26155 PE-1880 CAELEN PLACE
FROM ANGLE DIST NORTH LAST TO
P1880 CAELEiV F'LACE F`ER RGS E2-67 7-17-2001D. ~ER"i ❑
AU7Ci I NVFRSE
S°I"ART 1 ~OVI. 0000 1000. ~~0cq 1
I INV S 89 41 OO.wO W 449.7900 997.5141 5bo.21269 ~
2 INV N 0 Oc 54.00 E 662. 3400 1659. 8539 a~',i0. ?°856 3
3 INV N 89 24 l2m 00 E 14`I. 68210 1661.3918 698. 4tj76 4
4 TN1f S 81 40 06.00 E 302. 990+~ 1617. 4676 998. L::498 5
5 INV N 89 41 00.00 E 1.7500 1617.4973 999. 9998 6
6 Ih! V t-, 0 OL) 00.00 ~ 617.5000 999.9973 999.9998 7
T LAT & T~EP 0.0027 0. 000L
7 HCLC35E N 4 50 SO. 19 E 0.0027 1000. ~ot4io 1000. 0000 1
PREC = 1 TO 796162 Rrea = 291077. 80 sq ft 6.68223 ac
FRC'lM F3NGLE DIaT NE]F°i"H EF1ST TO
EXCEF'°f I C]N
AEJTC] INVEfdSE
STARl" 1000. 0000 1 000. 0000 A
1 INV S 89 41 00.00 W 419. 7$00 997, Ca799 580.2264 13
a INV [V 0 02 54.00 ~ 250. 0000 1247. 6799 5800 43"T3 9
9 INV N 89 41 00.00 E 419 , 5Tti+O 1449. 9g68 lo~'~0. ~~09 10
io INV s 0 Q~~ OO. -LAsLt E 2~~'.e0. 0000 999. 9988 1000. ~LAetg 11
LAT & DEP 0.0012 -0. 00sc`t9
11 HGLOSE N 35 40 34.17 W 0. 001 5 1000.0000 10~.10. 000~.'1 1
PREC = 1 T❑ 870677 Ar•ea = 104916.73 sq ft 2.40856 ac
FROil ANC`,LE t7 T S i NC3RTH E14S"f' 'TO
CALCi..fi..AfED PLAT BOE1N£3RY
ALJTC INVEFcSE
S7ART 1w,53. 831a0 550. 527,.r 12
fL INV s 0 02 54. 00 I►J 356. 3200 997. 5141 550. 2269
I NV N 89 41 00.00 E 30.0000 997. 6799 560.2264 8
8 INV N 0 02 54.00 E 250. 0000 1247. 6i'99 580. 437,3 9
9 INV N 89 41 00.00 E 419.5700 1249. 9988 1000. ~009 10
10 INV SV 0 00 OsPa 91 C 362• '79vS"7 1612.4921 1Y+00• K.'06LL+ 30
30 INV S 89 41 00.00 l+l 2.1000 161~'... 4~~5 ~)97. 9060 29
29 INl? N 81 40 06.00 LJ 302e 9800 1656.3833 698. k2-3T 28
28 INV S 89 24 12.00 W 97.5700 I65...aW 367: 600. 5b{3O 27
}~ADI AL N 0 35 48.00 W
13EL7A 89 21 1 8. OOLT
RAI7 IU5 20. 000fh
TAN 19.7761
L-ARC .s i . 19LAB
RF3T3I AL IV 89 57 06.00 W
RP 1635.3663 600. 767'3 26
27 CHORD S 44 43 33.00 W 28.1246 1635.3852 550. 7673 25
TAl`iCdPT 5 0 02 54. Oet W
25 I NV S 0 02 54.00 W 1l7. 7'300 1457.6552 580. 6174 24
FiF1DiAL 8 48 38 19.00 45i
DEL.TA 31 59 1 9.00LT
RA~ IUS 20.0000
TAN 5.7328
L°°ARG 11.1661
RAL7IAL S 16 .,~9 00e 00 W
RF' 1470. 671 4 595.6285 w,3
24 CHORD 57 21 20d 50 E 11.02117 1451. 709c) 559. 8980 L~2
TAhl@PT S 73 21 00.00 E '
RADIAL N 16 39 00.00 E
J
TAN 253.204
• RAD I uS 50. oov)
L-AF'iC 137.563
~
RADF AL 5 5 41 27 . 00 E
RP ~ 1403. 8063 575.5718 ;Rl
22 CHC]RD S 5 28 46.50 W 98.1055 1354.0527 580.5298 20
"fAN@PT S 84 18 33.00 W
20 I IVV 6 0 02 54.00 W 01.25 1353.8027 580.5296 19
19 I hJV IV 89 57 06.00 W 30.0 0 1353. F3280 550. 5296 1 a
LflT & DEP 0.0060 -0. 00v2
18 WIrLVSE 1V 17 45 55.03 W 0.0 64 13Jrd. 8340 550.5275 12
F'REC = 1~i fJ 345855 ArYea = i i~s~. 9~ sq ft 3.93340 ac
ERROR:Inva1Ld Comm~nd: Opr.
FRi7M ANGLE DT ST NOR7H EA5T TC1
START 1353.8340 550. 5275 12
FRC7M ANGLE I7I Sl" N47Rl H EAaI T'~'1
PLA~'i BC3UfVF3R'Y -
AUTO INVERaE
STAR°4` 1353.6340 550. 5,?75 1:
1 -:11 INV ~ 0 I-Z) 2 54.00 W 356. 3200 99?0,.~~14 1 5a0. 2`69 1'_
21 INV N 89 41 00.00 E 30.0000 99"l0 6799 580. 2264 a
a INV fiJ VJ 02 54.00 E 250.0000 1.247, 6799 580. 4373 9
9 k NV N 89 41 00.00 E 41 9. 5700 1249. 99$8 1000. 0009 10
10 I itlV 1V 0 00 00.00 E 36a. 5000 16 12. 4988 1000.0009 43
4,.:, I iV4' y 89 41 00.00 I,J 2.1000 1612. 4871 997.9009 44
44 INV N 81 40 06.00 W 302. 9800 1656. ;3899 698.1186 45
45 T IVV S 89 24 12.00 W 97.5700 1655. 2.7~8 600. ..s5.?.9 46
RAiJ I FIL N 0 35 48.00 W
L3ELTA 89 21 1 8. ~OLT
RADTUS 20.0000
TAN 19.7761
L-RRG .a 1. ~ ~08
RF11~ IAL. N 89 57 06.00 W
RF' 16..~ a. 374'~ 600.7622 4°7
46 CHORE3 S 44 43 33.00 L,! 28.1246 1635.3916 580.7622 48
I P'lN@PT S 0 02 54.00 W
4GS i IYY s 0 02 54.00 ri 177.7200 1457.6716 580.6123 49
RADlAL S 48 38 20.00 W
DELTA 31 59 20. OOLT
RADT US 20.0000
TAN 5.7328
L-AftC 11.1662
RADIAL 5 16 39 00, 00 W
t RP 1470.8879 595a E.235 50
49 CNi..FRD S 57 L"?A 20r E 11.0218 1451.7a64 589.6930 51
' ~~N@P~ S 73 21 00T 00 ~
RA}~ ~ AL N 16 39 00b 00 E
L]ELi"A 157 39 ;:i.:r. OORT
. RF1QILfS 50. ~OIZFO
TAN ' 253.2045
L-ARC 137. 5836
RADIRL.. ~ 5 4 i 27.00 E
RP 1403. E1228 575. 5666 52
51 CH~~~ ~ 28 46.50 W 98.1055 13b4. v1&92 ..~1$0. 52'[F$ a..S
TF11S1@PT 6 44y 1$ 33.00 krJ
z'~'.r, I hIV _ 5 0 ~`0c: 54.00 W 0.2500 1353.8192 580. 5~46 54
54 INV h1 89 ~7 06. 00 W 30.0000 1353. 8~'+45 550. 5`4£a 55
L'A1'~&~DEF' -0. 01 05 0.0029
55 HCLO5E 5 15 17 iE E 0.0109 135, ~40 550.5275 12
= I T❑ 202586' 1Y^ea ° 171.542. JJ sq ft )3.'~48 dC
PE-7880-00
Preliminary Plat
i
~ GOQbVFEW ADL
MAIN A
8 ~ ~ ~ N[av'~rrre rneol° -AVEF s '
~.Fr 3v ar " ~ • +F.+lrpy~ ~ ' " f T3P~y ~ _ ~
9C' `~ff7' n~
d0' - ffiSk7&#pC
r _ _ " - - - - - ~ ~ i""- RClP'+tA9r
~a T `
1c►ss
ar i
q~~ Fr 30 SQ FT R4A6~7 a ~ s
---t°-°---- S9kr
ci . J av W - :::~;:-:ZZ - SC~'r 1
_ . .1 ~ L. 3tlv ~ ' ' - - ~ _ _ Uli~~ J
g ~ 3 ~o - - - i - - - - - - ° y _ _ PARG~t B' PAfiM
~j " ~ i atan ,r `~ea.~.y~ 22.PAGE
IM A087TIOUV sv fT
UR-2 5 ~7 ~ ~:°'s~►a+~r ~ . ~ ~ r+" -pM ~
30 F7 12
. Z2 ACFWS
1}}
ro 2r Tr
r Sc'Fr
ICI
~ j
~ rtoaosa ~r
" 4 MM ~
~
~a~ncv~w ..r,ar q
. ~
f
~ I
PARCEL Vf
~ Fros eoOK 43; pacE 67 ~ f fras BOOrc r~ PA
I
I
~ I
!
~ aw Cox SURVEY
v4ayr~ IM.lP l►UCE
¢u $
Sw C9RrlER SEC. $ Sr1Mi:~,IE AYENLlG ~
Ah25-M E.wY
~M #33s PACf 1 f*03
r
12/(}$/00 PfelifTilndPy Pl3[
lo~
_i~ - M,s.Qan
~ ve ' t
~ ~ `~+ss on =
ce 13
~ ~
en s~anr
m ~
~n aN o
a p ive
on
vt^^y~ ~ `d~~ ~
~
~ ~ ~ 3rd
1 ~ n
dt
~
v~ ~Y
~ pvt. ~
~-.o
° ~lfeY ~
st~ ~
' en $N gat, ~ 7~
~a
I-lb
13►~► A~ut t3
~ -24I
th Gp
m3P
~ ~~~g100
le 1 ~ ~ 125t? ft ii~~~
Sca
FEB-11-02 02;22 PM PANEL.DUiLD.SYST 4676011 P.61
~
l'(S Greg Qaldwlly
rom. I vd r as [cy
{ areg,
F=a~~i bi i A shows access to Lot 10 cari7i ng ofl'tii e mi dc1[c uf the ncw
ctil-de-5ac The fleariijg Examiner watyls landscapia7g, arnurtd tije end of the
ctil-de=sac, pitis thc acccss for my I,c>t 12 nceds tca Gome furtlier norili as
shvwji En cx7iohit B My q«c:s4iOll is, wnuId you a11ow us ta nioWC the
dTIVCWay C1VeC tU the WeSt f(lI the ex14tIT1g I1Cin1C On LOt I O'7 1 his would get
!ot ! U's access campfete1y off Qf my Tr~ict X, froni Spraguc
~s
. 3
FEs-11-e2 02:23 PM PANEL.BUTLD.SYS7 4676011 P.103
q: d 1 ;l~Itl'~ 1`i 26 1 tl 609 747 t},i?[] Zeck 13u1 tor 41rcti1 l[~C4b an{yl
V~ ,fy~+'i T T0P fsIV!5 ts ~o 7 - ~ 5 -zft2
WL -Z 1 IeA-~ PK-T
2/IP C roz
~
~
--~~~,•r _
ExlyTft FiRE c~~L 19 ^OLZ P
CGN ;~RL i E ~ Hfi CRAf'JT LIKE, OP,ER~ ~
C?F~11fE L1'~i~' I
LAHD%AMH&
~
TYPE fll r 2 DR
LANf)SGAPiHG
.
LM C+'F fXIST
MAIRA6E 1 BR
Ea5"Nr Hvc
20°rYPE iu 1001-4" "
LANDS,APlI6 ~ r
L~APIN6 ~
~
' '►'SH ~ - 4• C40w, FitZE
6' HI6H 516rtgT 05Sr.U11VO J~NGLVS WALKy TYP ~T
►E ALD~ BEST F~7Ad ~ 6SPAGES iv b SP+4CE15
FiRONTA6f
ASPHA. T P I
DiilVEWA1 ; ` -
~
20
~ ~ SFZ I DR 2 SR 2 OR I BR ! BR 2 SR 2 BR
!
I ~
LpadDSGAAlA15 ~
41
~
~ITE PLAN
5C.ALE I 40'-O"
IL
~
~ cs
.1 ~
a r
M.OPER7Y LtNE, TYP
1
~ t
1
~
FEB-11-02 02:23 PM PANEL.BUILD.SYST 4676011 P.02
--IV E k . ~Aa2 i 1'2ntar 10 12 r"tX 509 747 0570 ccl, flui I or arr•tiLL<Ccs (~ool aoi
:k,~
-l ~ •
_ ~ ! ! ✓ ~r~.~ ~~r,~_yy~ J
!
rR_"~.•~~' y+/ ~ ~ L~ ~ / f ~
~'~F ` ~ ~~~~.n~~.«-1.~=/ l~~r•li~
-~J -
' -
~ ~ ~ •
_
❑ ~
~ N Eg 4l G9fE ADO 00
~F~4 • - ~ . . . I ~1~ z
LD
■ \
+~`74~FE~~ P• ~~i~i 'lp ~}'u ~.a_m~I- T
T, R'L' A"
e - _ •~t ~ ; ~ y _ _ - ,
f yy F
- - • I . - -r ~`,~~.ao~- - - - 1
~ S 89 L5 40'M
~ I J
I 1
7
i ~
i !
~ I
14 I ~It
~i -
ty il. - ~
f ~ P~r
~EzIaTINC `~"3~~- • ~
30 \7AC I cs] ~ -
~ s
C,7 : ~ ~ • ~ _ ~ ~J
~
0 C)
OFFICE QF THE COUNTY ENGINEER
SPOKANE COi7NTY. WASHINGTDN
TQ : RICHARD C. SDUZA
FR0M: I?AVE BERTO
L}ATE : ,7uly 16, 2001
SUB}?EGT : 1 arlguage f or P1880 CAELEN PLACE
The BQrder Easement as shown herean are hereby granted to
Spokane County anci its authorized agents, and to the public for
road purposes, including but not lzmated to curbs, sidewalks,
drainage, signage, and other usage deemed necessary by the
5pakane Caunty Engineer for the safety and welfare ❑f the Public
No fence or partion thereof will be cQnstructed within said
easement without permission of the Spokane County Enganeer, nor
will any olojects he placed in said easement that would obstruct
the sight distance necessary far safe and effica.ent vehicular
mavement. Any other easements granted or dedicated within this
Border Easement area will be subardinate ta the rights created by
this easement ana are subDect to Spokane County Engineers permit
process prior ta usage.
4ffce of the Gounty Engineer
Spokane County, Washington
June 15■ 2041
TQ : Tay].ar Engxneering, Fnc.
From: Lteveloprnent Engineersng Services
RE: P-1680 - Drainage Language
Dramage easements, as platted and shvwn herean, which are for the purposes of
installmg, aperating and maintaining drainage porrds and drajnage facilifFes ta dispase
of runoff, are hereby granted to Spokane County
The property owners within thQS plat shall be held responsEble fvr keeping vpen and
maintaining the surface path of natural or man-made dra+nage flow vver and acrvss
their respective prvperties I# the property awmer(s) fails t4 mamtain the surFare path ❑f
natural or marr-made drainage flow, or the drainage swale, a notice of such failure may
be given to the property owraer(s) ff nat corrected wifhin the perivd mdrcated vn said
notite, 5pokane County has the right to cvrrect the makntenance faNiure, or have it
carrected, at the expense of the prQperty ov►mer
There may exist prvperties Ivcated uphill and adjacent tv #his subdivision, which
perivdically discharge stormwater runoff vnto individual Iots wEthin #hes plat RunofF
from nearby uphill propertQes shvuld be expected, and during snvwmelt periods ar wet
seasons the lvts may be subjected tv hGgher amaunts of storrnwater runvff that what is
n❑rmal9y observed or an#icipated Beeause stvrmwater runvfF fram adjacent prvperties
have discharged antv this plat priQr to deveEopment, stormwater runoff will 1ikeEy
continue ta do so after develapment tt is the respansibility of the individual Ivt awmers
to maintain existing surface paths of runoff through their respectove 1'ots and to grade
the Iots in accordance with applicab9e rules artd regulations, so as to prevent property
damage
Any building that is cvnstructed +on a lot in this plat shall be set at such an elevativn so
as t❑ praV4de pasitEVe drainage away from any dramage er►try paint to the building
{includmg but nat limited tv a windvw well, a wmdaw unprotecfied by a windaw well, vr a
davrway} Said pasitive drainage sha11 cvrrsist of a minimuPn slope of 3% away frvm
4he bw9ding for a distance of at Ieas# 10 fee# fram the buiidmg The lats sfiall be graded
s❑ that either a) alE runaft os rauted away fram 4he building, and r,anVeyed aver the 1vt tv
a natural drairaage swale or approVed drainage facility, or b} drainage intercepted on
the lat is disposed of on the Ivt 4n an appraved drainage facility The appraved
drainage facility shall be constructed in accordance wi#h any applicable ar.cepted plans
an fle at #he Gaunty Engineers Office Any revisians ta the accepted drainage plans
must be accepted by the Cvunty Engineer's Office pravr to cons#ructivn of said
revistons
The prnperty ovmers withm thrs plat shall maintain aII grassed percolatimn areas (4208°
swales) and drainage facifities situated ❑n their respective properties wrth a permanent
ground oaver that #hey are legally required to mamtam No structures, Fncluding
fences, shall be constructed directfy over 6r withtn the grassed percolation areas
without the expressed wntten consent of the Spokane County Engineer Spokane
Cvunty daes not accept the responsibility to inspect andlor maintairr the drainage
easements vr drainage swales, nvr does Spvkane County accept any liability for any
failure by the lat awner(s) to praperly maintam such areas
Spokane Cvunty dves not aecept the respvnsibihty of maintammg the dramage course
orr private Ipts or floadplain areas within private lats, nar the respansibilcty fior any
damage whatsaever, including, but not Iimited to, mverse condemnation to any
properties due to deficient construction andlvr maintenance af drainage courses m
drainage easements on private property
The owrser(s) or successor(s) in mterest agree to jvm in any Cvunty-approved
stormwater managemerat pragram and to pay such rates and charges as may be fixed
through ptablic hearings far servic,e vr benefit abtamed by the planning, design,
eortstructmg, maintaining ar operatian of stvrmwater cantral facili#ies
07130/01 15 38 Ft1% 50$ 838 302$ Pioneer Titie Spnkane ~1402
. • ,
Re• Platt
Caeles Place
SECOND SUSDIVI5IO13 GUARAN'!'EE
5 CIiED[TLE A
STATE CDDB AGENC'Y C[3DE
46 1030
PILE POI.2CY P7LICY Pt]LYC3C AMC]LTNT OF
NUMBEIZ 2'YPE NLFNLBE3t DATE TNSURAaCE P1tEMIT7M
P-269057 030 332 J[7NE 13. 2001 304.00 200.04
AT 8.00 a rn -
Name of Asoured= Taylor Esigzneering
The assurances referred ta on the face page are: 1.
That accarding to thvse public records which. +under the recvrding laws, impart
constructive rsotice of maeters relatiue to che following described real
pxraperty :
Part of ehe 5eutheast guarter of the Souti7weaC quaxter, Secta.on 14, Tvwnshzp
25 Narth, Raxsge 44 East, w.M., 3n Spvkane County. washingtvn, described as ~
follaws
BEGINT3n]'G at the Sv[xthwest co=er of said 5ectivn 14:
thence Narth 89°41'0O" East along the Svuth la,:'ie of the Southwest quartex,
1797.50 feet,
thence North 40.00 feet, to the Sauthwest carner of that suavey shown vn
document No 7708250232. the 'I'r1e Poipt of Hegi"n 23g:
thence sauth 690 41 180" west, along alxne parallel w2th and 80 feet Northerly
of the South line v€ sair3 5vuthwest quarter, 469.79 feee, tv the interseetian
with ars exteasian of the Westerly bvundazy of Vera Vu Addstion as recarded a.n
vvlume 2 of P1ats. Page $01
thence ITorth 00 0215411 East, al❑ng said exterssivn and Easterly right of way
l1ne of $est Road, 662.34 feet, t❑ tY].e SouChex1y x'igkit of way lir3e of Main
Aver.ue ;
thence the fvllvwang three cvurses zlcsng eaLr3 right of war► line. No7rth
89°24112" EaSC, 147 68 feet; 9auth 91Q 40146" East, 302 99 feet. Narth
89 ~41' Ot}" East. 1 75 feet, ta the Noaethwest comer of said survey, 9t]4Wn on
dacument lqv_ 7708254232;
thence South, along the irlesterly bo=dary of saad sur-crey, 617.50 feet to the
'I'xue Poin.t of Seginnxn'g-
EXCEPT that pvrtian ❑f the Southeaat quarter of the Southwest quarter vE said
Sectivn 14, descriloed as Pnllows.
COMMENCING at the Southwest corneY of said 5ecta.Gn 14;
thence Plcar-th 69a41' O[i" East, alang the South line of said Southwest quarter
1797.50 teet,
07r30r2001 ~ON 15: so ['rx/RX NO 97211
07/30001 15• 36 FAX 508 838 Fioneer T3tle Spakane ~ f~J403
T r I
thessee Nar°kh 60.00 feet ev the 5outhwest cdrner af that survey recarded under
Auditor's 140. 7708259232 and the Pnint af Seginning,
- thenCe 5outh 8904110011 West, along a line parali el wxth anci 80.00 feet
Ncrrt&erly e£ the 5auth line vf sazd 5outhwest quarter, 419.78 feat,
thence North 00°Q2=54" East. 250.00 feet;
thence Nozth 8904110011 East r 419 . 57 feet to the West line Qf said survey
recorded txnder Aud1.tor's lqG- 7700254232:
thezxce Sputh along said West 1xne, 250.00 ieet td the Paint af Heginning
ANrD EXCEFT PubZxe Right af Way, an[i ariy pvrtion contained wxtklin Hest Rvad.
Maxn AVenue and Sgrague Aventr.e,
AN] EXCEPT any portrran 1ying wsGhin the canal.
"Ts.tle to saaCi real grvperty is vested in:
'I'I Lari ca--=, a Washa,Tlgtan Lxttllted I,iabal:Cy C'Ompars_,
~Subjec,t--C-a-rhe ma.tters shvwm. ]aslaw undex Exceptfons, cahic~fFJCCeptzorss are riot
necessarily shawn sn the order af their pfiarity-
EXGEPTxON'S
I Taxes vr assessments whi.ah are noC show+n as exicts'rig liens hy the recosds of
any taxing authax'ity that lev'ies taxes or assessmeats an re31 groperty vx by
the pvblic records. _
2. LTnpa.tented miniag claima; reser•ratiorre ❑r excegtivns in the [Fnxted states
Patents ox in Acts authorxas,rag the assuance thereof; water righ.ts, claims or
title ta w3ter.
3 Title to any pxcaperty bey'ond the ].a.nes of the xeal property expressl}T
- descr ilbed herexn, or title t❑ streets, roads, avenues, lanes, ways or
watexways on whic11 such real prragerty abuts, ar the xaght ta maintaazl thereiu
-aults, tur,ineTo, ramgs, ax any vther etructure Qac imgravement, or any rights
ar easements thereYn unZess such property. Z3ght5 ❑r easesetexlts are express1y
and specifi❑ally sat fozth iri said descrYption.
4. Genera1 taxee for 2001, are paxd in full
Amount • $6,707.41
Assessor's Parcel Na. . 45143 9249
Lanc3 Value ~ $2$3, 948 ❑0
Improvemesat Value _ $47 DO
5 Inguary for any charges fcar irxxgation, dQmestic water, electsicgty or other
chaxges made by Vera Irrxgat$on Distr3ct #15, shoulc3 be made ta said cisstrxct
3t Ni3Y'th 6{)1 ¢,'VErgreeIl RD1dr G7r p7hOIIe 924-=3800.
6- Covenants, Condixivns ar►d Reutricta.ons, contaa.ped iaa Instrument, but vmstting
any Covenaait or Restxzctidr1 based au race, cD3vr, religion, sex. 7aandicap,
familial status, vr nativnal origin vn3.ess and vrr.l,y tv the extent that said
cvvena.nt [a) is axempt uuder Chapter 42, SecCion 3607 of the LTaited States
Cvde
' 07/34/2001 MC}N 15 30 fTX/FtX N❑ 97211
'07130I01 15 37 FA% 509 838 '-Pioneex TZtle Spvkane , Z004
vr {b) reZates to hanclicap but does noC dzsCriminate against handZOapped
persons, as follaws_
Recaxded : kvril 7, 1954
Auditor'S No_ : 2322068
~ Eatecuted 1ay :JaYuz Maglaras and Anna 1+2ag1asae, husband and w3Ee and
~ Gevx'ge Maglaras, single
~ As F4114WS : Right is reserved ta conatruct a pa.pe line o-ver and acrass sa3d
pxaperty to serve the East haif ot that part of tha East half
Qf the 5outhwest quarter of Secta.on 14, Towt3ship 25 Nvrth.
Range 44 East. W M. 5aid pipeJ.ine shall f4ilow pzesent vr
future zoad sub-divssivn psvpezty lines.
7. Title Nvtace
Filed By : spokane CauntY Planning neparxment
Dated . Aprzl. 29. 1994
Recorded • April 28r 1994
Auditvr's Nv. . 9404280089
S. Title Nc,taee.
Filed B]r • 5pcakatse Cvunty PI331x1ii7g I]epartinent ~
DatBd : Ap]Cil 28 a 1994
Recoraea . ApYii zs, 2994
Auditor°s No_ • 9404280090
D. DTm'tiCB t❑ the P'LLbl1C .
By : Canway McDrsnald and Geraeuieve MsjDnnald, husban3 and wa.fe;
aaid Ben U. SxmpsQn asid Fielerl L. 5impscsn., husband anci wife
Dated : May 26, 1995
RecQrded : June 1, 1995
Auditor's Na. : 9506010436-
Aareemertr Tv - Jnin and partacipate in the foxTnata.on af a Raad
ImprovemenL I]istrict (RS17) ]pur'suant to
RCW 35.89, at such ti.me as a d-istrict may he
fvrmed ❑r asly Road zmprovement Pro3ect
52tI1CtY6A$d b'11 Spokane County
10_ An easemene affecting the nortian af said premases and far the puzpvsss stated
hereia, and inciderital puroses.
