washington.
0 yes 0 n/a Drainage Report, two sets. To include: basin map(s), time of concentration routes in basin
map, and Certification statement on cover of report and basin map.
0 yes 0 n/a Geotechnical Report, one set. (Include all soil test pitlboring logs.)
0 yes 0 n/a Structural Pavement Calculations, one set
0 yes 0 n/a Cross-slope grade calculations for road widening projects.
%
~l.
t fi
0 yes 0 n/a Maintenance Manual and Sinking Fund calculations for drainage facilities located outside of
County road right-of-way.
0 yes 0 n/a Written explanation of who/what entity will be responsible for maintaining drainage facilities
which are located outside of public road right-of-way, and that the plan is acceptable to the
County Engineers Office.
0 yes 0 n/a Channelization Plan, or signing and striping information provided in the road plans. To be
included in road and drainage plan set.
0 yes 0 n/a I have read the Hearing Examiner's Report (long plat), or Planning Dept. Findings and
Condidons (short plat), for this project. The design meets the conditions in the report.
0 yes D n/a Copy of Approved Design Deviations.
0 yes D n/a Fire District Approval, for private roads.
D yes 0 n/a Lot Plans. Required for any lots with drainage easements and which froat a public road, or
for lots which receive and treat runoff from a public right-of-way.
0 yes 0 n/a Any applicable State and Federal permits have besn obtained. (i.e. HPA, JARPA, etc.). For
Permits with conditions, a copy of the permit and conditions are included in the plan
submittal.
0 yes 0 n/a Inspection Agreement between the sponsor and its engineer. ,
0 yes 0 n/a For off-site easements to be granted to Spokane County, the following items shall be
included: legal description, exhibit, and proof of ownership.
0 yes D n/a Erosion Control Plan, required for "Major Land-Disturbing Activity." To be included in the
road and drainaUe plan set.
Explanation for any items listed above which are not included in this submittal:
(Note: ao insufficient justification of why an item was not included in the submitted, or incomplete documents, may result
in the submittal being returned without review or without acceptance. Provide attachments if necessary.)
By signing below, the engineer is stating that the information provided in the submittal is complete, that the
information provided in the Submittal Checklist is accurate, and the plans and calculations are in accordance with
the Spokane County Standards for Road & Sewer Construction, and the Guidelines for Stormwater
Management, except where an approved Design Deviation allows otherwise.
Engineer's Signature: Date:
Engineer's Name:
(please print)
If there are any questions about this form or appropriate procedures, please call Development Services,
Spokane County Public Works, at (509) 456-3600.
For Spokane County Use Only
Submittal No: County Plan Reviewer:
0 Accepted in for Review or Construction
0 Returned to the engineer without review and/or acceptance, See attached letter of explanation.
Processing Date:
Submittal Checklist 2
Spokane County Fublic Works; April 29, 1998
ODETERMINATION OF NONSIGNIFICANCE (DNS)
- WAC 197-11-970 and Section 11.10.230(3) of The Spokane Environmental Ordinance
FILE NUMBER: MHP-2-99 / BSP-71-99
DESCRI_PTION OF PROPOSAL: Manufactured Home Park Site Development Plan and Preliminary
Binding Site Plan to establish 29 manufactured home spaces on approximately 6.78 acres in the
existing Urban Residential-3.5 (UR-3.5) zone.
PROPONENT: Michael Manos, 14409 E. 6th Ave., Spokane, WA 99216 (509) 928-9628
LOCATION OF PROPOSAL: The site is generally located south of and adjacent to 4th Avenue and
approximately 230 feet east of Best Road in the NW '/4 of Section 23, Township 25 N., Range 44
EWM, Spokane County, Washington.
LEAD AGENCY: Spokane County Division of Current Planning
DETERMINATION: The lead agency has determined that this proposal does not have a probable
significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not
required under RCW 43.21C.030(2)(c). This decision was made after review of a completed
Environmental Checklist and other information on file with the lead agency. This information is
available to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 15
days from the "Date Issued." Comments must be submitted by January 20, 2000.
RESPONSIBLE OFFICIAL: Tammy Jones, Planner, for Deputy Director
Spokane County Division of Current Planning
1026 West Broadway
Spokane, WA. 99260 (509) 477-7200
DATE ISSUED: 2000 SIGNATURE:
I l1
A►PPEEiL: This determination may be appealed up to and including the appeal deadline of the final
decision on the proposed action. Contact the Division of Building and Planning for appeal procedures.
This DNS was sent to the following agencies:
Washington State Department of Ecology (Olympia)
Spokane Regional Health District
Spokane County Fire District No. 1
Central Valley School DistrictNo. 356 ,~ft ~a,~,~~~.,,,r,
Sp~ol.a~e C~o.u t~y``vii.o-n~o IE~nY ineerii ncg a~nd ~s- r~ ~~~spor-ta~'ion Engineer~ng, P ~
Spokane County Division of Engineering and Roads-Development Services, Bill Hemmings
Spokane County Division of Utilities-Stormwater Utility, Brenda Sims
Spokane County Division of Utilities; Jim Red
Spokane County Division of Long Range Planninb
Spokane Transit Authority; Christine Fueston
Vera Water & Power Company