For : The purpose of insta].lzng, 4pe7ratir-g and ma1ntainiag
drainage facilitYes tio C315pO5e at runvff
rn Favvr vf - Drainage Easement
Dated : May 26. 139S
Recorded : Jvne 7, 1995
Auditar's Na : 9506070149
11 Covenants, Condxtiiane and Restrictivas, crantazned in Ir.strume.nti, but omittir_g
any Cvvemarxt ax Restxictien based vn race, CD1Gr, x'ellglvn, sex, hand:.cap,
fatnilial status, mr national vr3gin unless and an?y t❑ the e-xtent that said
covenant (a) 3'3 exempt under Chap'ter 42. Sectldn 3507 0f the LTnited SCates
Cvde
or {]o) relaCes tv haxldxcap but does nat discriminate againet Inanci2capped
persons, as fallows;
Recarded November S, 1944
Auditor's No 6372Q3A
Exeeuted by . V B Rass and Eleanvr M Ross, husband and wife
07r30r20aa hi01V 15 30 [Tx/RX hO 97211
q7/30/01 15 37 FAX 509 838 30119 Pianeer Title SpDkaIIe 16005
As k'ollows • Reserving untv tbe grantors, their successcrs and asaigns an
easement £ax a pipe line aver an and a.czass said pxoperty tv
carry water ta the 5vutkb 980 feet o:~ that part of the East hal£
❑f the Svuthwest eyuarter af eaid Sectioa 14. _
12. Deed of Taust to secure an indebtednes$ vf the amvunt herean stated and any
other obligativns payable under the terms thereof.
Amount . $360.400 ❑0
Dated . April 2001 _
Racorded s April 12. 2001
Auditor's Na. : 4575519
Gxantor • TJ Landco, LLC, a Waahington Limsted Liabila.ty Company _
Trustee • First Amerxcan Title Irssuxaqqe Comp-wv. a CaliPvrnia
C a~ t~.
Eeneficiary ].Isam J. Staats, Trustee or his auccesscar in tx-+sst under
~he SCaata Living Txust d ~
Affects Sa~ prerEtises ~rid ather prvperty
l.
07l30/2001 MaN 15 30 [TX/RX NO 9721)
J
Kimball, 5andy
From Hohrrian, John
5ent Monday, July 23, 2001 715 AM
Ta Langbehn, Jasorr
Cc. Kimbali, Sandy, Berto, Daue, Engefhard, Scot#, Baldwm, Greg, Sims, ISrenda, Peterschmidt,
Lucy, Little, Colleen, Gallan, Gsndy
Suksaecf PE-18813-00 Caelen Place - Fmal Plat
7-23-O0
PE-1880-00 Caelen Place ss ready for fnal plat Road and drainage plans have been accepted and drainage language
has been issued However, the folEawing paragraphs appear twice in the p#a# language (vne set should be deleted)
"Drainage easerrsents, as platted and shown hereon, which are for the purpases "
"The owner(s) or successor{s} in mterest agree to jom [n any County-approved storm water management "
Thanks,
John V Hohman, P E
1
\
-~7
C 1 ..9
I 15 NATURE SAVERT' FAX MEM 0 01616 I Date 6t,y 1 Q 1 I paAQS
BOND ESTiMATE To foh NeSter IFram CA„d CAUkn
~
Pro ect Name: Caelen Place Co/Dept .(~`Qr ~~co G2p~ne ~AUht~
j Phone/ ,327~_ 33'11 IPhonet 4.11- 36o0
Project Number. P-1880
Faxl 32$ ~ g224 IFax o
Date: June 14, 2001
Prepared by: Cmdy Callan
, item Description Qty` yUnit;. Unit Price Totai,
Drainage items ,
1 Drywell, Type A(inG backfill, filter fabnc, frame & grate) 20 EA $2,500 00 5,000
2 Curb Inlet, Type 1 10 EA $7500 75
3 Swale Excavation Incl Haul 700 CY $8 00 560
4 Seed, Fertilize and Mulch 3,1000 SF $0 25 775
5 Clearing and Grubbing 10 LS $1,200 00 1,200
6 Grading 1.0 LS $2,500 00 2,500
Roadway Items
7 Asphalt Concrete Pavement, 2-inch 1,5180 SY $6.00 9,108
8 Top Course 385.0 CY $24.00 9,240
9 Curb, Type B 4060 LF $9 00 3,654
10 Sidewalk 4790 SY $23 00 11,017
11 Concrete Approach 180 SY $22 00 396
12 Asphatt Concrete Removal 8.50 SY $1.50 128
13 Sawcut Asphaft Concrete Pavement 880 LF $1.50 132
Non-standard Roadway ttems
14 Relocate Fire Hydrant 1.0 EA $1,250.00 1,250
15 Adjust Frame & Grate 1.0 EA $250.00 250
Erosion Corrtrol kems
16 Erosion Control 10 LS $1,000 00 1,000
Subtotal $46,285
Subtotal, including 3% iMlation from year 2001 to 2003 $49,103
TOTAL, INCLUDING MULTIPLIER OF 1.10 $54,000
Inspection
Inspection 2 STA $500 00 $1,000
TOTAL INSPECTION $1,000
~
C3elen PIacB
SE Car. of Best Road 8Main AWenue
Raad lmprvvements
C3pinivn af Cos#
1-Jun-D1
ltem Unit Est quantEty Urnt cast Cost
Road Im overnents, " . , ,
. LS i $ 1,200(]0 s 1,2(}0 001
LV 1 W 2=500V0 $ 2,50000o
LS ~ 85000 $ 48 a ~
L F 88 $ I~"Ji} $ 132001
CY 360 $ 18 00 $ .,1. .@T@ &
CY 25 $ 1800 $ ~}151.~0 - SY 7598 $ 5 25 ~
,
$ 969 ;
SY
85
$ 150 $ 12750%
p Ili LF 374 $ 7 50 $ 4MA X.gq
I LF 32 $ 600 $ 6952-40
SY 479 $ 18 00 $ SY 18 $ 2200 $ 39600t
_ EA 2 $ 1,400 00k'" 0 V $ gr&M ~
EA 1 $ 350 (]0 j 19 S 35[] p0
EA 1 $ 25000 $ 250004
EA 1 $ . 1,25000 $ 1,250004
5F 3100 $ 25 $ 775004
Subtotal Raads $ 37,14900
10% Contrngency s 3,71490
TOTAL $ 40,86390
Estimates Assume Daes nvt include WA State SaRes Tax or General Cant mark-up
Dces nvt inc[ude agency review, perrnit or mspedian fees
Does not include mobilizatrQn
:~o - Qaes no# irrclude wark eompleted 4or sewer onstalfation ~ee •Tune_ 1 y7D0y
Page 1 Tr"Sm l#m1
-far artgtna'L
;
~~~~~~es~
Bank
~
~
IRREVOCAB'LE STANUUBY LETTER DF CREDIT
Da#e: Jannsry23= 2002
Beaeficiarr. Awliesat:
Spokane Coumty Engameers T J Landco, LLC
1026 West Brciadway 12005 N_ Fain3+cod Ct
Spcskane, WA 99260-0170 Spakane, WA 99218
(5[}9) 940-3148
Letter Qf Credrt Number $9
Expiry D$te ]anuary 23, 2003
C3ur Cntmters Presently Located At 9506 N Newport Hwy
Spakane, WA 99218
Amount: $55,00000
Not exoeedmg CfS l7vllars ***Fdfty FiVS 'I'housand Dallars and 0011 dD**•
ltemized as #bItows
Roadway Improvement: $54,400 00
Not exceechng US Dollars *#*Fifty Faur `Chuusand Dollars and 041160***
Ruadway Iaspecioa: $1,4[)4 00
Nnt exoeeding ll5 Dollars ***One Thausarid Dollanrss and 4011 00***
We here6y issue this trrevocable standby Ietter af credit for Caelen PIace, avsilable by ynur draft(s) drawn
on ws and acrompanied by the following docurnents-
1) A ssgned stateiner►t fram the Spokane Couniy Engineee's i3ffice readuig exactly as follows "I, the
undersigned duly authormei representatiwe of the Spokane Cnunty Engineer's C3ffir.e, hereby
oertify tlnat the draft drawn under t}sis L.etter df Credit represents fhe mncunt nf money requsreei to
camplete the installation of roadway imprnVernents mcludmg graduig, gra►+el, pavmg, crarbs,
sidervalks, storin drainage, drainage swale.s, tnonuments, street signs, inspectian, r,srnstruchon
engmeering andl'or Athec work as is mcztientaI snd relateti thereto in acoordance wnth the clrawangs
and specificatians as subnitted to and appro►red by the Spokane Couniy Engmeer's Qffiee on ]une
4,2001
2) The anginal of f.his Leiter of Credit
Thzs Page 1 farms an uztegrai part nf Letter vf Creiit Na 84
Better Banking.
SPEG[Ais CONDITI[]NS
1} Any and all banlung Gharge.s other than those ofthe issumg bank are fvr ttce ar.couet of the
beneficiary
2) It is g r,,attdttAon of this Letker of Ctedit that it shali be sutomatically extende,tl, v►ithout
amendment, for an additianal geric►d of ane year from the preserit expiration date ar each tutze
expiration daie, unles.s we have notofied you in rvriting nat less than thirty (30) da}+s before such
exptratian date, that we eiect nat to renew this Letter of Credtt Aii waittet noTifica#ton shall tae
sent via registered rriail
Drafts drawn imder this credit must bear the clause "I3rawn under AmecicanWest Bank Letter of
Gredit 1Vo. 89".
This credit is subject to the "[.IniForrr► Custorrts and Practic,e for Documentary Creritts {I443}", lntenational
Chamter ofCammerce PublFCatinri T1o 400
We hereby engage wth you that draft{s} drawn andlor documents presented and negotiateci under and m
aompljance wiih the tenns of this urevocable standby LeYter of Credit rreli te duly honored upan
pcesentation to us
The amaunt of each drawmg must ke endursed an the reverse of this cxedit by the negotiatmg lank
A charge of CISD25 QD mil be deducted trom the proceeds of any dFawiu,g presented with discxepancies
AMEft1CANWEST BANK
~~0
K EVaneski, AvP
c~~merCiae Lend~g Gr❑up
'['his Page 2 forms an zntegral part of i.etter of Credit N4 89
.
~
QFFICE I3F THE COU'NTY ENfiINEER
SPOICANE CtIUNTY, WASHINGTON
Ta : .TOHAt YidHMM
FR4I+3 s UAVE $ERTC)
DATE: January 29, 2002
SU33JECT: BGIBSD ITEMS Q18$0 CAELEN PLACE
The bond fcar the above-mentioned pr03ect is for the
fpllowing items :
1) A1l the a.tems on the approved raad and drainage plans.
~
x
AmericanWest
Bank
URREVQCABLE 5TANI)BY LETTER DF CREDIT
L}ate: danuary 23, 2002
BeneSeiasv: AppRcaat.
Spokane Grnmty Engineers T] J and[ao, LLC
1926 West Broadrvay 12905 N. Fair+wood CL
5pakane, WA 99250-0170 Spokane, WA 99218
(509) 990-3148
Letter of Credit NuEnber: 89
Expuy I3ate• January 23, 2003
Our Counfi.ers Presently Lvcated At 9506 N Nevvport Hwy.
Spokane, WA 99218
Amount $55,00000
Not exceedmg US Dollars ***Fifty Fir+e 'T`hausand Dcaliars and 00l104*"*
i'temtzei as fat[aws
iRoadway Tmprovement: $54,000.00
NoR exoeec3u,g US Dollars ***Fifiy Four Thousand Datlars and 001140#**
Rrradway tnspetNnn: $1,000 UO
Nvt exceedmg US Dallars ***One 7bousand Dotlars aazd 001100***
We heaehy issue this rrrevocable standby ]ekter of credFt for Caelen Place, aVailable by yaur draffi(s) drawn
on us and aocampanied by the foflowuig dacuments-
1} A signad statexnent from the Spokane Gaanty Enguieer's Dffice reading exactly as fnllows "T, the
undersignsd duly suthurized representative of the Spokane Caumty Engineer's Office, hereby
oertify that the draft drawn under this Letter of Credit represents the smvunt of rnoney required tv
camplete the mstallatton of roadway tmprovements mctuding gradmg, grar+el, paving, curbs,
sidewatlcs, sCorin drainage, dramage swales, rrzcnumeants, street signs, mspection, oonstructi[n
enguieermg andlor othsr work as 3s uacidental and related thereto in accordenee with the drawings
and specifications as suhmitted to and approvcd hy the Spokane Gounty Enguieer's Qffice orr June
4, 20{l I
2} The ongmal of this Letter nf Credit.
This Page 1 fams an u►tegeal part of ilefter of Credit No 89
~r•
Better Banking.
.
~
5PECIAL CQNI]ITl(]NS
i) Any and ail ban.kuig charges other 1han those of the isswng taanlc are f`or the a,r,count of the
beneficiary
2) [t is a eonditton of this Letter of Credit that it shall be automatiaally extended, Hnthnut
amendment,lfnr an additional period of cme year from the present expiraiicAn clate cx eaeh futwre
expiration date, unless we har+e notified you in writmg not less than thuty (30) days before such
expira#iort daie, that we elect nat tn renew this Letter of Credit Ali written natificatton shall be
sent via regrstered mail
Drafts cirawn emder this caredit miist bear the clause- "l7rawn under AmerecanWest Bank l,efter of
+Credit Na 89".
This credit is subject ta the "UnFform Customs and Praerice for Ilocwnentary Credits (1933)", Inrem,atianal
Chamber of Cammerce Puhlication No. 400
We hereby en,$age with you Oat draft(s) drawn andlor dacuments gresented and negotmted under $nd m
campliance rnth fhe texms of t}us uaevocabie standby Leiter of Credrt wnil be duiy honored upon
presentatiou ta us.
The amaunt pfeach drawing must Ee endorsed on the reverse of this credrt hy the negohattng tanlc
Acharge of USi325 OQ will Ie deiucted fi am the proceed.s of any drawug gsresented with disaqancies
AMERICANWEST BARTK
i
AxW
K. Evaneski, AVP
Commercial L.endFng Group
This Page 2 foams an mtegral part of Leiter of Credit Na 89
P i d
. ~P]1 D HAFl1Rf SAYEFiTM FAX MEl1~Q 01676 I Qa~ 61tl~IalI QaAes ~
evn~o Es~MATE Ta nn Hest~iv' 1frum C~ndy cAitart
Project Name: Caelen Plsce caroePZ ~CY' ~c~{ , ~ c° ~~D1~"!8 eA~lC'li't~
Phone I J~ 1 d Phone i 3~v Q~
Project Number. P-~1880
Date: June 14, 2001 3 2.16 'S 22 4 ~Fax '
Prepared by: Cmdy CaIlan &%"CW1UY
, ~.a. _ _ r .F
~t, ~~r j~~v~ • , _ ~ ' , , _ , _ • , . ~-r < < ` ~U~i~,;, - 'ti 'U>n'~ '~,~~e ' - '~"~al
' ~.r...
Drainage Fbems
I f]rywefl, Type A(ind backfiil, ffter fabnc, frarne 8grate) 20 EA $2,50000 5,000
2 Curh Inlet, Type 1 1a EA $75.00 75
3 5wale Excavation Incl Haul 700 CY $8.00 560
4 Seed, Fertil¢e artd Mulch 3,100.0 SF $025 775
5 Clearang and Gruabing 1.0 1_S $1,20(},00 1,200
B Grading 1.0 L5 $2,50000 2,500
Roadway Items
T Asphalt Canrrete Pavement, 24nch 1,518.0 SY $600 9,108
8 Top Gourse 3850 CY $2400 9,24II
9 Curd, TYPe a 406.0 1.F $9 [3D 3.654
10 Sidewalk 479.0 SY $23.p0 11,017
11 Ccrncr+ete ApproacFi 180 SY $22.00 396
12 Asphalt Concrete Remova1 8150 5Y $1.5(} 128
13 Sawcut AsphalC C6nc.nete Pavement 88.0 LF $1 50 132
Nan-standard Roadway Items
14 Relocge Fire Hydrarrt 1.0 EA $1T25Q (3[) 1,250
15 Adjust Frarne & Grafe 1.0 EA $25000 250
Erosifln Corttrol ftems
98 Erosian Corrtr+al 1 fl LS $1,000.0(} 1,000
Suhtotal $48,285
Su6total, including 3% irrfla#ion faom year 2001 ta 2003 $49,103
TOTAL, INCLUD3NC MLJLfiiPLIER C7F 1.10 $S4,004
lnspectian
Inspechan 2 STA $500.40 $1,000
TCfTAL INSPECTIDN $1,000
Caelon Place
SE Cor. of Best Road & Ma'rn Avenue
Raad Irnpro►►ements
Opinion of Cast
1-Jun-01
Item Unit Est uantr Unit [ost Cos#
Road lmprvvements
Cleanng & Grvbbing LS 7 $ 1,20000 $ 1,200 00r
Gr•ading L5 1 $ 2,50000 $ 2,500.001
consr Approach & Erostan zs 1 $ 850t]0 $ %oft I:~nc
Asphalt Savi► Cut LF 88 $ 150 $ 132.001
S" Cr, Surtacing Top Cvurse CY 360 $ 1,900 ~ ~,4 $ ~
4" Cr Surtacir~g Top Course CY 25 $ 18 DD $ 111111111111111110-
2" Thld€ CI "K AGP SY 1518 $ 5 25 -4(, $
Acp Removal SY 85 $ 150 $ 127 50 %
conc curb & Gulter LF 374 $ 7 50 ~~q $ ~
Conc. Curb LF 32 $ 6 00 $ awm
Conc Sidewalk SY 479 $ 18 OD s
Conc AppraaCh 5Y 18 $ 2200 $ 396004
Type "A' Drywe!! EA 2 $ 1,400.Wr" 0 0 $ fSPIM
Type "'I " Curb Irrlet EA 1 $ 35(] 40 ~Ir) S 35000
Adj, Frame & Grate IEA T $ 25000 $ 250001
Relocate Fire Hydrar+f EA 1 ` 1,25000 $ 1,260004
Dryland Grass Seed (Svvales) SF 3100 $ 025 $ 775004
Subtvtal Road5 $ 37,14900
90% Gant€ngencl+ $ 3,74480
TQTAL $ 40,86390
EstErnates Assume Does not include VV`A State Sales Tex or General Carrt rr►ark-up
Daes raot IncEude agency revrew, pernni# or inspecfian fees
L7aes not includs mabihzafian
f]m not Encluda r,vnrk cvmpletsd far sewer instaflativn 3
See JwnC 1y=0 I
Page 1 Trat1smtftmk ,
.%r crigtnaL
9061&ne
,;,oOValley 11707 E Sprague Ave Suite 106 # Spokane Valley WA 99206
509.921.1000 ♦ Fax• 509.921.1008 1 cityhall@spokanevalley.org
May 11, 2005
Ms. Jackie Klein
American West Bank
41 W. R.iverside
Spokane, WA 99201
P-1880 Caelen Place Warranty Letter of Credit #89
Ms Klem,
The City of Spokane Valley has performed a warranty release inspection the Caelen
Place Subdivision at the request of the developer TJ Landco. The City is unable to release
its interest in Letter of Credit #89 in the amount of $13,500 due to the following observed
construction deficiencies
1 Non-functioning drainage swale at the south end of Best Road.
2 Missing concrete apron on the Type 1 curb inlet to the above mentioned
drauiage swale.
3. Item No. 6 from the enclosed letter dated Apri125, 2003 to Tod Lasley from
Robert MacDonald has not been completed
, 4. Two broken sidewalk panels; one at 14314 Main and one at 106 Best.
T'he City will perform a follow up inspection upon notification from TJ Landco that the
deficiencies have been remediated. At that time we will evaluate whether the LOC can
be released
Please contact me at 688-0185 if you have any questions.
Sincerely,
'j I _
John Hohman, P.E.
Senior Engineer
cc: Tod Lasley, TJ Landco
Files
I
MRY-0~3-2005 01:49 PM P$S/L.L.C. 467SS0@ P.~~
;00%lky
Aprif 25, 2003
Tod Laatey
TJ Landca, LLC
1200 N Fairwood Ur
Spokerne, U'VA 99218
aear Mr Lasley,
❑uring thES marnrng°s walk cttroughr inspect+on of the Ceelen PEat (Spakane County File #
PE-1872) with you, Mike 5ch4mmels, DIck 7hlel and rne, we djscussed the fallawing
deflcrencies and items to be compfeted,
1, Sidewalks on Maln Street and driveway appraaches thraughout are to be
installed by home builders per yawr agreement with fhsm (pleaaa prvvide a copy
of the egreement{s} for our fHe),
2 Water vslve to riydrar►t in front of 121 Best needs to be raised to fin9shed grade,
3 Provlde tvpsail, grading, and hydro-seading in awa1e at South end vf Best;
4 Remove fence sectlon blockfng sidawafk to senivr hvusing near $wale to improve
pedsstrian rnobility,
5 Complete installa#Ion af fencing around swale and driveway;
6 Shallvw ditchlawale In firont of 105 Best rArill require finish grading with minEmal
slope to drywellr tvpsoil and hydro-seeding,
7 Soma ssttfement vf thv curb at the South end af Best was eaident, which hEis
caused some slight ❑racklrag af the curb, and apparent separataan from the
asphatt, Furdher detenvrativn in this area pdar to fha expiration Qt the
perfarmeinae bvnd ►nnll ►equire replacement of that sectivn af aurb. Yau may want
to consider replaclng it now In any case, ihe gap between the street surfece and
glutter !ip rnust be fiHed wlth an asphelt seelant
I have aIso received the englneer's repvrts fvr campaction and density of the street
conatructivn. The praject Is acceptable at this peint, and you rnay procaed with obtainmg
a mamtanance bvnd per aur d€scussoon Thursday, fvr a parivd of two years frvm the
diate of completion of the abvve ilems and ❑ur acoeptanoe of the plot.
The usual cadeats apply, in that we make nv guarantee that defects not mentivned may
become evldent and require action vn yaur part during the remalnder af the hond perlvd.
1f you haue any questivns, plgase feel free to g9vs ma a r,all.
er ly,
t.
{~csberf A Mc ona
Public Works Supt
Gc Dick Thlef
Caelan Flfa
Cfty 4f 5poicane Valley 19 707 E Sprague Avenue 5pokane Valley, INA 99208
Phona (509) 921-1000 Fax (509) 921-1008 412812003
-03-2005 la1:49 R1l PBS~-L.L.C. 4575500 P.01
°
~ 907 E NIAGNE51l1M
5P01f,4NS, WA 99206
` 5D9 484 3911 Pt10NE
5179 9i$[I 3148 CELL
. 5D9 457 5500 FAX
Tj LAINDCO LLC
Jon Holmarr ] Sandra Raske11
City of Spokane Valley
11707 E. Sprague Ave Suite 100
Spvkane, WA 99206
May 3, 2005
RE; C etier 4f Credit fflr Caelon Plas:e
Jon andlv r S andra.,
1 have been notified by the ]ackie K1ein at America WcsY Bank that fihe letter oF credit
that was pasted ohginally to Spokane County and then to Caty ❑f Spokane Vafsey is now
mature (as af May 2, 2005). 1 have enclosed a cvpy bt aletCer that was wriCCen by Rohert
A McDonaYd. I am unahIe to find a copy af the ectual letter but have been inforrned by
the hank that the arnvunt is $13,504 dd and the barks 1oc # is 89.
Call me at your carliest canvcnzence ta discuss getting this money released
Slneerely, Li 4
o
~
Toci J Lesley
T7 Lar}qFp ~~C - member
P
~
MAR-28-2005 TuE 09s25 RN FAX NO, , P. 01102
F
~
.
fax Amer~ccmWpsi
?o-
~
Commercial Lcaans .
41 W Riverslda, 5te 100
Spokane, WA 99201 ~
(509) 344-5333 Rhone
(509) 232-1546 fax
vuww_awba~nk.n~'[
ww w. i~1e! n[a ahan k,Xj e t
Pages {includin9 cdVer sheet) TO WAYfVE FROM ]ackCe Klein
FA7( 921-1008 FA7(: 2-32-1546 I
PFtONE PHONE, 344-5333 I
si1EIECT, 7] LAN[7CO []ATE March 2$, 2006 ~
CC ~ .
~ Urgent L For Review 0 P1ease Comment ❑ Please Reply ~
COMMENTS
The InPorrnatlan contalned In thls Fazslmlle transmission Is iegally prlvdle9ed and tanfidentlal Informatlorr 1ntended anly i'ar
the Use oP the indlu4duai or anCl[y named above If [he reader of thls [ransmisslon Is nat the Ineended reclplent, yau arri
herehy nurlfled Ehac any dIsserninatEsn, dlstrlbuClon, ❑r capying eP rhls [ransml-sslen Is s[rlctlp pronPhiLed
MAR-28-2006 TUE 09:25 AM FRX N0, P. 02102
,
~ r
c
•_~y ~ FagO 1 ni' l c
. ~
Donna Daw '
r
Finan: Raber( McDnndd (rmodanaldQepolmnevalby orEG ~
(mxxioneld@SpakanmvaOBy.org] ~
SetrL- Mrxnd9y, Apr1128, 2003 S:OB PM ~
To: Dontsa Daw cc•
Suai)ect T.1 Landcv Boud c
Danna- ' c
Sorry to [ake !w lang getdng hack M you-thls Is 1o auttwrize a iedudbn la hand arnount far the CaeJen P tat
(Spakana Courity FilD # PE4 872) b the amount of $93,500. Thls emount is m rernaln fn a mafrrienanoe B def!dbs ~
bond 6a a perlod ot hva yeaus.lf you hare arry quosilaps, call rne at my aell fi! 34-2-I825, ThanN yoU
Mec McUon9ld ~
PWbUc Works 9Lpf ~
8pokane Valley h
Phone (5Im) J?.7 1000 ~
F2a (508) 9214000 `
b
~
.
C
~
~
~
C
~
ti
~
c
i ~
i C
i
I
~
I ~
U
~ U
I
I , .P
. ~
C
C
n
a25nao3
MAk-24-2006 FRI 02:59 PM FAH Ha, P. 0
I r I
mm m A~r~erict~t~lTest
fax
Bank
r
Cnmmercxal Loans
41 W Riverside, 5te 100
Spokane, WA 99241 e
(509) 344-5333 phone
(509) 232-1546 fax ~
www.asvbAok,rler
www vklefr@awE7 nk.neC
Rages (including cover sheeE) ~
TD ALAN 7ACK5aN - SP[3KANE VAI.I,EY FRONI ]ackie Klein
FAx 921-1008 r-Ax 232-1546
PHCNE- PHOnsE 344-5333
~~~~ECT RE. T]LANDCO LOC # 89 oA7E' March 24, 20[}6
CC f
4irgent 0 Far Review o Please Comment Q Please Reply
COMMENTS
THIS LET7ER OF CREDIT YS AL7F[]F"ATZGALLY RENEWED FOR QNE
AQOxTIONAL YEAR UNLESS NOTIF `ED IN WRTTING BY AN1ERICANWEST
BANK. WE RECEIVED AN EMAIL ~ TTACHED) ►4UTHORIZINCa TIiE LMER IDF
CREDIT T❑ BE REDUCEa TU $1315 0.
~
The knformatlan cenealned In th4s Paeslmlle transmissl n M5 Ie9aVly prlvlleged and tonPtderleiaf infarrr58tian Intendod vnfy Par
ths use or the IndiVldual ❑r encity nameQ ahove, fF t e reader aF thls trensmVsslnn 1s not the In[ended reclpient, you are
herehy nati6fed that anv dlsseminatlon, dlstr wtion, or eapying oP thls transmlsslQn f5 6tfictly pfohlblCed
~
i'
MRR-24-2006 FRI 02:59 PH FAX NQ, P. 03
20p51J0NI2BITUR 12;93 PM W-7 BK LQAN ADMN rAX Nu 503-755-044I P,0021003
AML~canwest
~ Bank
r~
r
, s
TRRFVQCABLE STa,NDBY LET'TER OF CREDff
6
~ Dnfe: Jonusry23, ?AQ2
~
~ Spvk=s CGunty Englnec~s T.x t-gudco, I.LC
1026 Wm Brnadway 12005 N. FaWvnad Ct,.
Cpakaney WA M04170 Spnl=a, WA 99215
(504) 390-3148
LcUcr af Crv'st Numbes: e9
Expixy Aatr TaxtUBry 23, 2Q03
I
~ aur c~ttru Preendy Locat«d Ac;9506 N rrc*pon Hwy
, spflkanr, wA 99218
Amomt: Sss,a()0.00
Iret exocedirig Us Doltars •."Fitty F1,~ ~~d j)ouars and 00/100***
~~lo-45;
1 Raatiwny Tmpmvemenr. S54,6D0.[14
Nat exceading U'' DoU=s ""FiJly Fcw 1hausmd I14]]an and OQf l aQ•°•*
Roadwny Irspecdon: S1.000 DD
140t exmeeding U'S Nilacs •"'ROno Ttscu=d Dvllai°sand 001lOD**• ,
We hereIay Issue t4& srrc►rorsble stmudYyy lctter of crrdit fvr Caaten P3ace, availabfv by ]'4~ dmftsD draNm
vn us and a,xmmpaftied by the Cuuitmvuag da~cnts;
' l) A szgped statcmczt :ffow the SgnkanD Ca=ry F.n&vcr's Officc aeading cxactly es fisllvws: tlac
uwdarsignad duly aurhurizeti mVescnr4ve of iha 5paksne Coumfy En&oar's Offico, hereby
cxrsi'fy t4at sha draft drarrrr smder tlus Lacter of Credit rcprescots'tha aimovtst o$mnncy regumed tv
cornplete thc Insta.llation afrasdway imprvvemeats maju+iirf8 gmding, g'avel, pavfng aurbs,
sidewn[iss, strnrn dminege„dramsgc srra.ies, monuzuiaits, stccct signs, xn~ceriara, caasnuction
angrnees(ng andlar other work w t5 mcidental and rrlatfd tlieaetQ In accardarsre with the drawirvgs
' and spacificarlon9 as su6mitted to md apuvved by the 5po]cma Caunt,y Ersgineer's Dflicc nn Juise
~ h, 204],
2) 'lhc origunal of tlus Letter nf C.redit
This Psga 1 fvrms au iutegral parr of Lettar afCredit Na $9
~ .
~ Better Banking.
MAR-24-200E FRI 02:59 PM FAX NO, P. 04
, .I281TUE 12,43 FM AM WPq'I` KLORN ADMN FAX N0 509-75`i-044) P 0031003
~
SFEC[AL C[7NDt'i`IUAiS '
2} Any and ai1 bssklng charges othar dian thase of the issu%ng Esanl: am for dte accaunz aftha
~
benefcrary.
' 2) It is a coadffian oFrhia Lettee of Cmdlt tha ft sha1l bc sutamatiaally extelided. without
amandaienT, fstr an as3dltiom1 perissd of one year frcrsn the prese:at axWation date or each £ut=
ex~pirataaya d.am wnless wc have nociGecl you iti wt3eing not less than dilryy (30) daiYr, he#bee sueh
' cxpuaaun dase, thaY we elmt not tv renew iMs Lates of Gredit A31 rvriuen notillrac3on shntl bc
max via regissesed tnail,
Dru& dmwu rmdcr tWs aetlit must 'tem the clmse• °T)rawa 4pder .Aemciricna44'est 8ank Lettrr of
Credit No. 89"-
k
This credfC is svbjem to thc "[Fniform [usTs~ ~Pcacticc fDr I]acmenlory Crrdits (1993)", IntcmaticmQl
C4mUer of Cvminerce Prsli23cahcm Nrr 400. 1
We braeby cngage with yaa that c3raff(8) dra'pvn andlor documents Frescowd enrl ae~W uudcr and iIt
r,omplmcc witli tha terms of this irrer~ucablc smndb'Y Leiter of Credit wt1I bc d+aly hvnvred upon
preseataiicn 3o tss.
~
The amotmut of each dra►nag mum he endvr5e,d np tha reverse of this cac& hy thc negatiating 'E+ook.
t
A c,harga afUSD25,60 wUl be deiuiaed tQm &e grocftis of any drawing pmentt-d +++itih dCSCrvpanci.es
,qrERtCANWEsr HANIc
~ x. Evancski, a.vp
Caasuiercial I.endusg Group
s
qn
S
r
I
I
,
- This Pagc 2 forms an inrMal psrc of Leuar of CFedit T!o 89
I
e
`
S `po"ne
,,;OoValley 11707 E Sprague Ave 5uite 106 4 5pokane Valley WA 99206
509 921 1000 f Fax 509 921 1008 ♦cttyhall@spQkanewalley+ org
~ u.- - - - - L
3une 5, 2005
Attn Tack~e Klein
Amencan West Bank
Cvrnmercral Loans
41 W. Rtverside, Ste. 740
Spcakane, WA 99201
Re Release of Letter of Credit 489
Frncipal T T. Landco, LLC
Project Caelen Flace Duplex-PE-1884
Dear Ms Klem-
Canstructzan of the guhlic works portimn 4n the above referenced groject has been
accepted by the CFty af 5pokane Valley. Therefore yvu are authvnxed to release
irnmediately, T.irevocable Standby Lettex af Credik #89, in the aino►ant of $13,500 00 in
fa11
If you have any questsQns, please contact me at 68$-0185
Sincerely,
~Ae~
.
Tahn V Hohman, P E
Senior Engmeer
cc• ~
Page I of 1
Wayne McGavran
Frvm John Hnhman
Sen#: Monday, ,lune 05, 2006 7 19 AM
To: Wayne McUavran
Cc; Alysa Wiynck, kienry Allen
Subject ~ ~e ~ L7k
-----Oriqinal Message-----
From: Wayne McGavran
Sent: Fnday, ]une 02r 2006 11.17 AM
To: John Hohman
Cc: A9ysa Wiyrick, Fienry Alfen
Subject: PE-1880--Caelen Pface auplex
Jahn,
I revisited this site on 512106 and noted that the swale with the standing water and wet land pfants has
been completely rewor4ced The plants have heen removed and the bottom ot the swale has been re-
graded and re-seeded The grass is startirtg #a sprout There ts some minor erasion at the inlet, but
that's prababEy due to the ram storms vve've had happening befnre the grass seed couid take hold
REcvmmendation Based on the efforts of the deveioper tQ carrect the problem with this swale, consider
this project clased arad relea5e the bond m fuEl, with na further actions required
Bf you have any quesbarss or require any thing hirther 1et me know
Wayne
srs/20as
Fage y of 1
'INayne McGavran
Frarn Wayne Mc(3ar►ran
Sent Tuesday, March 28, 2006 9 20 AM
To: Alysa Vlliynck
Cc: John Fiohman, Henry Alken
Subject: Recammendations far &'E-1871 and PE-1880
A1ysa,
Listed belcrw are updated statas reports fur two prvyects shovam on the surety inspectlon spreadsheet
PE-1$71 Cbrist,IIS Addirion
bllan and I rewiewed this praject +on 3124106 and hav'e the fv11owing caneerns
I At the SIE ccarner of Grace and JoMnson Court there is avertical dropaff at back af sidewalk Fill
should have laeen placed ta match sidewalk.
2 At the SIW corner of Grace and ,Iahnsan Court drywell constnucted kv close ta back of sidewalk,
resulting in a Vertical drop off at back edge of sidewalk
3 Swale almng {Grai.ce was not canstructed at per plan and was nnt finished Plans call nut 3• 1 Max
side slopes far swaZes. Slvpes are steeper
4 Curb drag for abave mentioned swale has na aprvn
5 L]tility pole, an S/E cnrner, in sidewalk and sidewalk warped vui arvund it
A Letter C}f Credit was found in the files, in the amount of $47,500.00, and was issued by Bank of
Fairfield, datel 8127I2002. Na release w+as faund
Recammendatian; John Hohman tra visit site Correct ite3ns noted abave C]nce khis has been dvne,
release bond and close project with no further action required
Allan and I reviewed khis project an 3124106 and noted taat alx the items listed in John Hohman's letter
dated 5f Y 1105 had been corrected
A Warranty Letter of Credit, No 89, vvas noi found in the files. The vriginal Letter of Credit, Nv. 89,
was in the files, but ng release was found The American West Bank has faxed us a copy of the angrnal
L[)C and a copy of ann e-mail reducmg the arnoijnt tc► $13,504, sent'by Robert McUonald vn 4I281'03
The LQC for thi5 anount is still actiVe
Reccammendatian That the waffanfiy bond be released and this praject be clased with na fiu`f.her activn
raquired.
Please let me knaw if you need mare mformation
Wayne McGavtan
3f2$12006
'~$S 1'i5 @S~ ~n4: ^ -
VZav,e ste~rc2a~~ Decemher 11, 2000
~
,5P6,karae ~~,W,,1,~;R~ ~~VG~
g!92~04;`~
X;JQ .'Q~Q, S p
x +svr r
5os~d~~=.~.-a-~~~°`~` Fax. W Q. No S004392 U~ C 12 2000
S{okane, WAF- Deri►ier,-Or
SPOKANE COUAfIY ENOlNEm
T~ Jim Richardsvn
,
5pakane Cvunty Planning
1026 VV Brvadwa
T ~ Y
r Sp[3ka11e, WA 99260
. ~
RE: Yrip Dis#xihution Letter for Caelen Place Preliminary Plat
q
Dear JiM.
y~ } ~F:i"1. 4•. y17"~'~°Yw
r"•' `w~~•p•~ ~'~~[~y y f"°~ F'er the 1999 Rvad Standards of Spvkane Cvunty, we have prepared a
,
J7 trip afstributivn ~efter far the Caelen Place PUD pra1ec# Thrs proJect is
E lvcated between Main Aae and Sprague Ave, east of Best Raad and
'#f r~;, •~M1,~e,4 west of Adams Rvad in Spokane Valley ThES report wdi foElow SpvEcane
CountY En9ineerin9 standards fcar PreParm9 traffEc destributron letters
~
~.r
Praject Description
At the present tsme, the 3 92 acre site planned for the Caefen Place
Prelirriinary Plat is vacant Te the north, east and west of the site are
~ single family houses To the south of the site are variaus cvmmercial
buildings Retad and vffice uses exost in fhis area of Sprague Ave
This project will canstruct 22 duplsx livmg units on 13 lo#s and a 44 unit
apartment building Construction is antieipated to he complete by 2002_
= The traffic fram the duplexes wilf access Main A►renue or Best Road but
will nmt be able #v access Sprague Av+enue drrectly except for emergency
'access Canversely, the apartment building will ❑niv be able tv access
Sprague Ave vsa a driveway within the Best Rd right of way, and will have
emergency access to Bes# Rvad_
Exisfing zvning for the s+te is uR-22 and the propased density for this
peoject is 16 8 dweEiing units per acre Therefare, no rezone is requared,
only subdivrsian of the land
VICI111#]I S SIte Plat'I
ia'ning`3 A vicFnity map is included as FRgure 1 ancf a srte pian os included as Figure
Enig rs'eeiing~ ~ , 2
AArchitectw're_,
~ r~•~
i..antlscap'e Architecture
Gnd.S'Punrey,ing b , . .
.
> - ~ -
- ti - ✓
r i~ m ~ a
R
r
~
a
i-aqe z
Trip Generativn
Trip generativn information for these types of dand uses is dacumen#ed in the TrIp
Generatfvn Manual, 5"~ +Edrtian pubIished by the Institufe af TransDortation Enqineerinq
Land Llse Category 210, 5ingle FamEly Detached Hvusmg was used to estimate the
numher vf tnps the duplexes will generate. A duplex is geraerally a renfal and thus may
nvt generate as much traffic as the smgle family detached residence Hawever,
duplexes are generally occupied hy families, therefore, it was assumed that th+e tnp
generatrvn rates would be the same ad single family hausing,
Land, L1se Category 220, ,Apartrrients was used tv estimate the number of trips
generated by the apartment buvlding. At this trme tFae apartments have been propased
_ as general use apartments, and are nat restricted for use for senivrs +or ather subgroups
anly.
Table 1 belaw shows #he trips generated by the project for the ANl peak hvur, the PM
peak hvur and the average weekday (AC}T)
Table Ta - Trip Generativn for l3uplexes - Caelen Place
~M~P$aRr
ari" a,~~~,.~~~- ~ ,:-.~~~,~,•a-~ ,
x (t~}r^=f'fi+G ~Y.
~ yUr~it~~ 1J'al° , -.•~lA_v~~~;~g.a~ ~ ~ . r 'anal
0.7 ~ ~ oi ~~`on ~
3' p~r~nit ~ K2-5 .n
22 17 4 13 22 14 8
,
QailY~Ti.r~i Ends ~y~aaT~
W~, ; Rf`~e~` r Totar~AO~ tea'~ ..4'
~
22 11 66 257
i
rage i
Table 1 b- Trip Generation for Apartments - Caelen P/ace
4 - -~=.•,aR- w f, ~ b;~~;,'k==r• . . rti
i.
;PlV1,PeakgHour
gy -
OI~~~N 'ireoii`alr',~' ~o~~. ayDi e •fii na
Units
Distri
t., p r~Unit x.
P e r ~Un~ a~'tOw,
2~
~
44 25 7 18 29 18 11
f
~~P = Avecage ail,~~, r i E cl ` ~qrpT) ~T~, `o;, , 1;.
D
1_..... s-._.h.1'! ~.~F'.C9ir. ~ • fy :as
~Units , .Rate N To -al~`DT2 J; , ' ' •~~°Y~ ' ~ ~ -
, . .44 6.63 292
The site currently has an approved site plan for a project that would build 60 units of
apartments The currently approved project would generate approximately 40 PM peak
hour trips The proposed Caelen Place preliminary plat will generate 52 PM peak hour
trips, a net increase of 12 trips Under the presently approved site plan, all of these 40
PM peak hour tnps would be accessmg Sprague Ave directly Under the proposed site
plan, 29 tnps will access Sprague directly, while 22 access the transportation system
through Best and Main.
Trip Distribution
Traffic from the proposed Caelen Place preliminary plat is estimated to be distributed in
the following manner for the PM peak hour*
• 15% will go to/come from areas east of the site using I-90
• 35% will go to/come from employment or shopping on Sprague Avenue during
the PM peak hour
• 50% will go to/come from areas west or north of the site using Pines or
Evergreen and I-90
For the apartments, these trips will go to Sprague and then disperse from there For
the duplexes, the traffic to/from the north and west will use Best to Broadway and
disperse from there, while the traffic to/from Sprague and areas east of the site will use
Main to Adams
See the tnp distnbution figure and trip assignment figure in the attachments
7
' I
i,'`~~e 4+
Conclusians and Recommendativns
It is anticepated that #his project will have no natrceable impacts to the surrvunding
transportatran system particularly when cansidersng the additiona6 trips which this
project wiRl generate vver existmg apprvVed project The project wifl generate 12
additional PM peak hour trfps over existing project approval vf whfch nv mare than 11
additional PM peak hvur trips wdl be added ta any ane segment vf road off site.
Fuctherrnvre, the tra#fic directiy accessing 5prague rs decreased by 11 PM peak hour
tnps. Therefore, nv further traific analysis shQUld be necessary for this project
If yvu have any questians regarding this letter, please let me knvw and I wiil be happy
to address them.
Sincerely,
CLC Assacrates, Inc.
.
Ann L. WEnkier, P E
Senior Traffic Engfneer
ALWlalw
encl - lr"tcinity Map
- Site Plan
- Tnp Qistributivn Figure
cc• Scatt Engelhard, Spakane County Engineering (vFa Jim Richardson)
Tad Lasley, T J Larrdco, LLC
file
C.~;~ • ~ • , j . F~ ' ' `
• _ Nofth ~'~9
0)1%
E ~,~x ~
~
z7
_ ~ 5H P ~ ~ E IhtT
~ F;,80QNE x E SHAR,p • ~ ~
~ E DESME'f E 800 NE ~ 4
JA~.lD[7 D
E 4ATpLQO w ~ z -7 E L C3N ~ JoTt,k$ranCh CcIn
.OWAY I! w E E}RDADWAY ~ 8 ADWA1 ~
- E
¢
. Z E SPE ALKI 0
E ALKI ; C7 ~ ---~y DL1VE ~.!D ~
Z
~ ~ ~
lAY ~ O~I~~ z ~ E V~I.L~EY 'WAY m ~VALLEY ~+'AY ~ ;K
E N IXON ~ E UhkLLEY ~VAY ~ E
~ p E N I C31~ > E
`'V1XQN
~ ~ I ' MAIN E RIVERSI - T MAlh _._i ,iN
z
z
a 27 > ~ []E
~ z
~ ~ C~Qpv~r-~u~n~rty- ~ P~G4rE E 4P~cuE ~ ~Ve~:adai.e.~ ~
~ q_LN a Proj e ~t Site t ~ ~ ~ kl5T z ,
~ E 2ND f
34~[~ ~ ~ ~ 3RD ~ m
~
E 47H ~cn ~ ~ ~ 4T~d ~ ~ -
~ z m sr
COL E rH n ~
~ Q E 7TPi"` ~ . ~y 57 ~ ~ } ETH E ~T L 4 k~ ~
r,n
7T1-+ A5 r C~~ ~ ~1 E 87'H a7 L
E 8TM m
~IE 9~'H~ l I
D ~ E9`~H~ ~ A Z IE 1 DTH kc E 't~ JE 11TFif ED ~ ~ ~ ~ ~ 27M E 11 F~ ~ rn E ~ E 12TH
- z ~ . C ~ ~ ~ ~ ~ ❑ ic
X i ¢ E3YH ,rn ~
;E1~17H G E 14TH
1:2
JAO~A-,L m ~ E IaTH 0
FH'i 15 N ~ E 16T~i z ~ 16T
~ ~~99 oes.oRne 5tr° ~ cn E,17TH ci .
~ i ` ~ ~ ~'6t~~ I I I ~ I ~ ! 1 ~ ~ •
. Lj
LU u ~
ti
~ •
41
- -
Iz
I~
~ liz
Lr
~
9
• R a~~ x ar~a ~ ~
a, k
jn
0u IsES ~39 :.b~~x
Z H v
it ~
~ ti1 P 1 I ~ ~
~ ~ill I ~~~~~lf
~
.
.
~4~ ~ ~ Z .
> ~Cp .
, - NoI th ' Zi
SIC3~JJ v M15,
. ~ E ~q I~ ,~(W LL ~
~ 7 ~ m ~ I N7
SH ~
E Q00NE F SFiARP ~ 9''~~
° E aESMEt c ❑ E QC]f~~
C TA1~OC)
E 4ATALD[] ~ I L o Wh-BranCh Can
~ z I E M ~ ON ~q ❑ ~
.DWAY ~ ui E
j 4 RQADWAY B ADWA w `
_ E
E SQR ~ E RLKI ~ ~ 9:
E ,ALKI m
E C)LIVE 0
z C?
1~~ ~ oLkVq ~ ~ E V~4LLEY WAY ~ ~UALLEY'VVAY ~ ~ ~
. p ~NI QI~ ~ L I E V~LLEY I;JAY 3
, Q 4 E NIXC3N E I.
MAIN ~ ~ ~ iMA! ~ Z I 4SN
~ E RIVERS I D&
~ ~ ~a ~ ~ 1 ❑E
~cut > ~ - pQ~~uni~y ~ w~G~,E E ~P~GuE ►u!e,~:a.da,~!e
I L2ND Prv~e ji ~ ~ ~ ~ ~
~ite z ~
3R[~ _V' E 3RD 0 ~ E2NG
~ n ~
E 4TH ~ -o T ~i ~ ~ ~ C7 . ~ t4TH
M. ~ z I m 5;~ •y ~y ~ '
~ E TH 41 E Ta-i ~ 114~
~ ~ E 7
~ fiT m [n E T aICe ~,r) o m 7T LJ
Q E8YH u~- E 8TH r~ E
E 9TH~ 0~ E 97'H~ ~o ~ 1 Q H E 9T
A 2 JE 10TH I
~
C7 m IE 1 1TWM ❑ ~ ~ E11 ~`H ~ ~
12TfJ ❑ H I ~ ~ ~ '7 E 1 ~TH E 12TH
~ •.x~~~.~
~ z m z ~
- x z E 3TH ~
Ei4`~H vy E 747H Jo f-v -7.c
~7 m m E 157H ~ m ~ 0 O
E 15 H ~ E 1~6TN 0 ~ I~ 0 ~ 16
H! `
-
k 0 6449 ~eLarmo Stre t A s LF f ' ~ ~ i CE 17TH ~ ~ . . %a
J ~
Fto~
NQrth
! 51 D~V `~-1 ~
M9SZ
`J
~ . - ` p1 ••11T11-_~'_ 1►r ` y 4f~1'n s Y _
> --v►Ca1~.~,~
z ~ ' ACU'11kLL
p C2-Z~ \ SH p ~ ~ E$INT e ~
~ IBOONE E SF-lARP ~ • ~ ~
E DESMEf EBC)QNE Q'
tJ7
~ C ~A1,00
t t4RTALDC) ~ ~ ~ ~ ~p`~~B1'QnCh CCInd
~ . ~ E M~.ON ~
~DWAY ~ w E ~RQADWAY ~ B i4DWAl, tY ~ E
~r E 17
~ ~ ¢ ❑ ' E ALKI . ~
~ E ALK! ~z ~ +OL1VE
r
VAY I OtIV§ ~ E V~LLEY WAY - So m I E `~ALLEY~~IIAY ~ ~ ~
;r~ `-E NIXON ~E V~ILLEY ~ tdAY ~ E
1 ~ E NUKaN ~ 1?0 o ~ F rxorv
'MAYN E RIVERSI E-- E MAIh 15 ~ ~ ~ VN
27 . ~ z , 3 i ~ C~1E
AGuF > {D - vrt~a•~it y ~ [PRA13 ~ ~ ~5~a ~ E ~PRa ~
cu~ ~ Ver.ad,a,l.e
~ si ♦
Ln ~'rqj~Lt Sit~ t ~ ~
~ z .
E
2~1D ~
3'R 3R D [n , iu
E 4TH p ~ d 4TH ~
10 R r
m m z
J ~
C] r o ~ 7H y ~ ~ ~ E TH ET L
Vs E,_7T . ~ ❑ D ?__,E 7T ~ x E 8TH E 8TH
E 9TFf~ a i E 97H pE'l4l'~ E 9T
E 1 DTH I ~ ~ C, ~ ~
a ~ ~E i1TFiI ~ e Q E11TH
127l-~ a ~ ~ E 1 ~~H ~ ~ E 12TH
~ z X m z 0 1 s
~ E 14TH 0 x z E3TH -177 cn ~ ~ E14T
0 ~ .
~
L~H 27 ~ m _ E15TH C ~ m ~ H 0
15 H X E t fiT z z~1' m ~ ~ 16T
Io ~r99 oc~.orme Stre~ A UA r ~ ~ ~ 7TFV~ -q_ro
~ c~
_
p ~5[I►Cia~A5, nC. - _ i
MAbwMCNeraCelwC..-..., kw
~r~~ w~° aue , sre 2~0 February 7, 2001 ~ECEIVEQ
, Spolcan~, WI~ 99~~4 FED 0 9 Lm
' 4~~as) 45a-sa4o
~5~9) 458-s~~4 Fax lIV 0. N[?. S000392
5pvlc~ne. WA - Denver GC~~F ~ eomwer-aw
~
5cott Engelhard
Spakane Caunty Divesion of Raads and Engsneerin~
1026 W Broadway
Spokane,WA 99260
Re ThresFaald Traffic Studyfvrthe Caefen Plaee Apartrrient Camplex
.a
Dear 5caft
Based upon vurproJect undersfanding thraugh conVersations wEth you, Steve
Staers, and Tod Lasley, TJ Landco, the project sponsor, we have prepared a
brief traTfc threshnld study for tFais project 7his threshofd study has been
requEred as parfi vf abuilding permst applicatian for a 44 undt apartment
camplex and fncuses an the interseetian of Sprague 1 Best The original
apprsval was aIsQ for22 single tamily homes, howeVer, fhey are nvi rncluded
in this study
TNl4ESHOLD DETERM1111A TJC7N
! INTRODCICTION
~ The vicinity map, Figure 1 which is attached ta this letter, shauvs mvre
~ specifically where this sEte is located in the Spvkane valley. A site plan Ps
~,enclosed as Figure 2 The site plara shows the total development as appraved
bythe Hearing Examiner, a 44 u nit apartrnent cflra~ p9ex and 22 single family lots
r
The apartment cvmplex accesses the transportation system solely by a drnreway
located within at Best Road north of 5prague. Please refer tv the site plan for
detads regarding this access point An emergency access is available #o this
apartment compiex at Best Raad near Main AVe The 22 single family Iv#s have
access only ta Eiest Road and hAain Ave. The traffc from these single farndy lats
cannflt access Sprague at Best Fid. This traffic threshold study is nnly fvrthe
, apartrnent complex, and is required as a conditivn of the latest larad use action
as a part of vbtaening a building permit
~ngsneering y
Architecture
Landscape Architecture ~and Sur~eying ~
c'-`
. , /
Threshvld Traffc Study for Caelen Piace ppartment Cornplex
February T, 2001
Paqe 2
The project consests of canstraacting a 44 unit apartment building weth assocEated parking,
drainage, and 1andscapEng '8ased upora the scape of the study, this report will focus on the
capacity and level of service at the intersectinn of Sprague Ave and Best Road (north)
Preserrtiy, Best Road extends fr❑m 5prague s❑uth, hvwever, it is ofFset from vuhere Best Road
will extend norkh to senre this site 8ath sides of Sprague Ave in this area have numerous
driaeway+s serving the various husinesses alang Sprague
11 EXlSTdf!!G CDNDITIUAlS
The scape of this #raffic study includes the intersection of SpragueAve and Best Road (north)
Sprague ►4venue is a twa-way, se►ren-lane, eas#-west prmcipaE artenal It is posted at35 mph
and is an I-90 business route
Best Road north of Sprague Arrenue is present6y an undevefoped rEght vf way and is fenced
off nEar Sprague It will be developed with the deVelvpment of the Caelen Place apartment
camplex and wEll serve it exclusiuely Access intQ fhe neighbvrhvod north af Spraguewdl nat
be available fram this street As such, itwill be a fow volume, Iocal access road and if posted,
will have a speed limit of 25 mph Best Road will have a s#op sign at 5prague Ave
ExrsrING CoNflrTrONs
Traffic counts were taken by Spokane County at the intersection af Adams & Sprague onApnl
29, 1999 and were increased by a 3% growrth ra#e to accaunf for growth since that trme and'
arr additional 5°Io to accountfarthe ouerall irrcrease in trafficwhich accurswest of Adams Rd
Therefiare the 1999 cau nts were i ncreased be a total vf tv the existi ng cvndEtion a# B est
The PM peak hour trafiic counts fvr akl canditaans ana6yzed were established from these
counts and were used tv evaluate the traffic effec#s af the prnposal The 1999 counts showed
1,(]56 westbound vehicles and 1,169 easthound vehicles With the 8°/o increase, the present
fraffic volu mes are 1,140 westbaund a n d 1,263 ea stbou nd
1V BACFCGR(]UIVD Pf2OJECTS IAMBIENT TRRFFIC GROWTH
No specific bac&Cground project were scoped for inclusROn m thfs stGdy However, a 1 5°Ia per
yearcomporand growth rate was applied tv the existing trafficforthe future yearcondition To
maximrze the flexibilityto the spQnsvraf this praject, it was assumed tha# #he buildmg permit
would be pulfed fvr canstruction five years from now {2006} Haweuer, based upon other
factors, this may Qccur sovner Over fve years, the 15% growth rate will result on a 7 7°Ca
increase in ambient trafFiC
Theeshoid Traffic Study far Cae9en Place Aparkment Complex
February 7, 2001
Paqe 3
V. TRlP GENERA TION
Yhe trip generativn charactenstics of the Caelen Place Apartment Camplex are best
described usingthe Tnp Generatrorr Manual, 6fh Edttran, land use category 220, Apartments
p summary of the trip generating charactenstics of thae sate is shawn in TabEe 1
Table 9 e Trip Generatian Ra#es for Caelen Place A,par#ment Cvmplex
AM Peak Hour PM Peak Haur
llol @ 0.56 Directianal V'vl nG7 0.67 Direcfiiana!
L1nw#s trips per Distriaution trips peir Distribution
unIt 28% Ifl 72°/v OLf UCIIt 61% In 39% Qut
44 25 7 18 29 1$ 11
'
AVerag+e Daily Trip Ends (AD7')
lJnits Rate Total AQ7
44 663 292 _
VI TRIP DISTRdBUTdaIV
The site is accessed exclusivelyfram Sprague at 8est Therefvre, a11 traificwifl passthrsugh
the intersection of Sprague 1 Bes# {north} Traffic distributian is expected to be 50°!0 tolfrvm
5prague west of tY►e si#e, arad 50% on 5prague tolfEOm east of the During the PM peak hour
thds distributivn wiil add 15 vehicles an Sprague east of Best, and 14 ►rehicles an 5prague
west of Best Traftic assignment forthe new apartment compf ex at the intersection of Sprague
1 Best is attached
V!! FUTURE CC3ND1TION w►fhlwrthout f'ROJECT
This prnlect rs anticipated ta be complete hy fhe year 2006 The future traffic situat'on
examined for #his traffic threshald study cvnsists of the year 2006 condition Wath the 1 5°IO
compaunded per year traffic grawth rate, #he traffc Volurnes on Sprague Ave in 2006 are
expected to be 1,229 vehicles westbound arrd 1,3E0 vehicles eastbvund Withautthe proJect,
these volumes mereiy pass the locativn of Best Rd (nQrth)
. I Threshvld Traffic 5tudy far Caelen Pface Apartrnent Complex
February 7, 2001
Paqe 4
The prajectwill acid turnmg traffic at Best Rd The site is expected to add fi southbound right
turrafng vehicfes and fi southhound left tuming vehicles Nine eastbaund vehicles are expected
tv enterthe site arad 9 westbound vehic9es are expected to enterthe site The level vf service
expected farthe mtersection vf Spraguel Best (narth) in 2005 is shawn vn thefvllowfng table
The traffic ►rolumes whicM the Eeve[s of service in the table are based vn are attached along
with the level of service calcupations themselVes
Table 2 - Future Levels of Service at Spragare & Besf rn 2006 with project
- ~ - , r _ _ - _ - - ~r~.~r
~ ~ PM Peak
- w•ef~= -
ralNTER6,ECTION
ti
=-~~TDelar► L[7S -
Spraque 1 6est (nvrth) 46 3 sec E
Table 2 shows #hat the level af service at this NntersectRon vuEll be at LQS E m 2006 witfi rhe
project LOS E is an acceptable level of service, and theretare no mitigatron `s needed
VI!! GONGLUSIONS
Based upon the informatiora coratameci i n thi s repart, whech includes current traffic counts, a
reasonably conservative traffic grawth rate, additianal traffic fram ambeent grawth, and #he
additionaf trafficfrvm the proposed development, it is shown thatthe intersection vf Sprague
1Best (north) will be functinnmg at acceptable Cevels of seruice at project bufld out
!X REC0MMENDR TIUfVS
gased upQn the conclusivns reached Era this threshvld determsnativn, it rs recommended that
the site plan be deveioped as shown an Figure 2 Frontage improvements should be requEred
as ne+eded tv meet County standards Na mitFgation is necessary fQr this prvject
Threshold Traffic Study for Caelen Place Apartment Compiex
February 7, 2001
Paqe 5
After review of this threshold determination please let me know if you have any questions
Sincerely,
CLC Associates, Inc ~ y wlNk
W"s
Ann L Winkler, P E
Senior Traffic Engineer
G~
313
ALW/alw `ss/pNAI,~''~`
encl -Vicinity Map
~EXPIRES 5/1/ OI
-Site Plan
-Traffic Volumes
-Level of Service Calculations (HCS)
cc Tod Lasley, TJ Landco
file
q~,~ ,
g Narth a 51
o1 M155
$=ez
~ ~1F~5~Q ~ ~ ` ~-~x '
~ ~ ~E ~ ~ ~AXW LL
C`-~ ~
~ a
SHR o ~ E INY9
~
EI6C}ONE ~ Y a VOONE ESHARP E ~3ESMEf < E ~ ~ TA'.D0 ~ `•.-_J ~
E qATALOO ~ W ~ z i ~ M ~o eh C~an
E O n► z . •
,.owAY ~ w , E qROADVt+'A4 ~ B ADwa~, cr
~Q ~ E sPqIRGFPCID~` n ,
Z 9 o ~ E ALKI . o ~
C~ Q ~
E A1.Ki -~~--'E ~JLIVE ~ D
C3LlVEa
E~ W 2 z n
m E'~ALLEYWAY 7
I~+Y 0 ~ z g E V LLEY WAY E NIXQIV ~ E V,~LLEY WAY ;Q E~
~ L ~ > ~ IXQI~
p E N47~aN ~ ~
~ MAI~1 i _ TMAIA, JIVER
MA~IN ~ E RlVERS 27 E ❑E ~
I~GIJ~ ~ ~ ~ ~PRAGi IE E 5PRAGU'~ ~ -I-eGa~~a! @'
~ oop~o~~u..lty
~ 2Na Froje~t S7te 1rJT Z 4,ra ~
pa, ~F3RD ~ E 2N❑
~9 ~[n ~ 11 0 4T'~
~m ~ m S7 ~
p~ ~ Q '.~TH ~
~ E ~ EIY H E O7 L,p~
g fi
~ 7 ~
-A 7TI4
_E STH €n L E BTF~ U ~ ~
~E 9TH~ p ~ N ' E 9TH. ~ L H ~ g
Z ~ 1 OTH -1 o ~ 1 7'~-~ ~ ~
7~ IE 19TWM EI1T~1
~
, cn ~ E 12YH
~ 12TF~ m E 1ZTH ~ '
0
~ ~ ~ ~ E TH ~ 0
; E 14TH G) < cn t) E 14TH
, °4 E 15TM ~ m m C() 0
m
~ 15 N ~ E 16T '2 Z ~ ~ M ~ 1FT
n
i
1Qi 6999 BeLarme Straqt A s [1 r 107 F 1 ~f ~wJ
~m
I ~
i
st sr e ~ ~ ~ ~1I
4 ~ ~ RL0640.Qpg ,4Cllp !1
~ w
. •~a~ i t i~
~ dDl
m~
-T-~ ~
•o .r$ ~ ~ ~ ~
r ~ aoE o ~ ; ~ _ ~ f
i ; r • ^m ~ r ' ~ ~
~~~t~F~
~ , ~E~~
~~g ~ 1~~~
'g8 J_aBS 0~~~
.
♦ i8g ~8 ~
. 9 ~ ~ f y ~ F~ ~ ~ r
s
,
~
t
,
PROJECT NUMBER S00039 Project Name Caelen Place 07-Feb-01
INTERSECTION: Sprague & Best (north)
PM PEAK HOUR
INITIAL COUNT DATE ~ 04/29/99 YEARS TO PHASE I ~ 5
COUNT RATE TO EXSTNG ~ 8.00% YEARS TO BUILDOUT I 5
N/S GROWTH RATE I 1 50%
E/W GROWTH RATE I 1.50% I N/S I E/W I
PEAK HOUR FACTOR ~ 0 98 PHASE I GROWTH FACTOR ~ 1 077 1077
, BUILD OUT GROWTH FACTOR ~ 1.077 1 077 INITIAL MOVEMENT CURRENT NON-PROJECT PHASE I BUILD OUT PROJECT PHASE I BUILD OUT
COUNT TRAFFIC VOL TRAFFIC W/O PRJCT W/O PRJCT TRAFFIC W/PRJCT W/PRJCT
EB LT 0 0 0 6 6 6
1169 EB TH 1263 1360 1360 1360 1360
EB RT 0 0 0 0 0
W B LT 0 0 0 0 0
1056 WB TH 1140 1229 1229 1229 1229
W B RT 0 0 0 5 5 5
NB LT 0 0 0 0 0
NB TH 0 0 0 0 0 NB RT 0 0 0 0 0
SB LT 0 0 0 9 9 9
SB TH 0 0 0 0 0
SB RT 0 0 0 9 9 9
EXISTING LOS= ~ ~ ~ I FUTURE LOS ~
HCS Unsignalized Intersections Release 3 2
TWO-WAY STOP CONTROL SUMMARY
Intersection Sprague & Best (north)
Analyst CLC - ALW
Pro3ect No 5000392
Date 2/6/O1
East/west Street Sprague Ave
North/South Street Best (north)
Intersection Orientation EW Study period (hrs) 0 25
Vehicle Volumes and Ad7ustments
Ma3or Street Approach Eastbound Westbound
Movement 1 2 3 ~ 4 5 6
L T R ~ L T R
Volume 9 1260 1229 9
Hourly Flow Rate, HFR 9 1285 1254 9
Percent Heavy Vehicles 0
Median Type nctivid~ -T„v L51`
RT Channelized)
Lanes 1 2 2 0
Configuration L T T TR
Upstream Signa17 Yes Yes
Minor Street Approach Northbound Southbound
Movement 7 8 9 ~ 10 11 12
L T R ~ L T R
Volume 6 5
Hourly Flow Rate, HFR 6 5
Percent Heavy Vehicles 0 0
Percent Grade M 0 0
Median Storage 1
Flared Approach Exists> No
Storage
RT Channelized9
Lanes 0 0
Configuration LR
Delay, Queue Length, and Level of Service
Approach EB wB Northbound Southbound
Movement 1 4 ~ 7 8 9 ~ 10 11 12
Lane Config L LR
v (vph) 9 11
C(m) (vph) 557 98
v/c 0 02 0 11
95% queue length 0 00 0 25
Control Delay 11 6 46 3
LOS B E
Approach Delay 46 3
Approach LOS E
HCS Unsignalized Intersections Release 3 2
CLC - Spokane
- CLC Associates, Inc
707 W 7th Ave, Suite 200
Spokane, WA 99204
Phone (509)458-6840 Fax (509)458-6844
E-Mail awinkler@clc-inc com
TWO-WAY STOP CONTROL(TWSC) ANALYSIS
Intersection Sprague & Best (north)
City/State Spokane Valley, WA
Analyst CLC - ALW
Pro]ect No 5000392
Time period Analyzed PM Peak - 2006 w/ Pro7ect
Date 2/6/O1
East/West Street Sprague Ave
North/South Street Best (north)
Intersection Orientation Ew Study period (hrs) 0 25
Vehicle Volumes and Adjustments
Major Street Movements 1 2 3 4 5 6
L T R L T R
Volume 9 1260 1229 9
Peak-Hour Factor, PHF 0 98 0 98 0 98 0 98
Peak-15 Minute Volume 2 321 314 2
Hourly Flow Rate, HFR 9 1285 1254 9
Percent Heavy Vehicles 0
Median Type Undivided
RT Channelized7
Lanes 1 2 2 0
Configuration L T T TR
Upstream Signa17 Yes Yes
Minor Street Movements 7 8 9 10 11 12
L T R L T R
Volume 6 5
Peak Hour Factor, PHF 0 98 0 98
Peak-15 Minute Volume 2 1
Hourly Flow Rate, HFR 6 5
Percent Heavy Vehicles 0 0
Percent Grade M 0 0
Median Storage 1
Flared Approach Exists> No
Storage
RT Channelized",
Lanes 0 0
Configuration LR
Pedestrian Volumes and Adjustments
Movements 13 14 15 16
Flow (ped/hr) 0 0 0 0
Lane width (ft) 12 0 12 0 12 0 12 0
walking Speed (ft/sec) 4 0 4 0 4 0 4 0
Percent Blockage 0 0 0 0
' Upstream Signal Data
Prog Sat Arrival Green Cycle Prog Distance
• Flow Flow Type Time Length Speed to Signal
vph vph sec sec mph feet
S2 Left-Turn 109 1700 3 10 100 35 1420
Through 1257 1700 4 75 100 35 1420
S5 Left-Turn 0 1700 3 0 100 35 1250
Through 1115 1700 4 75 100 35 1250
Worksheet 3-Data for Computing Effect of Delay to Major Street Vehicles
Movement 2 Movement 5
Shared ln volume, major th vehicles
Shared ln volume, major rt vehicles
Sat flow rate, ma7or th vehicles
Sat flow rate, major rt vehicles
Number of major street through lanes
Worksheet 4-Critical Gap and Follow-up Time Calculation
Critical Gap Calculation
Movement 1 4 7 8 9 10 il 12
L L L T R L T R
t(c,base) 4 1 7 5 6 9
t(c,hv) 2 00 2 00 2 00 2 00 2 00 2 00 2 00 2 00
P(hv) 0 0 0
t(c,g) 0 20 0 20 0 10 0 20 0 20 0 10
Grade/100 0 00 0 00 0 00 0 00 0 00 0 00
t(3,1t) 0 00 0 70 0 00
t(c,T) 1-stage 0 00 0 00 0 00 0 00 0 00 0 00 0 00 0 00
2-stage 0 00 0 00 1 00 1 00 0 00 1 00 1 00 0 00
t(c) 1-stage 4 1 6 8 6 9
2-stage 4 1 5 8 6 9
Follow-Up Time Calculations
Movement 1 4 7 8 9 10 11 12
L L L T R L T R
t(f,base) 2 20 3 50 3 30
t(f,HV) 1 00 1 00 1 00 1 00 1 00 1 00 1 00 1 00
P(HV) 0 0 0
t(f) 2 2 3 5 3 3
Worksheet 5-Effect of Upstream Signals
Computation 1-Queue Clearance Time at Upstream Signal
Movement 2 Movement 5
V(t) V(l,prot) V(t) V(l,prot)
V prog 1257 109 1115 0
Total Saturation Flow Rate, s(vph) 3400 3400 3400 3400
Arrival Type 4 3 4 3
Effective Green, g(sec) 75 10 75 0
Cycle Length, C(sec) 100 100 100 100
Rp (from table 9-2) 1 333 1 000 1 333 1 000
Proportion vehicles arriving on green P 1 000 0 100 1 000 0 000
g(ql) _ 0 0 2 9 0 0
g(q2) 0 0 0 1 0 0 0 0
• g(q) 0 0 3 0 0 0 0 0
Computation 2-Proportion of TWSC Intersection Time blocked
Movement 2 Movement 5
V(t) v(l,prot) V(t) V(l,prot)
alpha 0 500 0 500
beta 0 667 0 667
Travel time, t(a) (sec) 27 600 24 295
Smoothing Factor, F 0 098 0 110
Proportion of conflicting flow, f 0 971 0 084 0 883 0 000
Max platooned flow, V(c,max) 0 76 0 0
Min platooned flow, V(c,ma.n) 2000 2000 2000 2000
Duration of blocked period, t(p) 0 0 0 0 0 0 0 0
Proportion time blocked, p 0 000 0 000
Computation 3-Platoon Event Periods Result
p(2) 0 000
p (5) 0 000
p(dom) 0 000
p(subo) 0 000
Constrained or unconstrained> U
Proportion
unblocked (1) (2) (3)
for minor Single-stage Two-Stage Process
movements, p(x) Process Stage I Stage II
p(l) 1 000
p(4)
p(7)
P(8)
P(9)
p(10) 1 000 0 000 0 000
p(11)
p(12) 1 000
Computation 4 and 5
Single-Stage Process
Movement 1 4 7 8 9 10 11 12
L L L T R L T R
V c,x 1263 1918 632
s 3400 3400 3400
Px 1 000 1 000 1 000
V c,u,x 1263 1918 632
C r,x 557 61 428
C plat,x 557 61 428
Two-Stage Process
7 8 10 11
Stagel Stage2 Stagel Stage2 Stagel Stage2 Stagel Stage2
V(C,x) 1258 660
s 3400 3400
P(x) 0 000 0 000
V(c,u,x) 0 0
l, C(r,x) _ 1029 102!
C(plat,x) 0 0
Worksheet 6-Impedance and Capacity Equations
Step 1 RT from Minor St 9 12
Conflicting Flows 632
Potential Capacity 428
Pedestrian Impedance Factor 1 00 1 00
Movement Capacity 428
Probability of Queue free St 1 00 0 99
Step 2 LT from Ma3or St 4 1
Conflicting Flows 1263
Potential Capacity 557
Pedestrian Impedance Factor 1 00 1 00
Movement Capacity 557
Probability of Queue free St 1 00 0 98
Ma7 L-Shared Prob Q free St
Step 3 TH from Minor St 8 11
Conflicting Flows
Potential Capacity
Pedestrian Impedance Factor 1 00 1 00
Cap Adj factor due to Impeding mvmnt 0 98 0 98
Movement Capacity
Probability of Queue free St 1 00 1 00
Step 4 LT from DZinor St 7 10
Conflicting Flows 1918
Potential Capacity 61
Pedestrian Zmpedance Factor 1 00 1 00
Ma3 L, Min T Impedance factor 0 98 0 98
Ma3 L, Min T Ad] Imp Factor 0 99 0 99
Cap Ad3 factor due to Impeding mvmnt 0 98 0 99
Movement Capacity 60
Worksheet 7-Computation of the Effect of Two-stage Gap Acceptance
Step 3 TH from Minor St 8 11
Part 1 - First Stage
Conflicting Flows
Potential Capacity 0 0
Pedestrian Impedance Factor 1 00 1 00
Cap Ad3 factor due to Impeding mvmnt 0 98 1 00
Movement Capacity 0 0
Probability of Queue free St 0 00 0 00
Part 2 - Second Stage
Conflicting Flows
Potential Capacity 0 0
Pedestrian Impedance Factor 1 00 1 00
Cap Adj factor due to Impeding mvmnt 1 00 0 98
Movement Capacity 0 0
~ Pa-rt 3 - Single Stage .
Conflicting Flows
• Potential Capacity
Pedestrian Impedance Factor 1 00 1 00
I Cap Ad3 factor due to Impeding mvmnt 0 98 0 98
Movement Capacity
Result for 2 stage process
~ a o 00 0 00
~ y 0 00 0 00
~ C t
Probability of Queue free St 1 00 1 00
i
, Step 4 LT from Minor St 7 10
Part 1 - First Stage
Conflicting Flows 1258
Potential Capacity 0 0
Pedestrian Impedance Factor 1 00 1 00
Cap Adj factor due to Impeding mvmnt 0 98 1 00
Movement Capacity 0 0
Part 2 - Second Stage
Conflicting Flows 660
Potential Capacity 0 0
Pedestrian Impedance Factor 1 00 1 00
Cap Adj factor due to Impeding mvmnt 0 00 0 00
Movement Capacity 0 0
Part 3 - Single Stage
Conflicting Flows 1918
Potential Capacity 61
Pedestrian Impedance Factor 1 00 1 00
Ma] L, Min T Impedance factor 0 98 0 98
Ma3 L, Min T Adj Imp Factor 0 99 0 99
Cap Ad] factor due to Impeding mvmnt 0 98 0 99
Movement Capacity 60
Results for Two-stage process
a 0 00 0 00
y 0 00 0 00
C t 60
Worksheet 8-Shared Lane Calculations
Movement 7 8 9 10 11 12
L T R L T R
I
Volume (vph) 6 5
Movement Capacity (vph) 60 428
Shared Lane Capacity (vph) 98
Worksheet 9-Computation of Effect of Flared Minor Street Approaches
Movement 7 8 9 10 11 12
L T R L T R
C sep 60 428
Volume 6 5
Delay ~
I- ~ Q -sep ,
Q sep +1
• round (Qsep +1)
n max
C sh 98
SUM C sep
n
C act
worksheet 10-Delay, Queue Length, and Level of Service
Movement 1 4 7 8 9 10 il 12
Lane Config L LR
v (vph) 9 il
C(m) (vph) 557 98
v/c 0 02 0 11
95% queue length 0 00 0 25
Control Delay 11 6 46 3
LOS B E
Approach Delay 46 3
Approach LOS E
worksheet 11-Shared Ma]or LT Impedance and Delay
Movement 2 Movement 5
p(ol) 0 98 1 00
v(il), volume for stream 2 or 5
v(12), Volume for stream 3 or 6
s(il), Saturation flow rate for stream 2 or 5
s(12), Saturation flow rate for stream 3 or 6
P* (o3)
d(M,LT), Delay for stream 1 or 4 il 6
N, Number of ma7or street through lanes
d(rank,l) Delay for stream 2 or 5
I
MEMORf1NDUM
DATE: December 29, 2000
TO: Scott Engelhard
CG. Ann Wmkler, GLC Assaciates, Inc
Jim R9chardson okane County Pfanning ~
FRONl: 5teve Stairs
SUgJECT: Revised Trrp Distnbution Letter fvr Caelen Place PUD &OMCOMY
(PE-188D)
I have campleted review of #he above referenced dvcument for a reuisian of the site pian fvr 22
duplex and 44 apartment units In additian ta the changed uses, thre site plara prvvides different
access from the site to the existing road network Given the vnly access fvr the 44 unit
apartment complex is via a tract `K' road ta 5prague Ave , I am requestmg a threshold analysis
for the mtersectian of the tract `X' raad and Sprague A►re to ensure adequate aperations of the
driveway and the prmcipal artena9 (5prague Ave ) Since this is jus# a threshold traffic s#udy, the
neighbvrhood meetmg requirements are not needed The threshvld analysis shalk examine bath
AM and PM peak hour apera#ions of the intersec#ion
If yvu have any questians concerning the distributivn letter ar my reviewr, please don't hesitate
ta bring them to my attention
~
t
~
~~~~RANL UM
QATE: Feeruary 13, 2001
TQ: Scott Engefhard
CC: Jfrn Richardsan, 5pokane County Plannrng
Ann Winkler, CLC Assvciates, Irrc
FaC?M: 5tede Stairs C5 T3,5_-~)
~
SWE~JECT: Thr $tio~Tr0i 5ttidy for the Gaelen Place P4J❑
1860VPf Span COLZUY
I have c,ampl review ❑f the above referenc.ed dvcument and find that it as complete and uses
'
arr acceptable methvdolagy The letter shows that the IeVel af service at the propvsed driveway
access ta Sprague Ave will cvntinue meet current LC75 standards at build-out of the
development
Based an the information cvntained in the threshold study, I recommend 4hat we accept th+s
analysis for a period of five yeao`s (until February 6, 2005) and aNow this deve1opment #o
cvntinue thraugh the approvaUpermit pracess 5hould the uses of the sEte substantially change
or fhe five-year period lapse prior to build-vuQ, an uprfated study shoufd be prvvided
Yf you have any questrons, please feel fr+ee to bring them to my attention
. ~ -
Pre-Design Meeting Nates
SpQlane Caunty Engineers Office
Pr4ject Name: CAELN hAZ-F, Prvject Itlumber . ?I
Prvject Sponnsor T'CEDO fAA.&V
r
Spvnsvr's Ersgineer-
L7es;gn
Firm TWLc4 6W-5 Enguieer. _Vx4F bctsM. P 6- _
Meetmg Date: 13AWA Meeting Time• lo 0w%
County Staff Present at Meetmg 6V kW1, P-6
[)ther Meeting Attendees
namelrepresenting namelrepresentmg
namelrepresenting narnelrepresencmg
The Follovving Ttems need to be Iliscussed wl the Tlesrgn Engineer
General I€ems 1 a List certain special requirements hsted kn the CQnditirans of A,pgroval, ETS, vr NIDNS This is
not an all-inclusive list The Engmeer and SpQnsar are responsible fvr adhermg to all Cgnditivrs and
desi,gn cntena 5e~C l~ffE-6 &W~144drWS e""44-rG-vi-StSwa COgh Ttogs
~D §W4x,i 1cZ&W, j~,P_ J4- fZ (~,w 469T dC AtAf 3
description reference
5 ~'(05 C' L" ` (7
description reference
~ R&Qteu *4j1- g 5
description reference
description reference
1 b Dves the Engineer have a copy of the Examiner'slStaff Condrtbons of Agprnwal? ~a
2 Is the project lvcated m a Crty-Caunty ]vint Planning Area? ~ If sv, Plans and Design
Deriations ►availl need tn be accepted by the City, also.
3 v/Include Standard Plan notes m khe Rvad and Drainage Plars.
~
.1
~ ~
~
- . ~
~ =
. -Pre-1Jesigm Nfeetmg Nocea far Pro,ecf Page 2
Spokmie Cnunty Fublic Works
Road Plans
l Road Classificatians auad Design Critena.
#1 #2 #3 #4 I
Street Na~e I~AT AD kyhNr A46- I
I
Classification ~ Acz- ~ra►.,Ati ~
Raadway Width, W 3,5` A-r,P
ll~=un right-of-way widt}a
see note (1)
1VIm Hot7z. Curve w1 super ~
Mm Horiz Cur►fe wlo super ~
. p
( ieneral Land SlopelTerram RA5__
I]esign Speed, mph ~Curb Type & Clear Zone ~
(see Sec. 3 15)
Sidewalk required? (Yeslno) Note (1) Additional right-af-way may be given by the Sponsor
I)iscussian rA+IrN~ te crs Pc,c- 516,; 12` w6( aT 4. lCDr OW-
Calst.4 W cuwew wrt e.ar ro U"&-RA ut A-~~jjjv~a - 129i~l Azre5!5 ?
644 5c&wt,. K p & cc*r ~r rwr t-F cer ~
~r~i4+►'~ - ! 5 19C &~4'~i►J4 A ~ ~ PC 6-
2. Accar ~r►g to Che Design En,gmeer, what is the maximum number of wnits which wi 1have
access from a smgle roadway? . VVhat as the max allowed per Sec l 03?
12 & a3 a+''ti " 44 1F15 r~ IffAW
3. Mirvimum uYtersectivn spacmg is 340' for along a Prmcipal or Minar Arterial {per Sec 3 04},
and 154' for a Collectar vr Local Access street What spacir►g is pronded fvr thhis project?
to
~~~f~
• i
Pre-Design Meeting Nates for Praject Page 3
Spokane Couniy Puhlic Warks
4 Are any off-site s1Qpe easements needed, or vff-site right-of-way acquisitivns needed? If sv,
describe
,ilbki;
5. What type of turn-arounds are needed? (i e cul-de-sac, hanmerheadl, etc )
Street Name Turn-arvund Tyge Lcacation
ge-
G Rvad Surfacmg RequLrements (Sec 3 16)
a) What methvd m determining road surfac oes the Design Engmeer propose
to use (i e AASHTO Design Metho ;qSunty xhickness table r other)?
AI.1 A(1 ~ 2 iac 5 Y&& ficAVdJ.s - S~Ot4VJ?7_ 4*0 A-&WC477( rw 60r
iN gAi
b) Provide the Design Engr a copy of the Svil SarnpIe Procedures, ❑esign Repart Format 8c
Alternate Pauement Design Table
7 Daes the Engmeer plan on applying $'or any Design I)ernations9 If so, briefly descrihe below
Please noxe that approval of all I}esign L7eviation's must be obtamed prior to cvnstructicrn
plan subtmttal
~'t~ AAO~a
5torm Drainage
1. Basm 1vTap
a) Did the TJeszgn Engineer bririg to fihe rneetmg a basui rnap? qA& . Zf sa, daes the basm
rrap shQw topography and suffiGient mfarmatron tv be useful7 _.W6
b} ~.7ves the basm map depict any contsibuting vff-site a-ursoff flowjr►g anto the property?
Daes it appear to be correct? ~E If nvt, explam
:~t4%6 6K• 0 5CPAA-9A,;S 'p VFr T5cK
c) Ts asite uisFt needed to verify the basm fimits"? 90 Schedule far .
{Note Concurrene.e with County Engmeer's nn basin lirroits is required pnor fio pian subrnittal ~
2. Is the srte located withun the Aquifer SensitiVe Area (ASA)? ~~i Whalt type of water
quality treatrnent rs propased by khe I]esign Engineer9_20CrOtwmV A;?U A4v*
Pre-Design Meelftng Nvtes fflr Froject Page 4
Spokane County Fuhlic Warks .
3. What subsurface uzvestigations, if'any, are needed with thus prvject tv mace sure the
proposed dispvsal process will function as planned.
&"U- (.C(bD c*1,3 7b IVP-tFq (A°rr,Jla" a` J
4 Are there downstream cvnditions which wlll affect the design of drau3age facihties df so
describe possible mitigative rneasures
~
5 Is mainteriance access grovided to each GPA swale or drainage pand? If there is something
unusual, what requerements were given to the Uesign Engr ?
AM TV ICI-- Gcz 1`WW tb ecca6
6 What dves the T3eveIaperlEngr propose fQr providmg fmr perpetuaI mamtenance of ttte
drauage facthtieO Please briefly describe praposed mechanism, and what is needed to
accamplish this
tkr OLdxw P AWAR ►j !54~C157 ::!r&CAC.zw-s Oki 1013 J~ d-m~t xy~~
0) OW lWFiWfik-en1 YqNVX5 rr- r►J Abu'
MUf foiUW CN CoT C 2- Tb mil°I-ditft~.-'~ M hid` (-+st eetK cwNw
7a What T)esign Startn(s) should be used in the caurse caf analysis (i.e 10-yr, 50-yr, etc.)
~t+~~l.~ ~ td ~'t at- 415tw P,k%nJ:S
U
7b Is a Detention or Retention systern propQSed7 Ptease descnbe.
~
Are Erosion Cantrol Measures required with thts prvaect? If sa, briefly descnbe appltcable
requirements.
jP.U~ ~Awat.s wicr i, V6&mr1e4 [5 asu~w&D
9. Is a second Pre-Design Meetrng needed? _$9
Pre-17esign Meeting Notss for Project Page 5
Spokane Counry Pubcc Works ,
List of Documents ProWided tra the Sponsor's Engmeer
a). irbN p` ftW, AWNM4 NO~a_
la} :52 1~40 + n~
c) 5a&4V& O&Uu.c o,
d} aq4t&r az' 6v!VIT&*6
e}
Any easemenls needed autside of!he plat baundary, for drarnage or olher, are to be crcquiredpriar
to raad and drarnuge plan submattal Tiie Sponsor or Sporrsor's Erzgiraecr shall provade separately
ca dega1 descraption and Trtle Commrimeral (ar srmrlar provf of ownershap) of fhe affecledparcel{'s}
for proposed easement.s
2'he S'ubmattal Checklrst, corrrpleted urrd srgrzcd by the Sponsor's Enginaer, shald be provrded wrth
eachplan submrltal
1Vate: Provide a copy of thes completed dacument to the Design Engineer at tlae end of the pre-
desfgn meeting.
filenaine Freflesign rneeting 17AugO0
Appendix B
Standard N'otes fnr Canstruetion glans
The faltnwing stfindard notes are to be included in a road and dramage plan sefi., far prir+ately spansorad
aevelopments These noTes are applicable to hoth public and prsvate roads
i} AIl work and materia[s shall he in canformance with the "SPDKANE COLllNTY STANDARDS
F[)R ROAD eAN[] SEWER GONSTRLICTiON" 1995, and as arnended
2) Locaticans saf existmg utiIities slacawn in the plans are approximate The Contractmr shaii be
respQnsibTe for lacatmg akI underground utilities Any cant7ictlng ufiilities shall be relocated prior
to cnnstructicrn af road and drainage facilities
3) The Contractor is required to hade a complete set of the accepted rqad and drainage plans an the
job szte whenever cQnstruction is m pragress
4] If Che Contractor discouers any discrepancies betw@en the plans and existing conddtzons
encountered, t.he ConTractor shali immediately notify the Desigin Engineer and the Spokane Count}r
Engineer's C3ffice
5) For cnnstructlun of drywells, install filter fabric (Amoco 4545 or approVad equivalent) betrveen the
dryweli barrel and the washed drainrock, anti teiween the washed drairrcxk antl Che nattve sosls
fi} Prior to sste canstructian, the Contractar is responsihle for locating undergraund utilFties Caii ihe
undergn'ound utiltty locatdon serwice at 456-8040 hefoee you dip
bcable
SuRnlernental Notes, When Aw
7} Fflr any curb grades less than 0 5°Jo (4} 005 ftift), a Washington State-licensed Professionai Land
Surveyor shall veri.fy that the curb forms are at the grades nated nn the approwed pIans, prior to
piacement af curb material The Contracttar is responsibie for arranging and coordinatmg vyrsrk
with the Professional Land 5urveyor
The Cantractvr shall enploy altcer►sed surveyar to verify that the cross-gutter farms are at the
correct pI'an grada prior to concrete placement The cross-gutters shall he constructed priar to
paving, and the pavement shall then match the edge oPconcrcte gratter
Llse note 49 wherever GI'A swales crre used
9) R"he fioor Qf a Grasserl Percolation Area (GPA) srWare tncludes the leve1' partion af the floor af the
swale, and the side slopes of the swale up to the GT'A oVerflou+ elevation or top of drywell The
soil 1tcated in fihe flcror Qf tMe GPA swale shall be a m@dtum to well-drammg ntaterial, with a
mmimum infiltration rate oF 0 5 inches per hour The Engineer shall provide a written staterr►ent
which verifies that aPZ GPA swaPes cvnform to fihis requiretnent Thts wratten statemenT shall be
submitteci to the Spokane County Engineer's QfFir,e prtar to snstalling finished land'scapingi'sod and
prior to finaf acceptance Z'he swate floar material shall be installed to a natiVe sotl stratum which
alsa meets car exceeds thzs rninimum pereoIatlon rate of 0 5 inches per hour
Notes ERl through ER4 are to be tncluded rn the plan set when erosion control facrlrtres are regurred or
incorporated into the plans
ER1) An Erosion/Sedimentation Control (ESC) plan is required for this project Implementation of the
ESC plan, and construction, mamtenance, and upgradmg of the ESC facilities are the responsibility
of the Developer until all construction is completed and accepted by Spokane County, or until
vegetation is established throughout the srte, and accepted by Spokane County, whichever is later
ER2) Approval of the ESC plan dces not conshtute approval of any of the proposed road, storm
drainage, grading or utility design elements shown on the ESC plan
ER3) The erosion/sedimentatwn control measures shown are the minunum requirements for the
anticipated site condrtions The Contractor shall inspect and mamtatn these ESC measures daily,
and shall maintam and upgrade these measures as necessary to prevent sedunent-laden water from
either flowmg off the site, or mto new/existmg storm dramage facilities, such as drywells, culverts,
or gravel gallenes
ER4) The Contractor/Developer is responsible for mstallmg Rock Construction Entries at any and all
locations used to enter or exit the project site
ERS) Geotextile fabnc is to be placed on the runs of drywells, catch basms and uilets until such tune the
vegetation on the site is established and the threat of sedunent deposition mto the dramage system
is rrutigated
1
Submittal Checklist
far Rnad &Drainage Projects in Spokane County - P1atsIShart P'lats
Thrs SuBrnrttal Checklrst is ta be campleted rrrtd signed by 1he Spc►nsor's Engtrreer, and anCduded wrFh euch plata
submlttul rntn dhe SpDlcrrne CQUnty Enganeers Qffice If thrs form rs not ftdly completed and sagraed, do nat
submll pdan,s and calculatrans to Spokane County far revxetiv rand acceJatance Incomplete submrttals wrld be
returned rnrd wall cause un,neeessary delays foryour cdrent
Project Name.
Spakane County Pro,ect No. Date:
Yroject Engineer: Phane
Project Spansor: Phvne•
A. Preliminary Pracess
Prior to Submittai of Road and Drainage P1ans, the fallawing events are Ea have already occurrad
(By checkrng each ttern off showrr be[ou; you are slatrng that you lzave uerified these everrtslaie►rrs have 6eerr campleted}
0 ~ tldopCion af aHearmg Exammer's Report for thi5 1ong plaC, or aPianning'Repvrt far thos short plat
0 ~ At Ieast one Pre-Deszgn Meeting has bcen held with County staffat the Engineers Office
0 An "Agreemenk to Pay Fees" has beern signed by the praject sponsar, and suhrroitted to the County
Engeneers C3Ffice
Q A Channellzation Plan (e gsigning and striping plan) af public raadway improvemenCs, has been
coordinateri $nd discussed with the County Engineers C}ffice
B. Raad and Drainage Plan Submittal
The dtems listeii below are tu be praVided as a mmimum with a road and dramage plan submittal Additional
informatron may be required to demarstrate that the plans meet all applacahle stanciards
(By checkrng "yes" far ea7Ch r(ent shrwrr belvts; you are verifyrng fhad dhese atems have 13een cpmpleterl crnd are rrrcluded
rn thas suhmrt[crl For arry bax checked "nIa a witten ju.strficAtiarr of any omrsstans ad the end vf thrs sectron rs
requrred }
[tem Deseription
0 yes Road and drainage plans, two prinT seTs (Certificatian statement an cover of vlans)
d yes Each P1an Shcet af record is signed and dafieci by the proJect sponsor
d yes The road and drainage design meets the requirements of 5tate law, WAC 196-27 regarding
°`conformrty with aceepted standards", that 15' the destgn reflects the "state mf the praGtice"
for the propos€d CanCept
0 yes The plans, Drsmage Repott, basin tnap(s), and any dther calcuiatians are starnped, signed
and dated by an engtneet' licensei in the State of Washingtctn
0 yes 0 nla Drarnage Repart, two sets To include basin rnap(s), time of concentration routes in basin
rnap, and Certificatian statement on cvvee of report and basin map
D yes 0 nla GeotechniGal lteport, one sei (Include ali soii test pitlboring iogs )
0 yes 0 rtla StructuraI Par+ernent Calculatians, one set
0 yes 0 nla Cross-siQpe grade r-alculations fcsr road widenmg projects
0 yes 0 N'a Maintenance 11+Ianual and Sinking Fund calculations far drainage facilrties Iocate'1 autside of
County road right-of-way
d yes 0 n/a Wrdtten explanatian af wholwhat entity vvill be respansible for maintaining dramage faciltties
which are located outside af publie rcaad righc-of=way, and that the plan is acceptable to the
County Enganeer5 Office
0 }res 0 n/a ChannelizattQn F'lan, or slgnmg and striping informati4n proaidei sn the road plards To be
incluaed m road and drainage plan set
0 yes f] rd'a I have rea.d the F-Iearing Examiner's Report (long plat), nr Plannfng Dept Findings and
Canditsons (short plat), for this praject The design mcets the conditivns in the repart
0 yes 0 n/a Copy of Approved Design Deviations
0 yes 0 nla Fire LDistrict Apprnval, far private roads
0 yes 0nla Let PPans Requirel for any 14ts with drainage easernents and which fronfi a public raad, or
for lots wtuch recezve and treaC runoff from a public right-of way
Q yes 0 n/a Ilsny applacable State and Faderal pennits have been obtained (i e HPA, JAiZPA, etc ) For
Permits with eanditions, acopy aF the permit and conditians are zncluded in the pIan
submittal
0 yes Cl n/a Inspectian Agreement betwe,en the sponsor and its engineer
0 yes 0 n/a For aff=szte easements to be granted to Spokane County, the follvwmg items shall be
included legal descriptiean, exhibit, and proof 4f n►vnership
d yes 0 n/a Erosion Contror Plan, r@quired for "MaJ~r Land-Disturbmg Actir+iky „ To be included in the '
road and drainage pkata set
Explarsatsnn for any ttems listed above which are not mcluded in this submiital
(Note an rnsufficieatjustification afwhy an item was not mcluded in the submitted, ar incomplete dceuments, may result
m the submittal 4eing retramed wEthout review or wnthaut acceptance F'rovide attachments 1f necessary )
By sigining below, the engmeer is stating that the mformat2on pro►+ided ira the submittal is complete, that the
information provEded in the Sulrmrtral Checklest rs accurate, and the pIans and calculations are in accordance with
the Spalcane County Stczndards for koad & 5ewer Conslructaan, and the Guadelrnes for Stormwater
Management, except uvhere an appraved Design Lleviata4n allows otherwise
Engineer's Signature Zlate
Engineer's Narne.
(p[ease prmt)
I, f there crre rrny guestions about thzs frrm or approprrate procetlures, please call Development Ser-vices,
S,pokarre Cvuirdy Publtc Wnrks, at (509) 456-3600
For Spokane Caunty IJse Clnly
Subnuttal Na County Plan Reviewer;
0 Accepted in fcsr Review or CanstruCtion
0 Returned to the engineer without ravieav and/ar acceptance, 5ee attached leiter of explanatiQn
Pracessmg Date.
Submittai Check9ist 2
Spokane County Flubiic Wark,s, April 29, 1998
2 Prior to the issuance of the imtial build.ing permit(s), the applicant shall subrrlit to the
Division of Butldmg and Code Enforcement documentahon sign by the water purveyor and the
applicable fire distnct stating that the public water system has been installed, tested and accepted
as operational pursuant to the approved water plan
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a building permit or use of property as proposed:
1. Condrtional approval of the preliminary plat by the County Engmeer is given subject to
dedication of nght-of-way and approval of the road system as indicated in the prehminary plat of
record
2 A traffic distnbution letter was submitted and reviewed by the County Engineer for this
proposal Pnor to the release of a building permit for the 44-unit apartment complex, the
apphcant shall submit a threshold traffic analysis for review and approval by the County
Engmeer The threshold analysis shall ensure adequate operations of the intersection between the
dnveway and Sprague Avenue, a Pnncipal Artenal, dunng AM and PM peak hours of operation
The applicant is advised that review and acceptance of the threshold analysis may result in
mitigation at the mtersection or a reduced number of umts allowed
3 A Professional Engineer, licensed in the State of Wastungton, shall subrrut final road and
drainage plans, a dramage report and calculations that conform to the 1999 Spokane County
Standards for Road and Sewer construcrion, the current edition of the Guidelmes for Stormwater
Management and all standards and laws that are applicable to tlus project if road and/or drainage
improvements are required. Any final road and dramage plans and a dramage report shall receive
the County Engmeer's acceptance pnor to release of a construction or building permit or approval
of the final plat.
4. Dramage language will be drafted by Spokane County and provided to the Sponsor's
Engineer or Surveyor for inclusion in the final plat document following plan acceptance by the
Spokane County Engineer
5 Any applicable stormwater management systems and roads for this plat shall be constructed
and certified to be constructed in accordance with the accepted road and dramage plans, or all the
required improvements must be bonded for m accordance with Spokane County regulations,
pnor to the recording of the final plat Record drawings and all construction documentahon shall
be submitted with the proper certification statement
6 The proposed subdivision and development proposal is located wrthin a drainage basm
wluch has been identified by the Spokane County Engineer's and Utilities offices as havmg
stormwater runoff problems Since ttus proposed subdivision or development proposal is
affected by or is a contnbutor to stormwater flows, property owners should participate m the
planning and implementation of a future basmwide stormwater management system The
following statement shall be placed in the plat dedication
HE Findings, Conclusions and Decision PE-1880-00 Page 18
: f
"The ovvner(s) or successor(s) in interest agree tejain in any Cvunty-approved stormwater
management program and to pay such rates and charges as tnay be fixed through public hearings
far servrce or beneft Qbtained by the plannsng, design, canstructang, znaintaining ar vperatron of
starmwater cvntrol facilities "
7 Canstnaction withu7 the praposed publac streets and easements shaLl be performed under the
direct supervtsivn of a licensed engineerlsurveyar, who shall fumish the County Engineer wath
"As Built" plans and a certif cate in wnting that ail imgrovements were installed to the lmes and
grades shown on the apprvved cvnstructian plans and thaY all dist.ubed manurreents hawe been
replaced
8 No constructpan wvrk is to be perforned within the existing vr proposed public nght-of-
way until a permat has been xssued by #.he Ccrunty Engineer All wark is subject to inspection an,d
apprnval by the County Engrneer
9 A11 construction within the existing or proposed puhlic nght-af way 1s to be completed
pnor to fling the final ptat ar a hand in the amount estimated by the County Engineer to caVer
the cast af construction of improrrements Cflnstruction certification, "As Built" ptans and
mvnurraentang the street centerlines shall be filed with thc County EngFneer
10 Appropnate provasion sha11 be rnade that the fot]Qwing descnbed property be held in trust
until the cantinuatian of the streets be dedicated or deeded A 1faak stnp at the ends ar edges of
alI streets that terninate or barder the plat bvunciary
i 1 The appiicant is advased that indivxduai dnveway access perntAts are required prior to
rssuance nf a building penrut for dnveway approaches to the County road system
12 Emergency access is proposed fvr Lot 12 from the rnternal pnyate driveway easement to
Best Road The Spokane Gaunty Road Standards dv not have development standards fvr
emergency access 'r'he applicant shall submit an emergency aecess pian that is acceptable to hvth
the Caunty Engineer and Fire I3istrict #1 The emergency access plan may znclude, but as nat
limiteti ta, the locafiian vf a lvcked gate, bamcades ar ather means of preventing full prablic
access
13. A statement shall be plaeed on the plat dedication that no dtrect access be altawed for lots
1-1 Ito Sprague Auenue until such turie as authonzed by the County Engineer The plat
dedacatzon shall al,so state thcrt no direct access is allowed far Lat 12 to Best Raad or Maira
.4venue, except for emergency access uppraved by the County Fare I12,strict
14 The Caunty Engmeer has desLgnated a Local Access Roadway Section for the rmprovement
of Best Road rvhich is adjacen# to the proposed developlment This wi11 require ihe addrtzon of
apprQximately 30 feet afasphalt along the frontage of the deVelvpment The construction af
curbing and sidewalk is alsv reqeaared
15 The appitcant shall design antt construct the cul-de-sac at the termmus af Best Itoad to
Spokane Cvunty Standards
HE F'ndings, Conclusians and Decision PE-18$0-00 Page 19
~
Y d The County Engineer has destgnated a Local Access Raadway Section for the impz-flvement
of Main Avenue, which is adjaeent to #he proposed development This will require the addxtFan
of approximately 0 feet* of asphait alang the frontage Q£the development The constructxon of
curbrng and sidewalk is also required
Nate *Engineenng records zndicate that the width of paVing along Main Avenue is 36 feet,
which exceeds current Spokane Caunty Standards for a local access road While no adaitional
asphalt is requrred the applicant shall tnstall curb and gutter and spdewalk along the firontage af
the pr4pasal Th1s may result in the cutttng of the existing edge of asphalt and addrtz4nal pavmg
to the curtalgutter improvements
17 The prapased plat sha11 be imprvVed ta ihe standards set forth in Spokane County
Resalution No 99-0265, as amended, which establishes regulations for roads, approaches,
draznage and fees in new construction
1$ The County Engrneer has examined thFS development propasaY and has determined that the
pmpact of tkris praposal upon the existing County Road Systerri warrants the roadway
kmpravements herein specifaed
19 The applrcant is advised that there rnay exist utilities ezther underground ar overhead
affecting the applicant's property, including prvperty ta be dedicated or set asade future
acquisitran 5pokane County wi11 asswne na financral obligation for adjustments ar reIacation
regarding these utilities The applicant should check with #he applicable ratilities and Spokane
Cflunty Engineer to determme whether the applrcant or utility is responsibIe for adjustment vr
relocatian cvsfs and to make arrangements for any necessary vvark
20 The applicant shall grant appTrcahie border easements acij acent to Spokane County lttght of
VVay per Spakane County Standards
SPCIKANE CUUNTY DIVTSIC)N UFUTXLITIES
1 The dedicatiQn shall state "A public sewer system will be made available far the plat, and
indivpdual services wzll br, praVided to each lot pnor to sale Llse of individual an-sste dFSpasat
systems shall not be authonzed "
2 The dedication shall state "Individual tracts shall be subj ect ta payment of current
appllGable sewer connecfion charges andlor general facilities charges pnar to the Fssuance ❑f a
setiver carnectivn pernzit."
3 The applicant shall submit expressly to Spakane Cvunty I3ivisYOn of Utilities "under
separate cover", oniy those plan sheets showing sewer plans and specificahons for the public
sewer cannectirans and facilaties fvr revtew and approval Carnmercial developmen#s shall
submit histQncal and or estrrnated water usage a.s part of the sewer plan submitfial
4 Sewer plans acceptabJe to the I3iWision v£LTtglittes shall he submrtted pnor ta the
finalazatian of the project
I-IE Findings, Gonclusians and Decisican PE-1880-Qfl Page 20
r f ,
5 Any water service fbr this project sha11 be provided in accordance vvith the Coordinated
Water System Plan for Spokane Caunty, as amended
sPvKANE couNTY smvRMwATER vTILrTx
1 Spokane County daes nat owm or vperate a regivnal stormwater conveyance system As a
resralt, the project proponent is responsible for providing vn-site eontrol af starmwater runvff
from raewly constructed irnpervious surFaces
2 Drainage shall not he diverted and]or released to a downstream prflperty afi points nvt
receiving drainage prior to the propased development
3 This proposal is located vvittun the SpQkane-Rathdnum Praine Aquifer SensitiVe Area
(ASA) In order to mitigate the patential for groundwater degradation, aIl land developed within
the ASA shall treat starnawater runoff pnor to discharge to a drywell or other appraved dispasal
point The preferred methad of treatment is through a bin-infiltration swale (fprmerly referred to
as a"2[3$" swale or a grassed percvlatton area]
4- Easernents andlar separate tracts shall he pravided for all drainage facilities (natural
channels, bio-rnfiltrataon swales, storxa pipes and ditches, etc ) lacated ❑utside af County nght-
of-way These easements and/or tracts shall be identified an the finai plat and any subsequent
canstrucxion plans
SP[IKANE REGTUNAL HEALTH DYSTRICT
1 The final plat shall be designed as zndreated ❑n the preliminazy plat of record andlar any
atfached sheets as noted.
2 A,ppropna[e utillty easements shall be indicated vn capies of the prelimmary plat of record
for distnbutron by the Flanrung I]epartment ta the utility camparhies, Spokane Caunty Engxneer,
and the Spokane Regivnal Heatth District. Wntten approval of the easements'by the utrlity
cvmpa.raies sha11 be received pnar ta the submittal af the final plat
3 The sewage dispflsal rnethad shall be as authanzed by the Directvr of Uhlities, Spokane
County
4 Water servrce shall he cpvrdinated through the Director of U'tilities, Spokane County
5 Water seruice shalI he by an existing public water supply when approved tay the Regivnal
Engineer {Spvkane}, State Department of HeaIth
6 Privr ta filing the final plat, the spansor shall dem4nstrate tca the satisfactiQn of the Spokane
Regimnal Health District that art adequate and potable water supply is availabie to each lat of the
plat
HE Findings, Conclusions and Decision PE- 18$0-00 Page 21
~
7 Prior tv filing the final plat, the sponsar shall present evidenGe that the plat lies wxthin the
recorded service area of the wafier systern proposed to serve the plat
8 A plaai for water facilities adeguate for domestic use, domestic imgafiron use, and fire
pratectaon use shall be appraVeti hy the water purveyor Said water plart must have been
approvecl by the fire protection distnct and the apprflpnate health autharities The health
authonties, ,water supplier (purveyor), and the f re protection titstnct will eertify, pnrsr to #he
filiang af the final plant, an the face of said water plan that the plan is in conformance wlth therr
requirements and wi11 adequately sat:sfy their respective raeeds Saad water plan and cerCificatton
wtlllae drafted on atransparency suitable far reproduction
R The purveyor will alsa certify prior to filing the final plarat on a copy af sa.id vvater plan that
appr4pnate cQntractual arrailgemerats laave heen rnade wlth the plat sponsor fox cansiructxan of
the water systern, in accordance with the approved plan and tarne schedule The time schedule
will prouide, an any case, for cvmpletion of the water system aiYd anspection by the apprognate
health authQrities przor ta application far buildxng permits within ihe plat The cantractual
arrangement will tnctude a provision holding SpoPcane County, Spakane Regional Health
Dastnct, and the putveyor harmless froan claims by any lat purchaser refused a building permit
due to farlure of the plaf speansor to satisfactanly complete the approved water system
10 A public sewer system shall be rnade avaipable for the plat and iandpvidual service provrded
to each lot pnvr ta sale The use of tndividuaP an-site sewage disposal systenns shall n,o[ be
autharized
1 t Astatement shall be placed in the dedrcatian to the effect that. "A public sewer system will
be anatie available for the plat and indsvidual service wi11 be provrded to each lat pnar ta sate
TYae use of individual on-site sewage disposal systems shall nat be authorzzed "
12 The detiicatoty language on the pPat shalI state "The use of pnvate we11s and wafer
systerns is prohabAted "
13 The final plat dedicatiozr shall contain the fallowing statement "The public water system, ~
pursuant ta the Water Plan appraved by county and state health autriorities, the local fre
protecttan distnct, County DiVTSion oFBuiltiing and Code Enforcement and water purveyar, shall
be xnstalled within thzs subdivksion and the applicant shall provade for individuai domestic watex
seruice as well as fire protectian #o each lot priar to sale of each lot and pnor ta issuance of a
buildrng perrnit for each lat "
SPDKANE C(3[]NTY FIRE I3ISTR1CT NU. 1
1 Existing fire hydrants are sufficient fvr the 11 Iflts so long as access is fram Best and Ma1n
Roads Additianal fire hydrants wi11 be required for the apartment complex These wa1Z be
determined at permit tirx,e
2 The emergency access raad Fs adequate as iong as access is prouided tca Best Rtiad
3 Gates wxll be revievved by thzs office
I-dE Findings, Ganclusxans and Decision PE-1880-04 Page 22
f
DATED thzs 23rd day of February, 2001
SPOKANE C[Ji]NTY HEARING EXAMINER
Michel C I7empsey, WSBA, #8235
NO'I'ICE OF FxNAL DECISJDN A1VD NQTICE OF RIGHT TO APFEAL
Pursuant to 5pakane County Resolutzan Nfl 96-0171, the decision o£the Hearing Examiner
on an appircation for a preliminary plat, or for a change of canditaans, Fs final and conclusive unless
within twenty-ane (21 ) calendar days from the issuance of the Examiner's decision, a parf.y wxth
standing files a land use petition in supenvr court pursuant to chapter 36 70C kCW Pursuant ta
RCW 36 70C 040, the date of issuance of the Hearing Examiner's decision is three (3) days after it
is mailed
This Decision was mailed 6y certified mail to the Applieant, and by regular mau1 to ather
parties of record, on February 23, 2001 The date of xssuance of the Heanng Exasrirner's decisian ss
therefare Febnlary 26, 2001 THE LAST DAY F@R APPEAL OF THXS DECISTON T(7
Si7pE12.IOR COURT $1' LANII CTSE PETITION TS MARCH 19.2001.
The cornplete record in trais anatter, including this decision, is an file dunng the appeal
penvd with the Offtce of the Heanng Examiner, Third Flaar, Public Works Buildmg, 1026 W est
Braadway Avenue, Spakane, Washington, 39264-0245, (509) 477-7490 The ftle may Eae
inspected dunng normal work-ing hours, ltsted as IVlvnday - Fnday of each week, except
holydays, between the haurs of 8 30 a m and 5 00 p m C.Up1e5 of the f.If3Cl.iIIlEPitS 11'] the LeCDi'd
wiIl be made aVailable at the cost set by Spokane County
HE Fmdmgs, CanclusEpns and I3ecision PE-1880-00 Page 23
;
RECEIVED
APR 12 2001
H. On-Site Constructian Staking ~POKME CQLlATY ENGIA[EER
l.. Stake the Iot comers of the twelve tats within the plat baundary. tST
2. Provide ccanstructiQn-staking services for tb.e kmprovements described above. This
will include-
- 5#aUag oae time far rhe water services ta the interiar lats
R 5taldng one time for the sewer senrices ta #he interiar lnts
- Stalcing Qne time for curbing
- Stakirag one time for raugh grades on Best Road
- 5taldng ane time for the erushed rack on Best Rvad
- Sta1cng ane time far the tuaizaage facilities autZ.ined in the drainage study.
Stca7rirag mwre thare orce tinre af any atem above due to cQntiriual Contractor
rregligence ar other reaspns beyond Tcayldr Engineenng, Inc.'s cantrod shadd be
consrdered ejtra and mI2 be bii2ed to the Cantrcactar on an hcrurdy ba.ris
Secti~n II Sub-Tvtal: $ I&IM
Total Sectians I and H "OIIn7ite DeSLgn SIl~il Con3tI`uC[.IOn r.7LdlgY9:
The fee sFzawn above is hnsed on the lot configurrrtion shawn on the Preltmariary
Flut, a.s approved Iay Spalrarte Cauaaty. Re-design of Ipts or ather eiements o, f the
plan m,ay require change in scope Qnd fees.
7'hT3 COTl1`]"'C1C2 C1SSllme5:
■ Adrlationcci tnpograph2cal sunvey information wall rrof be needed
• The owner wall be respvrrsible far caordaruzting miscellaneour utflaty services
• Geateejtnfcnl servaces wlll be procured diredly by the client and are nat
iracluded in rhis pr❑posal. It is cassunaed fhat the gertechmcad engineer wa21
proviae suggestaons regarding the type and went of the stomcwater disposal
system best suated far thas site, as weld as pavement sectivn. Nlaterial testing as
Mat included in this cvntract.
■ The desigra v,f the muln-family area vr ctny "vpen spaces" is nvt iraciudgd ira
thr's contr-act.
■ Cara.stnucti4n rrtcrrragement arrfd biddtng semces are not included in this
cantract. A seope and fee can be provided af requested by the ownQr.
IQ. Constructa+na Inspecfion
1. Provide cacstruction iuspection azkd testing as neeessary to certify canstructian of
53ZT1ialy 5eWeI SeIViCeS, stonm drainage system, and rvad surfacing, per 1995
PRQPC]SALICONTRACT - Caelemm Place
Page 4
T~.ylOr ~ngineening, inc.
CnU Desi,gn and Land Plarming
106 W MissiiDn Ade • Spvkana, WA 99241-2345 •(5Q9) 328-3371
.
r-
~ S
County Road Standards. Tt is auticinated th.at full time innection af the sewer
services will be reouired for tiis ~o~t. Prepare Reeard Dravvinizs a.s xequYrei
by the Counry This itacludes mvdifying the ariginA drawuxgs. Actug znvert
elevatians of sewer and water stub locatiflns shai[ be provided by the
Cvntractar. CvnstrucdQn cez-dfication will be requixed by Spokane {Cotuaty.
This fee rs heauily ciependent upon the cotitractar's ability to meet acheduIes cxnd
meet specificatrors. Yherefore, this fee is onIy an estimmute. ~'f7as service wi1I be
billed hourty. Continuaus re-teszing antl reperxted sate irspections rrtay require
additiotaI fee,s. AddataoraIly, svme dab testing uill be required on sQil praperties.
We estirrtate thts tesring will be .$500. 00.
Estimated (To Be Biiled Hvuriy): $6,400,00
PRVPOSADcorrTRAcr - caelen Place
Page 5
T4
vlor Engnmrlng, ~ffic.
cud iDesig, and Lana Plarnung
i08 VY NSissian Ave • 5paksne, WA 99201-2346 •(SQ9) 328-3371
i
F
1
See ITEM d, EXFIIBIT° "A" an reference to authorization and compensation fax EXTRAS.
PaymeELt to be made as follaws:
Billings wiU be rmade manthly for wvrk perfbrmed. Payment vvili. be due 15 days after reccipt of
invaice,
TIES PROPOSAL ANI3 CON'TRACT TS GflVERNEi] BY THE TERMS AND CQiVDMC3N5
aN THE ,A,TTACHED EXHIBIT "A". PLEASE REA U.
NOTE. Tliis Proposal may be withdrawn by 'I"AYLOR ENGINEERIN41, IlNG. if nat accepted
widin 34 days
Autharized
Signatture
'Fitle
~
Date
Acceptance of P'rapasal: I have read the abave prices, specifications and all the terrns and
conditians prirrted an tbe attached EXHIBIT "A" arad t#ey are satisfactary and are hereby
acceptei TA,1'LOR ENGWEERINC, INC. is authcarized ta comz3aence work as specified and
agreed tQ herein. Please sap both copies vf the Contract and send ame capy back to TAYLOR
ENGxNEERING, INC.
Autharized Signature ~ ~o C~L. I-Iall;ul-
Title my4er
1C]ate o~~ ~ ~ ~31
PRaPOSAL/CaNTRACT - Caelen Place
Page 5
Tciylor EIlkgineeringy hICe
Cnnl Des~p and Land Planning
106 W Missian Ave • Spokane, Wd1992Di-?.345 •(549) 329-3371
J R~~~IVEQ
~ Submittal Checklist ApR 12 2001
frar ~~ad & Drainage Projects in Spolane Caunty - PlatslShorVP~f~"sCvuNrr ENGiN~~R
Thrs SutrmFttal Checklast rs to be completed cmd signed by the Sponsor `s Enganeer, and irrcluded tit+rth each plan
sul3mittaa' mia the Spakarae Gaunty Engrneers OffiGe. If Phis forni as not frslly Coanplefed and srgrred, do not
submtt pTanc and cadcuTatiora.s to Spokame County f'or revierv and acceptance Incamplete submittals will be
returned and will cause unneeesscrry delays fnr yor,a cPient.~
a~
Prvject Name
Spakane County Project Na .Aa--~~'O
Project Engineer: -5 C-Cqr /'t . Phane: 3~g ~ 33 ~1
Project Sponsor: 7 -.5►6 4A,416-Y Phone; 9 94-
A. Preiiminaxy Process
Prior to Submittal of Raad and Drainage Plans, the fallewing events are t❑ have already vccurred
(BY cjreelang eac12 rtem o,f}'sluwri belasv, you exre stating thal you have verrfied these eventsliter.zs have beef3 contp2eted )
/
~E' j Adoptivn of aHeaxnng Examiner's Report fnr this Iang p1at, or a Plaztning Report £❑r this shvrt plat.
At least one Pre-F)esign Meeting has been held with Caunty staff at tfie Engineers Qff"ice.
~ An "Agreement to Pay Fees" has been signed by the pr4ject sponsor, and subrnrtted to the Cvunty
En~meers Office
R' AChannehzahon Plan (e g. sigramg and strxpmg plan) of public rvadvvay improvenAents, has been
r.oorcTinated ared discussed witly the County- En meers ~Dffice
rtl~ 5T~G7"' ~I ~ s14oo, Ir Iab7` 1A1 R/lt€ #[jezWY.
B. Road and Drrafnage Plaa Suamittal
The iterns listed below are to be provided as a minsmum with s raad and drainage pIan stzbrnitttal. Addrtivnal
informatian may be required to demanstrate that the plans raaeet a11 applicable standards.
(BY checkrng "yes " fQr each rcern shown below, yau are ver6rrrg that these atem hcrve Seen compleced and are rirclrrded
rn thrs sufrmattal F'or urry 8ox checked "rrfa a wretten justifaeutton af rrrny orraissron.s at the end of lhrs sectrorr rs
regutred)
, Iteffia Descziptivn
9,Ves R❑ad and drainage plans, twp prinf sets (Certificat[on staternextt on eover of plan,s}
iy yes Each P lan Sheet of record is sigrdeci and dated by the prqlect spansvr
R'yes The road and drmiztage design meets the requirecnents of State 1aw, WAC 196-27 regardLng
"cnnfvrnvity with acc.eptcd s#andards"; that is, the desrgn reflects the "state of the practic,e"
, far the propflsed cancept.
9' yes The plans, Drainage Report, basrn map(s), and any other calculatians axe stamped, sagned
/ anc~ dated by an eng-m~r lxcens~. in the State a#` ~Vask~angtnn.
[3' yes 0 n1a Dramage Report, two sets. T4 mclude basan map(s), tune of cvncentratian routes in ba.sin
map, and Certifica#icrn statement Qn coVer ef report and basin map.
EKyes 0 nla Geotechruca1 Repert, one set (IICIUde 'r1lI 5a1I test p1t(b01'fIlg POgS.)
R'yes 0n'a 5tructural Pavement Calcuiativns, ane set
0 yes Q~Ya Csass-srape gratEe calculafians for road widenxng project5. lNA Na 12001h)1"
0 yes 9 rala Maintenance Ndanuai and Sinkuig Fund caIculatians fvr ciratnage £actlAties Iocat~ u t~ie of
r
~ CQUnty rtaad sright-af way rr1a7' +~1+~b P~. 4r~~s re►~ wr ►~'R,~~
R'yes Q nla Written explanahan vf w}tflivvt~a# entity wilI be responsible for rnamtaming dratnage facilrties
whTah are lacated Qutside of pubIic raad right-af-way, and that the glan is accep#abIe ta the
R, Caunty Engineers Qffice b r2►4r n~ 46,,J:__ Rr-IR~e7"
W yes nla Cbanrgelization Plara, ar sigamg and stripmg infonnatlon ,prat+zded in the caad pians To be
ixfcluded xn road and drainage plan set 6Xi07 SMAO4C46 rn3 A44c.6-
R(yes 0 nla I have read the Hearing Exarninec's Report {lang Plat}, or Plannmg Dept. Finchrogs and
'C:Ondit10I15 (5}lf?Tt plat), for rlus pralect The desigrr rneets the canditions in the repart
0 yes 6Ynla Copy csf Approaed Design DeViations Va bIaLwrT ,...n232!.K
0 yes [iYnla Fire 17zst-°ict Apprwsl, frrr private toads lva PA,rAPor- P28W
~yes 0nla Lot P1ans Required for any pots with dramage easentents a.ud wvhich front a public road, or
for lots which receiVe and trea# runQff from a public right-of-way.
0 yes EKn1a Any applicable State and Federal permits have been obtamed. (i e HPA, JAR'A, etc.) Fur
Permits with canditivns, a eapy of the permit and condxtions ar+e inciuded in the plan
suhmittal. N67'
yes 0 nla Inspectivn Age.ement be##ween the sporasor and irs engineer l)VsAi5r-7o+1 JP0Ja70'0 r~
a yes Qrnla For off site ea.sements to be granted to Spokane Caun,ty, the fnliowin it~s shall be
~ncluded, legal descriptian, exhibit, and prtaafc~faw~nershup. r~ ~°v ~~1cr4~T1E'S
JZV R/yes @nla Esosiorr Control Plan, required for "Majorr Land-Disturbing Activity" To be included in the
raad and drainage plan set. 1AveaVk*447XA o.O eOv,E.,k
Explanatian fnr any zteas 1isted above which are nat included i,n tius su6mittal L.! rs -e ryt.
(TIote an msufficienitjustificatfon of why an iten was nvt inaluded uz the su6mittedl, Qr 4ncQmplete documents, may result
in the submii#aP 6eing returned withcrut reWtew vr without aeceptance Provide at#achments sf necessary )
By signing below, the engtneer is statLng that the information providei ua the suhmPttal is comglete, ths8 Lhe
informafion provided m the Submrrtal Checkltst rs aecurate, and the plans and caYculatians are ur accordance with
the Spokane Counry 5tarrdards for Raad & Sewer C.'[]n5trLC12d3P1, and the Gwdelanes for Stormwater
Mamcxgement, except where an approv esign DeviatFOn allaws othenwise
Engineer's Signature Date: 4-J!z/r~,r
Engineer's Name,
(please pr,nt)
there are crrry questronr crbaut thi.s forrra or uppropriate pracedures, please cadl I3evelQpment Servaces,
S1pC7klI7l'L ~..'Qunty PubjIC W~']i'kS, lIl (509) 456'3600
For Spokane Connty Use [Jn3y
Submitta.I Nn: l County P1an Reviewer. PA04
r
~ Accepted in for Revieww or Ctsnsiruction
~ Returned to the engineer wifhout accepfance, See attached Ietter o£expIanation
Processing I7ate.
5ubmitta! CheckIist 2
Spakane County Fub3ic Wflrks, Aprfl] 29, 1998
IA ~ ~'F►YLOR ENGINE'ERING, INC
G~ vif Design and I.and Pla~uung
west 1[}6 Mission Ave LET'TER ()F TRANSMITTAL
Spoicane, WA 99201
Voice Phorae (509) 328-3371
Fax (5{]9) 328-8224
To Ed F2irry,'P.E. I]ate April 12, 2001
Spakane County Errgineers
Fax. (509) 477-7655
Phvne (509) 477-36(}0
From: Scott M Busch 1 Mark Arvnson
Re Caelen Place
Attached wrth this T.etter vf Transrruttal are tYie followmg itens;
Road, 5ewer and Water Tmprovement Plans {2 copies}
DraFnage Analysis (2 cvpres)
Pavement Design fvr Best Road (2 copies)
Lat 12, Block 1 swale plar► (2 copies)
Partivn vf cvntract far Inspection
Submittal CheckTist
Flease revTew the attached mfarnr►ativn at your earliest conVeauence and if yau have any
cvmments or guestivns, please cantact our affice
Thanks
cc• FiIe
~ - -
~ ' -
i
s P C] X- A N E C C] L 7 Nf T ~
I]MSIpN OF EIVGIAIEER[IVG ANB kQAL75 e4 L1IVti5IotV pF THE P[JBLIC WC123L.5 DF3'ARTMF.IV'!'
,p11iF]i°ll 24, 200 1
Sr.ott Busch, P E
Taylvr Englneering, Tnc
106 West Missian Avenue
Spokane, WA 99201
5UBJECT. P1$$0 - Caelen Plare
r" Suhmittal
CientlEmen
We have canducted a cursory revieva of your Apnl 12, 2001 subrnittal oF Design Documents for this project,
and we have found that the submittal generally does not cnnform to the requirements caf the 5pokane County
Standrrrds for Road rmd Sewer Cansiructican ar the Guadelmes for Stormwater hfQndgement VVe are,
therefane, unahle to accept your subrnittal for re'view at this time
C]ur observatioaas are noted an the enclosed listing. Please da nat construe thas tistmg as being comprehensive
If you have any questFans about this revievu, please contact Ed Parry at 477-3600. Thank you
5incerely,
Ross E K,eliey, P E
Spokane County Engineer
E ,~c
T Parcy, P E
Plan Review Engineer
cncl i)esign nncumertis - ptans & cafculatavns
Comments (1 Page)
GG pIY3]eCE ~1le
RCMICWCr {COiI]fIIEI1t5 fJRl]+)
Sponsor Tod Lasley, 12405 N Fasnvood Dnve, Spvkane, WA 49218
1026 W Broadway Ave • Spokane, WA 9I260-0170 •(504) 477-3600 FAX (509) 477-7655 (2nd Floor) 477-7478 {3rd Floor} • TL1D (509) 477-7133
Seatt ,Busch, F'.E
P1S8{i - Caelen Plaee
1" Submitfal
April 24,2001
Page 2 of 2
Plans
1 Please indicate the stattan & affset fbr the drywells to he installed far this prnject
2 Flease note that the owner needs to s9gn & date all road & drainage glans
3 Swale L}etaii This shnuld be coardmated with the pYans, where a curb vr pa►+ed area is invotaed The crest of
the srWale back slope shoufd be set at least i} 2' ahove the rap of curb or edge of paving, fn nrder tn keep the
water in the swale as much as possible
4 Piea.se mdicate the MCR and easterly ECR eEe►rations fvr the new eurb return
S With the installation of ihe new curb eecurn, an existing drywell grate will end up iru the walking path of the
sidewalk ramp, and this creates a prablem for pedestrians Ttte elevattons pro►+sded indicate that runoff wili
flow araund the cur6 reiurn Tram the east to the sauth
a Plea.se clarify the type offrame & grate to be pravided, or
b If the existing drywell is atrandoned in place, what ss the impact on the swa[e propased far Basin B, rn
terms of stortn volume? Water quality vofume would nat need tv be addressecl, since it :s not being
pravsded currentlp fflr ttie paving reaching 4he exESting dryrvell Clr,
c If the impacts on the prcrposed swale are ovsrly severe, then a catch basin shauld he installed
upstream of and connsctmg ta the existing dryweIl, arid a solid T¢cking iid shoGid be pravided an fhe
existing drywell
6 The terms of the existsng Tract X agreement need to he checked, the lat owners on the west side of Hest may
now be responsible fbr maintaining fihe swale surface area in the W►TV adjacent to their Zofis If so, nfltEficatian
wifl need ta be pro►+ided so these lot owners
7 Advosnry onl}r "I'his Prvject quaiifies as a`°Majnr Lartd-Disturhing Activcty?' under the Spokane County
Erosvon Cantrol Qrdinance, 6ased nn the amount of nerv irripervious area provided 'f`fie plans du nvt appear tQ
meet che mmirnum requirements in these areas
a. Areas fbr material stockpihng and concrete truck washout shau]d 6e indicated an the plans
h "Ttoe canstreicti on entry detail sh ould conforrn to the detai9s in the ESC Ordirtance
c All the information na#ed m 5ection 4 5 420 of the ESC Ordinance shauId be provided on the plans
Faaemenr I]esigin
1 Flease prnvide a map showing the test IGcations, refat9ve ta the rest ofthe site
208 Loi Plans
1 Plea.se indicate ea.sement dErriensinns along the north side, adaacent tca Lot 11, and alang the west side adjacent
to tlze unimprnved Best Road R/W
2 Swale DeLaiI
a. PPease add a nate thax the swale Ns ta he sodded with the improuement of the underlyuig 1ct
b Please add a nate that the crest of the swa1e back slope sheuld be set at least Q 2' abiDve the top of
eurh or edge of paving, in order to keep the water in the swale as much as possible
Inspection Agreement
Please prmvide an estimate of the value of this work This is needed to deVeEop the bond amount for
Constructsan Inspectian nn this projec# Proprietary data is neither requested nc+a required, mere6y a"laallpark" estu-nate
RECE1VED
Subrnittal Checklist ApR 12 2001
far Rvad & Drainage Prrojects in Spokane CoUnty a PIatsISb[]rWT4MCOUNTY ENGINEER
This Submrtlal Checklist rs ta Tre campleted and sagned by the Sporrsar's Engrnaer, and tncluded w1th each pdma
submrttcrl anto the SpoIrirne Cnunty Engzneers Office Tf thrs form es not faally completed and srgned, do not
.su! mrt plans and Galculrrtaans to SpoTrane County for revierv and crcceplcrnce IncvmplecQ submrtlrxls wrll be
redurned arrd wrll cause urarreces.sary delays,faryaur cllent
ProJect Name. CAE4-6~ j_6L&.tr--:
_zago c dC) Date
Sgakane Caunty Froject Na Acs
Pxajec# Engineer: A q'se~ Phone• 3~g -~371
Froaect Sporsar: L.,d1L 5,1 Phane:
A. Frehminary Pracess
Prinr to Submittat of Rcrad and L?rainage Plans, the fcaliowing events are ta have already cccurred
(By checkerrg each atem affsftawn belou; yQU crre statang lhrrl you huve ver fed dhese eventslrrems frave Ereen compleled)
/
Er J Adoption af a Hearing Examtner's Report fQr this 1ong plat, or a Plannmg Repvrt for this short piat
G! I gt leas# one Pre-Design Meetuag has been held with iC4unty sta$' at the Engufeers Office
~ An "Agreement to Pay Fees" has been signed by the praject sponsar, and submitted to the County
, Engirteers L7ffice
Er A Chartrielization JPlan (e g signing and striping plan) of public roadway irnprpvements, has been
coordmateti and discussed wsth ihe Coun En ineers Cl `f-f'ice
Ih~b 57Xr--97- *#*M6 .51A5"Q" .rlC,0, J9' JlbT IN FA46 04RZWY.
B. Road and I3rainage Plan Submattal
The iterns ltsted belnw are to be providead as a minimurn with a road and dram$ge plan submittal Additianal
information may be required to demonstrate that the plans meet alI applicable s#antlards
(By checking `yes" for each atem sfrowrr below, you are verifyrng lhat these rtems have been com,plelad arrd are rrrciuded
an thrs submrttal For arry 6ax checked "r1la", u avrrnen justificatipn of arty omrssaons at !he erut of rhrs sectron rs
requtred) -
, Itern Tlescriptyon
5' ,ves Road and drainage plans, two print sets (Certaficativn statement pn cvver of plans)
IV yes Each Plan Sheet of recvrd is signed and dated by the projeet sponsor
@jyes The road and drainage desigm mcets the requirements saf State law, W,4.C 196-27 regaading
"conformity wzth accepterl standards", that is, the design reflects the "stafe of the practice„
, for the proposed concept
2' yes The plans, L3rainage Report, basin map(s), and any other calculations are sfiamped, signed
/ arid dated by an enginees licensed in Che State of Washdngton
EY yes 0 riJa Deainage Repart, twn sets Ta rnelude basin rnap(s), time of cancentration routes sn basm
map, and Certificatian statement on caver of repork and bastn map
EKyes 0 rila Gefltechnicat Report, one set (1nclude all soil test pit(boring logs )
Yyes 0nIa Structural Pawernent Calculatians, ane set
0 yes rnla Cross-slo,pe jUade calculatians for road u+idening prvjeets a1 &46 A)c, 0LW01N&+
I
. ~ f . ,
~..r. 0 yes ~ rzla Maintenance Nl'anual and Svncmg Fund caPculatians for drasna e faciirtxes lacat u si e of
r Cvunty road ri~t-ofway WO7 A I~'~►.1 a1~ P~ 6sFU.s~06+~•► wr ~
RIyes [3 atla Written explanation of wholwhat entity wili be responsible far maintaining dratnage facilities
whtch are located outside of public raad right-of-way, and that the pl$n is acce,ptable tcr the
~1 Cvuniy Engineers C)ffice bR►4rNA61"I~- R~EI$e7"
fi' yes -Ifnla Charnelization Plan, or signuag and sCripuig iriformatton proVidei in the road plans To be
included ui road and dramage pfan set ZSX07: Inf 16dA6-6:'
9' yes 0 nla T haue read the Hearing Examiner's Report (long plat), or Piaatnmg I]ept Flnding,s and
Candrtions (short plat), for this pm»t The dessgrr meds the condrtians m the repart
0 yes Vnla CoU of ApFproved Design Deviatdans A)d A-EV4rJ 60MM.cl4
0 _yeS Qfilla Flf'e DiStY1Ct Aep1'oVal, f{YC i?C1Vate FOFldS /rJ0 8gL~&~ p _6
i` yes 0 n1a Lat Plans Requtred for any lcrts wnth drainage easements and which front a public road, or
for lats which receive and treat runoff fram a public right-of-way
0 yes ~nla Any applicable State and Federal perrnits ha►+e been obtained, (i e. HPA, JARI'A, etc ) For
Permits wzth conditions, a copy of the permit and conditians are ineluded in the plan
submiital !~T' ~~I"J5
l►~ yes 0 nla Irfspection Agreement bettween the sponsor and tts engineer. Iwsp&_3wN &,a'Ta+o dF
0 yes Vnla Far Off-srte easements ta be granted ta Spokane County, the followu~ items s akl be
, mciud~ iegal description, e~bFt, and ~pr~f of ovvnership ~ ~ ~ " ~cec17'1e5
Vyes aTt`rv'a Erosiesn Conteol Plan, raquired for "ll,xajor Land-L]tsturbing Acti►+ity„ To be mcluded ui the
road and drainage plan set ]X)eoiEJ'0A47'dd Q,y cavAA
Explanati4n for any 1tems listed ahove vvhich are not lncluded m#his subrnittal
LJSza 4&& 1~A gwt~1' 1T~~rrt ,
(1Vote an insufficient jusiif catiort af why an ztem was not mcluded in the su6mitteri, er rncamplete dtcaments, may result
in the suhmittal being returned without review or without aocep#ance F'tovide attachments if necessary )
By sFgning below, the eng;igaeer is stating that the mforimation provided m tFie suhmittal is cvmplete, that The
inforrnaxion prQvided in the Srsbmr[ta! Check!?st is accurate, and the ,pIans and calculatians are m accordance with
the Spokane County 5tcaradcrrrls for Raad d'r 5ewsr +Canstrrrctaon, and the GurdeTrnes for Stormwater
Mrmugement, except where an appra►+ esign I)evsation allerws otherwise
Enguieer's 5ignature• ~ r .-~~f _ /,.J~.c.b I3ate• -z6 1
Engineer's Name
(please prin6)
If lhere are any gueslaons about thrs farm ar apprapriute procedures, pleare call L)evelopment Servaces,
SpQkarre Caurrty Puhlic Works, at (509) 456-36110
Far Spvkane Cnunty Use Only
5ubmittat No: Caunty PIan Revleruer
I
~ Accepted in for Review or Carnstruction
~ Returnei ta the engmeer without acceptance, See attacheci letter Qf explanatian
~'rocessing T]ate ~~1
Suhmittal Checklist 2
5pnkane County Pu6Tic Wvrks, Apri129, 1998
`I
-
TranSmittal
~
DatB june 4, 2001
To Scott Busch, P E
Muk Aronsoq P E
Company Taylvr Engineering, I'ic
From Cindy Callan, E I T
Subject P-188[l - Culen Place
Gentlemeq
A"ached as you.r cvpy of the stamped mylars
~
r
ThaIIk yQtP, 1
C1Ildy
-
1 I
Tetephvne Record
ifil
&%lacm,UY
Date: May 14, 2[101 Time: 900 am
To: Scott Busch Company: Taylor En$ineenng
Phone: 328-3371
From: Cindy Callan
Subject: P-l $80 - Cae1en Place
I discussed the 2"d submitta] of Gaelen Place v►nth Scott They neexi to addz'ess rwo assues, then
tttey c:an submif rnylars
1 Indicate the statian and offset for the west drywell
2 Change the #ypical swale detwY to 1 2' adaacent to asphalt edge
He"s going to fax me the changes to make sure they a,gree with aur discussion
T gave them appraval to sulamit myl,ars once these changes have been made
Aw, O' laylor Engineermg, Inc.
Clvfl DeSlg"1 aT1d 1_,aI'1d p1al7n13~~ ~nelpals
YeTrt,^M Taulor, PE
5tanley R 5trrtrng
MarkA Amrrson, FE
I3uv¢d C LRrs'ert, PE
Associates
SCaf8M Bl7.iCh, lpE
May 7, 2001 Fra,ik R lde, A5U1
Roaald G Para, PE
~ r ct,ser ~~nancW Ofr,~r
Edwtn c wagndd
Mr Ed Pany •
Spokane County Engmeering pepartment
1026 W. Braadway Avenue OFFlCX P11BUC IOCUMERt
Spakane, VaA 99250 SOK41VE COUHTY ENGH~ ~
ORIGIN!`1L
RRAIECT # tp-
RE: Caelen Place SL16MffTAl #
Dear Ed, REfURN TO CC U{YlY ENGlNEER
Attached with this letter are the fallorving ifems for re-subrnittal vn the referenced
project:
+ kZQad, Sewer aradWater Improvement PPans (2 coples)
• Drainage Analysis (2 copies)
• Pavement lJesign for Best Road (2 copies)
• Lot 22, Black 1 swale plan {2 capies}
• Submittal checklist (copY)
■ Pvz-tivn vf cantract for Inspectivn (capY)
The attached information was revise as per yaur comments FolIvwing, referenced by
nuznber, are the method in which your comments were addressed
Platxs
I Added dista'ice from center of cul-de-sac and Cul-de-sac statian.
2. Uuner's signature is vn the road and dramage plan,
3 ReVised nvt~ for swa1e depth shown an sheet I af the plans
4. Added TC eievatious for the MCR and ECR.
5 Campleted a muior revision ta the ramp, as per the nate previously shawn on the
plan Also, we are not groposing ta install a new frane & grate. I.n.stead we
an.txcipate the contractar adjusting the existing grate as necessary, as per the nnte
refereraced tv this item.
6. T1ie area cvntained witT2in the Tract "X", per ow understandmg, cansists vf the 30'
strip that extends from Sprague Auenue to the sauth end of the cul-de-sac nght of
way It daes not appear that either af the proposed swales are lacated withun th.is area
an.d therefore this items does not apply
106 W Mission Ave • 5pakar9e, WA 59201-2345 •(509) 328-3371
FA){ (5[}9) 326-82241 E-NfAIL tei@ taylvrengrr.am
~
7. Although this project is cvnsidered a Majvr Land-Disturbing Activrty, the Ervsion
Cant-rol Nates together vvith the Cvnstruction Access ]Jetail on the Caver Sheet
appear ta address anticipated concerns This is alsv considering that canstnzGtion
mainly consists ❑f service installatian and 300r {Jf ri]+:1tTl iiL1d 5Tde4Valk IIl the VaIley
Paveznent Design-
1. We included a map received from tfie geatech that shaws the test lacations and have
Lrtcluded those in the report.
208 Lat Plans
l. The dimensivns requested were added
2 The nate was revised for both the surface treatment and the rrruumrnuin degth of swale
We did no# recall seeing a construction estimate on the ehecklist, however we can
generate an estimate and proVide it to your office later this week. As yvu vvall nnte, fi,rie
inf'orrnation frorrzi the previaus submittal is also included Flease review this subirtrttal at
yQUr earliest canveruence and if you have any questians, plea.se contact vur vffice
5uicerely,
TAYLOR ENCrINEERTNG, INC.
~-/"L `&,4_64
Scatt M. Busch, P.E
lEncl.
51V1BIha4c(M Admmllohs/0a-0431 Ed Farry L.euer dns
7`ay1L3r Eri$~'~Fleetlllg, II1C.
CNil Dessgn and Larid Planning
106 W MisStan Ave • 5pokan8, WA 39207-2345 •(569) 328-3371
FAX (509) 328-8224
Ca11an, Cind,y
Fram. Callan, Cindy
Serrt: Fnday, June 15, 2001 9 11 AM
To: )anhester@taylorengr com`
Cc: Hohman, Johro
Subject; P1880 arairoage Laroguage
f
Iii 3on
Here is the dramage language for P1880 - Cae1en Pllace I will fax the bond eshmate shortly, and send you the ongnal
Please let me lcnow if you haae any questions
q
P1880 Drainage
Larxx~uage dot
$mCezeiy, ~'ur~ J ~'a.~r.n
Cindy D. +Cal1an, E.I.T.
P1an R.eview Enganeer
Development Servloes
Thvisivn af Engincenng asad Roads
ccallan@~-1CMUFdy -g
(509) 477-3600
x
~ -
~ 19' TAYLOR Eh9GINEERING, INC.
Ctvi! Design and Land Pfanning
West 106 Mission Ave
Spakane, WA 99201
Voice Phane (509} 32$-3371 17EC~1VFax (509) 328-8224
E-macl jhes#er@taylorengr cam 2
CER
~~~IN,
Trar~srrrr`tfal OXA~oIJNl Y
Dafe June 72, 2009
Ta Clnd]I Callan
5pakane Caunfy Engineers
Fax 47T-7478
Frvm Jan Nester, Assistant Planner
Re. Caelen Place
Cindy-
Attached rs a copy of fhe Frna! Plaf along wrfh fhe Jarest titfe reparf J'rn not quits
clear on why you drdn't receive a copy from dowrrsfarrs, I fhaught that was why !
ran tweJve copres of everythrng Dh wel!
!f you have any questrvns please give me a call
Thanks,
~'►~v .
Jon Hesfer
UD/14/GUU1 11 ua rAA aua sZO Oct4 Lavivr nngineerlng snc 4yuui
~ TAYLGR ENGMEERiIYC~ INC
~ Otn[Des~nmd r.anaFwvft
~isstnrs Ave
We5t 106 F~ T~S1►.ll.i T1,1L
Spokasse, WA 99201
Yonce Pk~one (509) 328-3371
Fax (509) 328-8224
TD CIIIdy CaBoR D&'[e: May 14, 2001
Sp8ka1le CUUIl~ ER&eer5
Fax: (509) 477-7655
Phone: (509) 477-3604
Frnm: Scott M. Busch 1 Mark Arvnson
Re Cseien Fbee
Message cvnsists of 3page(s) wcluding caver sheet
Faugwtng t.his £ax ts a copy of a pvrtian aF the road pIan and profile that reflect the
addittvn ~f the affset and station fvr the drywell on the west side I alsv adc3ed a note va
the callaut for the swale and the drywell far the cantractar ta verify locatiaa of the emsting
water lue and relocate tf necessuy Aiso included is a capy of the revised swak sectivn
from the Caver Sheet.
Please rmew the attsched information at your earliest canvenaence and rf you have a.ay
crnmments or ccmcern, p1ease cvn#act aur v£fire
Z hanks
cc• File
~
.
.
INSTALL CPRASS PERMATtON AREA
;
BO7TAA1 El.. 2019.10
~
BOTTOM AREA = 412 S.F.
SM CQVER SHEE'F FOR DE'fAIL ~
CANTRACTOR iO 'tEMFY DEPTIi Of' ~
E)asT. wATER uNE ►wo LaWER
wATER uwE As NEcESSARY 'TO m
EHSTALL 'CYP£ QRtf1AfELL. A5 PER MAIMTAIN MIld. L'OHfR. ~
RIE cOuNnr sm. PLAM a-1 IJEM VU ADDnrm
BeGIN TAPER EDIGE t'p
- ASPHnLr 12' LT. vF W
sTA. 8+43.37 oc
CENTER cUL~DE-snc (CDs) TA"
~20-40 STlti. 5+18.~8 ~ OF STA~
I
ADE DRA[rACE ~ E~. 2O;
~ SWALE
10 ~ ° g ~ _rEXa`~
A ~ 'DEag
00
INsTALL 40 .~USHm z 2 A
StJRFAQNG TOP COURSE Ln (n N ~ q) > u; Un ~
LA 4A - ~f > m uj ~
rp
• , ~ a t f _ ~ ~ ~ - ~
~
~n
Y • r :-r, ~ ~ e w'~,;~.,°~ n < , f, ?
' t ° , S ` ~ : ~~>~,x,•;.-.~ ~ z,«a 9 _ ,~S
F e " * • a rd.~ ,u~~'~a~a,l, _ '~~`~t . a ~ `
^ F~ f ' ~ ~ ~w ;s5" ~w ~ ~a ~ ~7~,'`..-:..-0 _„s~'~j ~ . ` "H'~- ~..r'~', _ ~ ~r~ ~
~ ~ ~s i~' p r`~`',s~?^ 7v'
~ r 1'~'sk-.„1i°F_J•. Y i c'^^-~raty j` yf~'ry=''+~ a'~aS _ 1
,j•' '~a= " ` - .a -rL
DRAINAC`iE
tihiSTAL.L 16' WIDE RE51DENiIAL EASEMFV & 241
pvMATC~! ~
APPRAAL"FI AS ~ S~1KAA~E
#=MTY STD. PLAN A-7 lb 5 BOR❑ER
~ ~ ~3QRE w~`' ~ EAS'~~tEld~ ~ ~°~I
~f
~ IIN~AtL ME wA a ORYVIfELL A:5 PEFi 1V 1 L•f ~ ~I ~ I I ~ y~ W ` ~
~--i I
~ ~,1~
SPQKANE GC3UNTY STt3. PLAN 0-1 ~
49' FROM ~ ~ (CD5) c
C~~ PLACE n
STA. 0+62.85 (CUS)
T€}F OF [RA1E E,. 2019.00 FlRE H1fDRRWIT ltE.+OCATIO#+I ~ INSTALL ST
IPISTALL GRASS PEiCQLAl1EN ►1REA SEE SHEET 3 RAlNP AS F
8OTTOM fL 2018.50 -EI+Ia GONCREiE MDEAIALK AT SOUTi STI?. PLAN
. _..,,s. ~ Ck0n13cra,v i ikIr mo I nr 11 OFFSET A5
%Wr r i adddefi,om I I w •%r. . a..r r` ~ ~ ~ ~ I a ~ I vftmr I r
O
CJF+
.P
1 ~
~
hW
1 CO■ ~ ~ ~~EET v
I-+
I~
2 BEST RD. AND M'AIN AVE. PLAN Alo
3 OVERALL 11VATER PLAN ~
Q
m
ti
~
4 OVERALL SEWEFi PLAN ~
~
N
~
~
MfN DEPTH ON BACKSLOPES PER 8[7TTOM OF SWALE ~
ROAi7 LCIWPCiINT ~
1 5'- ,ADJ Q C ROA❑ SEE PLAN$ FOR MiN AREA 0
11
_ - - ~C35' a
3 1 SIE7£SLOPES ~
~TYP
CIRYLAND SEED B(]TTOM ;
ANCl SIDESL(]PE5 ~
C7 C7 S°0#{ANE CC]lJNTY STANCIARD TYF'E „A" t]R "8., ORYWELL -
1MfiH METAL FRAME & Gf2ATE
GRA&EFED P~~MON IQIREIDk
NOT TD SCaLE
~
~
~
~
~
! 1 I ~ I TaWn La!'e 4 #~qz~ RAAI&
I i i i i ~ os a
,
AVA W TASL(3R E+1GINE.ERING, INC
_ 5C+W~s ~ as ~~Lwd LE"I"~"ER OF TRAI~SMITTAL
~ ,
5pokane, wA 99201
votce Fhone (509) 328-3371
Fart (509) 328-8224
Ta Cindy Callan Date June l, 2001
Spokane Couniy Engiaeers
Fax (509) 477-7655
Phone (509) 477-3600
~R
Frvm Scott 1vI Susch 1 Mark Aronson
00
Re Caelen Place
Attactted wqth t,hts L.etter vf Transmrttal are the fallovrnng ttems
Rvad Plan and Cover Sheet (Mylar)
L,ot 12, S1ack 1 swa1e plan
C7pinion c,F Cast - Road imprnvements
Flease review the attached infarmation at your earliest cvnvenience for approval and if yvu
have aray cvmments or questivns, please contact our affice
'ftianks
cc Tadd Lastey
Fale
Gaelen Place
5E Cor. vf Best Road & Main AVenue
Rvad Irrr,provements
Opinivn of Gvst
1-Jun-Q1
ltem Unit Est quanfi#y Unit cast Cost
M ' , -
Raad Improvements
ClQarrng & Grubbing L5 1 $1,20Gr p€D $ 1,20000
Grading L5 1 $ 2,50000 $ 2,50000
Canst Appraar.h 8 Erosion LS 9 $ 85000 $ 85000
AsphaEt 5avv Cut LF 88 $ 150 $ 13200
S" Cr SurFacrng Top Course CY 360 $ 1800 $ 6,48000
4" Cr Surfacing Top Course CY 25 $ 18 00 $ 45000
2" Thrck CI "A" ACP 5Y 1:598 $ 5 25 $ 7,96950
ACp Removal $Y 85 $ 150 $ 12750
Cnnc Curb& Guttar LF 374 $ 7 50 $ 2,80500
Conc Curb LF 32 $ 600 $ 19200
Conc 5idewalk SY 479 $ 1800 $ 8,62200
Canc Appr❑ar.ti SY 1s $ 2200 $ 39600
Type "A' Dr}nwe11 EA 2 $ 1,40000 $ 2,800f3D
Type "4" Gurb inlet EA 1 $ 35000 $ 35000
Adl Frame & Grate EA i $ 25000 $ 25000
Relo::ate Fire Hydrant EA 1 $ 1,25000 $ 1,25000
flryfand Grass Seed (5wales) 5F 3100 $ 025 $ 77500
5ubtotal RQads $ 37,14900
90°la Cantingency $ 3,71490
TDTAL $ 40,86390
Estimates Assume Qaes nat include WA 5tate Sales TaSC or General Cant rrtarls-up
Daes nvt incfude agency reaaew, permit or insped.ian fess
Ones nat mclude mQbifFZation
❑oes not include v+raark completed fvr sewwer insfallatinrt
Page I
-03-2005 01:55 PM PBS~,L.L.C. 4675500 P.91
NQ"
pr_21-04 ❑1.34P American West Bank 509 3445321 P.D]
PdLIe I af 1
Dvnna C9aw •
Frvm Rmbert McQonafd jrrncdonald@spakanevafiey,arg}
[rmCdonal+dospakanevalley orgf
8ent• Monday, ►4prif 28. 2003 5 OQ PM
To Donna daw
Subject. TJ Lanaco Bor+d
[]onna--
5arry ta take s4 fon9 9eIting back ta you--thrs is c~ authersze a reduction irr bond amvunt For the Caelen Plst
a r a Rero Iltw~ yars It you h~v~ eny quest ans,0~alTmle a my cel~ # 3+42 88~5 ~d~ilk yas~nce & defects
pd k d o
bo
Mac MC[7onald
Puhlic 1Norks SuRt
8ppkane Vsllay
Phone (508) 921 •10DO
Fax ~5[79) 921 • 1 008
,
4t2'3/20(13
SPO$ANE COT~NT'~ ~a.~ v.LSION C?F BUILDING AND i.06DE ENFORCEM:ENT
i i026 WizST BitoADwAY AvENUE • 5POKA14E, WA 94260-0050
(509) 477-3675
~ SrrE LWaRnsnrraN PRvJFcr LWoRMAxrOrr ~
SiteAddress 14301 E SPRAG[TE AVE #008 Pro,ject Num6er 40010836 InW l Issue Tfate.
SPOKANE, WA 99206 lermit Use PE-1880-[]0 CAELEAi PLACE
Fareel Number 45143 4249
Subdrvisiatt. ifANGE Apphcant BROWiy 15IIvIPSf]N
Blnclc Lat 5314 I-IA'I"YMY aWENS RD
Zonung r.rR-z Urtan Resdentmi-22 TIEF-R pAkTC, wA 99006 Phane (509) 276-7377
wner BRC3WN l SIIv1~SDN CQn~cf TJ L.,NT~ Cfl LLC
Addr+zss 5314 HA'L'I"IERY DWENS RD
Phnne (509) 45fa-47994
DEER PARIC, WA 990{]6
ietbacks - F+rant Left Rigbt Rear
Tnspectnr I]AN HOWARI3
Water T3ist:
Gropp NaAae• unknawn
Project Name
~ PEANrT(S) ~
LonL7PIfl! Contrador. Idcen.se #1•
ENVIRQTIME"NTtLL CHECKI.fS S75 00 $204 UfF
PRELJMrNAtY 12 U.747 aa ' - $iflo ao
, eo
Totaa ar~~ ~~e $3.318 8[f
- - ,
e ~ , - ~ , _ , ~ , y ~ -
` k Y"'- °i GH I li.. S' ~t.i R; Cif~ LF
~
1~ ~~._n., , d•. F~c.3.,~s ~P ° te'r+i ; £n.3 5= 'i" 7ilp--~e v ? `r 'f
94 c"; !a. ~ Z t~J6'~'i.' Lif?s "J•.' I e ) I[ 11 "1
'7 ti: ° ~ . ~ e ' 7 •_ti4;~ Y:.~i~ ~ o tf+" °dfv tf9"
- ' ^ ~ , _ ^ 5 • ~ ~ ~
J _ • t b~ 3 ~ ~ ~7~ ~ 'tI • tF ~ F- 7 t
~ PAYMEIYT Si nulaie►RY Page I nf 1 " NOTES ~
FERMIT Prrocessed By. WR[CrHT, RAE .
' grinted By: VIENAEI., GL[7R4A
Tran Date ,lt ~ecefp" t~ ilsvin~t Amk s ' 4 . T
1 ~ i. E, I" 1r'§ s J;ssJ ~C F'~ Fi- -
, v~t3113={1~,obr 4` - W~^~
~r c5rl+ 7 rs-;, 1 - Pi +J
.~w'~'~F r ra fr }+S.C~. 'f4 i~.
~'ota~ 1~'~s -~Elmoem~Lid ` AimnnntChvlzg
i
o
1q80L,T ..,;3sg a1980
M,3
~ 8i,11t'~~G ~y`~.~~ ` „ .a .u1 ji~`.~ ~t'3 ~'i ' ; V"'.~ ~.f~' 13JT :A 7J :17Y ~i: +y'~~ J ~.e,.- • • ~ _ ~
f ~I
S`pokane County
.Public Warks l3epttrtment
Uivisan of Building & Cvde EnfoYCement
Receipt
Receipt Number: 10160 Custnmer 1Vumber
Froiects
Ful!
Prarect 1Vbr Inv N6r ===~'ee Aint j~-Tl'1' ~'uMu:A int` M1 ~Dwi►r~ _ PAID Pmt
00010836 1 ~53,3,f84801, +;~'3,~18'8D $3,31 880 $3,318 S[~ ~
TotrrL• $3,318 80
Miscelianenus Items
Tatul PAID: $3,31880
Tender
r
pe~"ry''C~lrkf0*t, , ==Balanee~G'G~lgdbr~,~-- m~ rExn.ADa1e= TE1VDEREI3
3,31880
T'otal TEADERED: 3,31880
aver J(Sleort) $0 00
Change $000
Notcs:
Tran Dutel ?'ime: 1113(]I200011 0Q 03 A
B,y: GWende[
Lngon ilser; gwendel
.S`tartan: G1111ENE]EL
Qverrfde By:
.FriJtted. II/30/200Q Il: (!Q; 06fiM Page 1 of I
~ ~+r {.~'~lJ~~- - , - -
a~~ ~~UIM 1!1 VISIQN dF 1~~~~ING ANL lr'DD~ ENF~~~IEMEM'
102['i WEST $RpADwAY AVE1VUE • SPVKANE, WA 992a6[f-Q(150
4 (509} 477-3675
, _ ~
~ 5rm INFvRMAIIeaN PRoJEcT IENFvRMnn~itv
Sits A[ldress 143(}1 E SPRAGUE AVE #008 projcct Number 01005266 Inv lIssue Date
SPOKANE, WA 99206 Fermit Usc PE-1880-00 Final Plai
Pssreel Nuailaer 45143 9249
SuhdJvisian R4NGE Applicant TAYi.OR ETIGINEERTNG
BIoek I.vt lf]F W 1vffS5TC?N AVE
Zonmg UR-2 Urba» Resideniaal-22 SI'DKANE, WA 99241 Phvne (509) 328-3371
Dwner BRDWN 15IMPSDN Contaet TAYI.C]R ENGfNEEAAIG
] ~6 W IvfISSIC3N AVE
Ad~'A~s 5314 ~-IA`I'T'IERY DWEI~TS RT7
DEER 1'ARK, W.h 99306 SpOKANE, WA 94201 Phvne (509) 328-3371
Inspector DAN I-3OWARD Setbacks -Frant Utt Righi Ttear
V4'ater Dist.
Graup Name
Pro,jcct Name
_ _ . . . _ _ .
~ ~'(S) 1
I.one I'lat Contraetur License #
• ~ Sioa oa rmraL ia $94900
Total Perinnt Fee $1,04900
4 f ,
~ PA1FI43F1NT SiIMMARY Page 1 uf l NO'I'F.S ~
PAYhENT Proeessed By Basck, PvIart
Printed By WENDEI,, (iLC3RIA
ITratt bate Receit~# PaVmen4 Amt
6129101 4863 $1,049 DO
7`otal F+ees AmnuntPaid Amnvnttiwlng
$1,041 00 $1,049 0(1 $000
,5'pokane Caunty
PU~'blic Works Department
Divison of Building & Code Ert farcement
Receipt
Recerpl Numbetir: 4$63 Customer Nurnher
Pro ieets
Fufl
1Vraiect Nbr Inv1Vbr " Fee A»ri '1'nvAm! i,'4winr PAID Pmt
01005266 1 $9,049 0Q $'l,049,00- $1,D49T00 $1,049 00 S6
Totad: $1,449 00 $1,048-.00 T $1,049 00 $1,04900
TVliscel,anenus Items
~ , _ • T'olal Pr3ID: $1,049 00
Tender
r~~-_IS:~, s .
T~e- - _ ' ~C'heck~ .~Acct•= _ Bd~~'ance C+C Nhi F~v I)~e ~"ENDERED
Checkl 4664- 1,04900
TafQd TE1VDEREI); 1,04900
Gver I (Sharl) ~000
Change D0
Notes:
Trun I]erreJ Tvne: 6l29101 2T535 PM
By: GWendel ~
Zogan [Iser. gwerrdel
Slatron! GlliENpEL
l3verrFde By-
r•
Prtnted• 6,29101 2:13:3T FM Puge 1 oj 1
OFFICE OF THE SPOKAI~E CgUNT1' EN'GVNEER
,10261N Broadway Aue, Spokane, WR 99260-0170 (509)417-3600 Fax (509)477-2243
SKI,A* C°`L-M "EIVGIPIEER'~ CONDITIQNS {7F APPR41!AL" PLATS
TO Sqakane County Plaraning Department
FRt]M Divisian of Engmeering & Roads SC.) It It V~,
DATE January 3, 2001
PROJECT: CALEN PLAGE
FILE PEi1 SDO-OD
Flearing 01f10101 @ 1 30
Review Date 1 2121120QD
SponsDrlApplecant T0D LASLEY
5ection Township Range 14-2544
Pianner JAMES RrCHARQSaN
The Spokane County Engineering Qepartment has reviewed the above referenced application The
fvlbvwfng "Conditions of Apprmyal" are submitted to the Spvkane Caunty Planning Departrnent fQr
inclusion an the "Findings at Fact, Cvnclusions and Drdsrll7ecisian" should the request be apprvved
P'rior to release of a building permit or use of property as praposed:
I That condationaR approval of the pCat by the County Engineer is given subject to dedication of
right-vf=way and approVal of the raad system as iradicated in the preliminary plat of record
2 A traffic distributian letter was submitted and re►riewed by the Coun#y Enganeer far this praposal
Priar ta the release of a building permit fvr the 44-unit apartment complex, the appficant shall
submit a threshald traffic anaiysis far review and approval by the County EngEneer The
threshaid anaVysis shall ensure adequate aperatians of the intersectian between the driveway
and Sprague Avenue, a Principal Arterial, during aM and PM peak hours of operation The
applicant is advised that review and acceptance of the threshold analysis may resuCf irr
mitigatron at the intersection or a reduced nurnber of units allawed
3 A Professiona! Engineer, licensed in the 5tate of Washingtaro, shall submit final raad and
drainage plaras, a dramage report and calculateons that conform to the 1999 5pokar+e County
5tandards for Raad and 5ewer constructian, the curren# editivn of the Guide9ines for Stormwater
Management and all standards and laws #hat are applicable to this prolect if road andlvr
drainage improvements are required Any final road and drainage plans and a drairtage repart
shall receive the County Engjneer's acceptance prior to release of a construction or building
permit or apprQVal of the final plat
4 Drainage language will be drafted by Spokane Cvunty and provided to the Spansor's Engineer
or 5urveyor for mciusivn in the final pNat document followmg plan acceptance 4y the Spokane
County Engmeer
CC AppliCant TDD LASLEY
EnglneezlSurveyar LAWREAICE LEShTWEB£R
Planner JAP3E5 flirCHARDSOtd
~
- , -
Page 2
Heaxans~ 1 1212112000 Aeview ~ TR
PE-lBflCl-aa
5 Any applicable stormwater management systems and roads for this plat shall be canstructed
and certified ta be constructed in accordance wrth the accepted road and dramage plans, ❑r aIE
the reqwred Emprovemends must be bDnded fvr m accordance with Spakane Couraty regulations,
priar #v the recording of the final plat Record drawings and all construction dacumerrtativn shall
be submifted with the proper certificatinn statement
6 ThGS prvposed subdivisian or dewelvpment proposal is Iocated within adramage basin which has
been identified by the Spokane Cvranty Engineers and UtilitEes offices as hauing stormwater
runvff prvblems Smce this prapased subdivisivn or develvpment proposal is affected 4y vr is a
cvntributar tv stormwafer flflws, property awners should partECipate in the planning and
implemen#atian af a future basinwide starmwater management system The following statement
shall be placed in the plat dedicatian
"The owner(s) or successor(s) in mterest agree tv lain in any County-approved s#orr►-owater
management program and to pay such rates and charges as may be fixed through public
hearmgs for seruice ar benefit obtamed by the planning, design, canstructing, maintainmg ar
operatron vf stormwater cvntrof facilwties "
7 Construction within the propnsed pubfEC stree#s and easea°nents shall be perFormed under the
direct super►nsion af a licensed engineerlsunreyor, who shall furntsh the Cvunty Engineer wrth
"As Built" plans and a certificate in wri#ing that a!I impravements were mstalled to the Iines and
grades shaawrr an the approved constructivn plans and that aBl disturbed manuments have been
replaced
8 Na construCtion work is to be perfvrmed within the existing or proposed public right-of-way until
a perrnit has been rssued by the Cvunty Engineer All wvrk is subject ta inspectivn and
approwal by the Goun#y Engineer
9 All eonstruc#ion wathEn the existing or proposed ,pubfiC right-af-way is ta be cvmpleted priar to
flmg the final plat or a bvnd in the amaunt esfimated by the County Engineer to cover the cost
af cvnstruction of improvements Construction certification, "As Buiit" plarrs and monumenting
the street centerlines shall be filed with the County Engineer
10 That apprapriate pravisivrr be rnade that the followmg describect property be held in trust until
the continuativn of the streets be dedscated or deeded A 1 faot strip at the ends or edges af all
streets that terrninate ar border the pla# haurrdary
11 The applicant should be advised that indnridual driveway access permits are required prior to
essuance of abuvlding permit for driueway approaches to the Counfy road system
12 Emergency access is pr❑posed fiar Lot 12 from the unternal pravate driveway easement to Best
Raad The Spokane County Road 5tandards do not haae development standards for
emergency access The appficant shall subrnit an emergency access plan that is acceptable ta
both the Courrty Engineer and Fire District #1 The emergency access plan may include, but is
not Eimited to, the 1ocation af a Ivcked gate, barricades ar ather means of preventGrrg fufl pubCic
access
Page 3 Hearing 6 12{21I2000 Reukew I TR
PE-18fl0-0❑ '
13 A staternent s'hall be placed Dn the plat dedication that na di rect a ccess be allowed for fats 1-11
to Sprague AVenue until such time as autharized by the Cvunty Engineer
14 TMe County Engineer has designated a Local Access Roadway 5ection fvr the improvement of
Best Road which rs adjacent to the proposed development ThEs wi91 require the addition of
approxdmatePy 30 feet of asphalt alvng the frontage of the develapmerrt The constructivn af
curbing and sidewalk is also requered
15 The applicant shall design arrd construct the cul-de-sac at the termmus af Best Rvad to
5pokane Cvunty Standards
16 The Courrty Engjneer has designated a Local Access Roadway 5ection for the impravemenf of
Main Avenue, which is adjacent to the prmposed devela,pment This will require the addition of
approxima#efy U feet* af asphait along 4he frantage ofi the development The corrstruc#ivn of
curbing and sidewalk is als❑ required
fVate *Engineering records indicate that the width of paving along Maon Avenue vs 36 feet,
wYrrch exceeds current Spokane County Standards for a Iocaf access rvad 1Nhile nv
additional aspha6t is required the applicant shall install curb and gutter and sidewa[k alvng the
frQntage of the proposal Thes may result in the cuttmg of the existing edge of asphalt and
additional paVing to the curblgutter improvements
17 The prvposed plat shall be amproved to the standards set forth m Spakane County €3oard of
Cammiss6oners Resolution No 99-0265, as amended, vuhich establishes regulatinns far roads,
approaches, drainage and fees m new constfiuctian.
18 The County Engineer has exammed this develapment propasal and has deterrnined that the
impact of this proposal upan the existmg County Road 5ystem warrants the roadway
improvements herein specified
19 The applicant shvuld be advised that there may exist utilities either undergraund vr overhead
affecting the applicants prvperty, including praperty to be dedicated or set aside future
acquisition Spvkane Cvunty will assuma na financial abligativn for adJustments ar rePocativn
regarding these utilities The applrcant shauEd check with the applicable utrlifies and Spokane
County Engmeer to determine whether the applicant ❑r utility is respansible fvr adjustment ar
relocafion costs and to make arrangements for any necessary wvrk
20 The applicant shakl grant applicable border easemenfs adaacent to Spokane County Right Qf
Vllay per Spokane Caunty Standards
END
~
.
~
r a 1 . y ~ e
I
S F C] jC A t-i E ~ C7 6J I'•P T Y
I3N[S1fliW C7F T'V+NNING Jl L7[V[SifJIV OF THE PUF3I_IC WC7HK5 C1rFfLRTMENI'
MZCHAEL V NEECIHAM, L71RECTCIR iGARY OBERG, [,71REL'IT}R
MEMQRANDUM
TO _
Spokane Counfiy DiVision of Engineermg & Roads, L3z11 Hemmings
Spakane County I3ivision of lltilities, Tim Red
Spokane County Stonnwater iltility, Brenda Sims
Spokane Regiona,l Healkh District, Steve Holderby
Spokane County 1]iuisron of Building 8c Code Enfarcement, Jeff Farry
Fire Distnct No 1
Vera water & Power
Ceniral Valley School ❑istrict Na 356
FROIVI Jirri Richardsnn, Assaciate P1anner
DATE T]ecember 14, 2000
SC]BJIECT Review and commenis for the hearing of January 10, 2000
FELE PE, r 880-Ufl
I]ESCRIPI'IUN: Proposed subdivisionlPLD pmposes a total af 121vts of which
1I are duplex lots, and vne is a 44-unit apartimenfi site, fvs a tofial uf 66 dwelling
units an approximately 4.27 acaes. The new lots are proposed ta be served by
pubtc water and sanitary sewers
ST'R• 14-25-44
APPLICANT. T 7 I.andco
Note that the applicatinn and maps were previausly circulated to yaur agency
Alease review and return any comments to me by December 28, 2000
Attachments Notice of Puhlic Hearing
1026 W SROAI]WAY 0 $p[7KANE, WASHINGTC7Rf 99260-0330
PHCsrvF [5(91 477a2on 9 Fax f"l 477-2243 •Ti`1E7 (504} 477-71 1'A
NOTICE +DF PUBLIC HEARING
SPOKAIYE C[)TdNTY HEARING EXANffiY,EFt
TCI: AlI interested persons, and ownersltaxpayers widii,n 40(} feet
1rUU ARE IiEREBY NUTIFUD THAT A FLIBLIC HEARING WILL BE HELI) dN THE
LAND USE AFPLTCATIDN _LISTED BELQW, AS FQLLU'W5:
Apglicatian; File No PE-1880eOQ pmposed subdivis►anlFUD proposes atatal of 12 lats of which 11
are duplex lots' and OT1e 1S a 44-uII1t 81p31rtI1ent 51Cei far a total of 66 dvvelling units vn appmximately 4.27
acres. 'I'he new lvts are proposei to be served by public water and mdtary sewers.
1'arr-el No.: 45143.9249
Hearing Ilate andTijne: January 10, 2001 at 130 pm
Place; Commissianers Assembly Rcaorn, Lower Lerrel, Spokane County Public VVorlcs Bualdrng, 1026
'OV'est Braadway, Spokat°ie, Washington.
Uwaer: F]avid & Ceorgia Platt 510 E. Panoramic I?r. Camanv Island, iNA 98292-8253
Applicant: TJ L,andco, LLC 12005 N. Fairwood L7r. Spakane, WA 99218
Address and Loca'on; Generally ltacated south of Main Avenue East and west of Best Rvad East in
Sectivn 14, T 25 N, It 44 EWM,
Camprehensive Plan: Urban & Major Commercial (U &C)
Zoning Dcsignatian: Ltrban ResidentiaI-22 ([JR.-22)
Enviroamea#a1 Determination: A Determination of Nvnsignificance (I3NS) was issued by xhe County
Divisian of Planning, as the lead agency vn Demmter 22, 2000. ~e commenti periaa January s,
2001.
Retated Permits. In vrder for the project ta be developed ss proposed, additioxal pecrntits must be
obtai.aed including' b1It IdL]t IiI1]1ted tC!' SeWL'T CQil17ect1C?I3 peIfId1L5i building permits, access permit, etc,,
State a.gency permxts, Permits re9uired bY other loca.l jurisdictions, and Federai a.gency permits.
Divisinn of Pbmping Staff James Richardson, Assnciate Plaainer {509} 477-7200
HEARIIV'G EXANIINER PRUG'EDTJRES
Heazing Prncess and Appegls: The hearing will be coraducted under the riles of proredure adopted in
Spokane Cauaty ResaTution No. 96-0294. All interested persons m,ay testify at the pu'hfic hearing, and
may subrnit wri'tten commenfs aad documen#s tfefore or at the hearing. The Hearing Examiner rnay limit
the tame givea to speakers. A spealcer representiing each side of the issue is cncouuraged. Any appeal of
the Hearang ExaYninet's decisaan will be based an lhe recoad estabGshed before the Hearing Examiner,
pursuant to County Resolution Nos. 96-0171. Envircrmmental appeals will fvllaw the saine proeeduml
route as the underIyung actioa. ATT hesrings will be conduct.ed in facilitiss which are ar.cessible tca
persons with physicai chsabilities.
Tnspectian of File, Capies of Docuntents: A Staff Report will generally be available for inspectivn
sewen days befnre the hearing. 1`he StafF Report and appllcation file may be inspectei at thc Spolcane
Cowity Division of Planning, V Floor Fennit Center, Aublic W orks Building, 1026 W. Braadway,
Spot{aae, vVA 99260-6220, between $:30 a.m. and 5:00 p.m., weekdaysf M-F, except holidays. Cvgies
of documents wi11 be matie available for the cost of rcpmductivn. Tf yau haVe any questians ar special
neWs, please call the I]ivisivn at (509) 477-7200. Sead written camments to the 5pokkane Gouaty
Divisian of Planning, I026 W. Broadway, Spaicane, WA 99260, Atta: Jsmes Richardson. Mativns must
te made in writung and su'bmitted to the Spvksne Caunty Hearing Examiner, 3' Floor, Public Wvrks
Building, 1026 W. Broadway, Smakane. WA 992641-0245
_ s 1 IVEMV RANDUM
DATE: deoember 29, 2000
TO; 5cott Engelhard
CC: Ann Winkler, CLC Assaciates, Inc
.lim Richardsvn akane Caunty PCanrnng i
FRaM. S#eve Stairs E~R
SUB.1EC7: Revised TriP Distnbution Letter far Cseien Place PL1D
(PE-1880)
a have cdmpfeted review of the aboVe referenced document for a revisivn of the site plan for 22
duplex and 44 apartment urnts ]n addi#ion ta #he changed uses, the site plan provides different
access fram the site tv the existing road network Given the oniy a+cr-ess for the 44 unit
apartment catnpiex is via a#ract `X' road to Sprague Ave , 1 am requestmg a threshotd analysis
fDr the in#ersection of the trac# 'X' rvad and Sprague Ave to ensure adequa#e vperativns of the
dnveway and the pnncipaf artenal (5prague Ave ) 5ince this is just a threshoGtf traffc study, ths
neighborhvod meetmg requirements are no# needed The threshoid analysis shall examine both
AM and PM peak hvur opera#ivns a# the intersectivn
If yau have any questians concerning the distributiara Eetter ar my review, please don't hesatate
tv bnng them t❑ my attention
F
x~~ ; ~ ~ ' ~ f , {
~ C Lk~ _ . ` - - -
~
, ~SS~f,D~1~Ilt-S~
m....~~.._ ,K. ~
" `cr r
vy S ~ ~
7vT wr '7 h Sfe 2o~December 11, 2000 RECErVED
5 paka n e; 992 04
k ~
~ {5D9)~45$ 6840^: DE,+i ~1~f O0V
~r G
~5D9) 458;~684 4~ ~ ~ W ~7 No S000392
spakane, v+iA Y oenver;- C[7 - 5PDK4IIfE ~UA1tY E~I[311d~R
i x 4 a
r j~ r~~ ~ Jim Rict~ardsan
~ • ~n. ~
~ls=
Spokane Crunty Plannrng
-_1 1026 W Broadway
Spvkane, WA 99260
• . . RE. Trip aistribu#ivn Letter #vr Caelen Place Prelimrnary Plat
~ • ~ ` • Df.'aS JICTi.
. M ~
Per the 1999 Road 5tandards of Spokane County, we have prepared a
,y frip dosfribufrvn tetter for fhe Caelen Pface PUD praJect This prgJect is
iocated between Main Ave and Sprague Ave, east of Best Rvad arrd
`~;i west af Adams Road in Spokane Valley This repar# will follow Spokane
_t
County Engineerrng standards fvr preparing traffEc drstribution letters
31 Yy
H r' ~ ~:'r ~+f
Project Qescription
A,t the present tsme, the 3 92 acre site planned #or the Caelen Place
Preliminary Pfat }s vaeant Tv the nvrthy eaSt aPlCI 11UeSt l'.7f the 4SItF..: aI'B
single famdy houses Ta the south of the site are varjous commercsal
- buildings Retail and office uses extst in this area flf 5prague AVe
This project will canstruct 22 duplex icving unEts rn 11 eo#s and a 44 unit
apartment building Gonstruction is anticipated tv be comple#e by 2002
The traffic fram the duplexes wi!l access Maen AVenue ar gest Raad but
will not be abEe to access 5prague AWenue directly except far emergency
access. Conversely, the apar#ment bualding wdl vn9v_ be able to access
Sprague Ave via a driveway wathin tlae Best Rd rsght of way, and will have
emergency access ta Best Raad
}
.
Existing zoning for the site is UR-22 and the pr4pased density for this
pra'ect is 15 8 dwellmg unrts per acre Therefore, nv rezvne is requFred,
❑nfy+ su'bdiuisian of the Iand
S _ • 1
V C~' Vicinity 1 Site Plan
A vicinity map is 7ncluded as Figure 1 and a site plan is included as Figure
ik' ginenng < < ~a ~ 2
chite ture
~ ~ndscape A,cF~~te~ture ~ Lantl S r~~~ng~
~
~
~ „~i' .s~~`Y'£~ i ~ti' a
i'
- - ,
,
Trip QEstribu#ion Letfer for Caelen Place Preliminary Pfat
August 10, 2000
Paqe 2
Trip Generation
Trip generation rnformafion for these types of larad uses is documented fn the Trrp
Generatron 1'Vlaraual, 6fh Edrf►on published by the Instrtute of Transqartatian Enarneeranq
Land Use Categpry 210, 5mgle Farrrily Detached HoGSing was used to esfimate #he
number af trips the duplexes wrll generate A duplex is generaNy a rental and thus may
not generate as much trafF4c as the single famiCy detached residence However,
duplexes are g$neralpy vccupied by famalies, therefore, it was assumed that the trrp
generation rates wauld be the same ad single family housing
Land use CategarJr 220, Flpartments was used ta estvmate the number of trips
generated by the apartment buGfding Rt this time the apartments have been proposed
, as general use apartments, and are nvt restricted for use for seniors ar Qther subgroups
only
Table 1below shmws the trips generated by the prvject for the AM peak haur, the PM
peafc hnrar and the aveeage weekday (AaT)
Table Ta - Trip taenera€ion for Quplexes - C;aelen Place
:
.z ,'~~ear~~1.~h..:'° =1,, - . - P ak Hvur
tIon, CiI 4~ 4 J~ n ~V~x n3[ G ~ IJ~1 ~L" L'~D~L1T
Ufl l ts
r , a~*7~~trips C.~rihut~'r.nn "'~.€~]2ttrips-
Distrib.utron
25/0 ~
75 i"o ~~~r,~ Y~~ s~ 64 /o In 3G /o Qut
22 17 4 13 22 14 8
1_a . -Aus_ ~ ly Trip En~s ~~a~-~Y;~~,
era g e
~ ,
~ ` _ v_ ~ - q~ i;
f? cl f
1181d~ ~":Y,. -
~tl:
_ w=~
22 11 fifi 257
~ _ ~
i
i `
r - • •
Trip ❑istribution Letter for Caelen Piace Preliminary Plat
August 10, 2000
Page 3
Table 7b - Trip Generat►Qn for Apartments - Caelen Place
~rf - ~r'f~nk~. r~i'w ~v ~ F~c 'l. ^J
~f~F` JF~rSAlii~.~■.~~~i ~H_'V- ~"•,Y2 t~'~ Fe 4`.4'~ t'~'~2..6~'~.« PM PeL1a~~Hnu-r
~ . -
rn~ts '"~:3.~-e•.--'~ ~ Direct`r,onalr,~r llol @ . . - ~irectivn~i
u. ~
r, 0.56 tT~~s~ 0.~trips . . zaf~ist~rrbufiun
" ~y~_ ~a; - perUnrt~ rx~~ • ~y 174Un
pn r~i t ~7°~o r'~tLlatt.t,
44 25 7 18 29 18 11
31-
►
►4verage ,Dail,y T~iEnd~ AC3T ~
e~=,=' g;r ,a-=~~: - '
U 1'll~~ ~a~o ~J~IOY°
_
-r, :
44 663 292
The sote currently has an appraVed srte plan for a prcrject #hat wauld buifd 60 units af
apartments The currently approved project wvuld generate approximately 40 PM peak
hvur trips The propased Cae[en place preiimmary pfat will generate 52 PM peak hour
trips, a net increase af 12 trEps Under tFae presendly approVed site plan, all af these 40
PM peak hour trips wauld be accessirtg 5prague Ave directly Urrder the prtrpvsed site
plan, 29 tnps will access 5prague directly, whiie 22 access the transportation system
thrvugh Best and Main
7rip Distribution
Traffvc from the proposed Caelen Place prelisninary plat is estimated to be distributed rn
the fvlCovving manner fQr the PM peak hvur
• 15°Io will gv tvJcame frvrn areas east vf the site usrng 1-90
• 35°Io wilf gv 4Qlcome from employment or Shcappmg on 5prague Avenue during
the PM peak haur
• 50% will ga tolcome fram areas west vr north vf the site usGng Pines or
EVergreen and I-90
For the apartrnents, these trops wi91 gv to Sprague and then desperse from #here Far
the duplexes, the traffic tolfram the north arrd wesf will use gest to 6roadway and
disperse frorn #here, wh1fe the fraffic #mlfrom 5prague and areas easf of the sete will use
[Itlain to pdams
See the trip distr4bution figure and trip assignrnent figure in the attachmen#s
is • i • L
T . 1 - I Trip QistributEOn Le#ter for GaeEen Place Prelimtnary Pfat
F1ugust 10, 2000
Page 4
Cvnclusioras and Ftecvmrraendations
!t is antrcipated that this prDject wiil have no n❑ticeable impacts ta the surrvunding
transporta#ion system particuPaFfy when cvnsidering the additivnal trips wlaich this
proJect wd{ generate ouer existing appraved praject The project will generate 12
additianaE PM peak hDUr trkps over existing project approval of which n❑ rr»re than 11
addEtional PM peak hour trips will be added to any one segment af raad aff site
Furthermare, the traffic directly accessing Sprague is decreased b}+ 11 PM peak hnur
trips Therefore, no further traffic ar+alysis shouEd be necessary+ far this project
Ef yvu have any quest9ons regardeng this letter, pfease let me knaw and f will be happy
to address them
Smcerely,
CLC Associates, Inc
.
Anrr L Winkler, P E
Senior Traffrc Engtneer
AL1Nlalw
encl - Vicinity Map
~ Site Plan
- Trip Distrihution Figure
cc Scoft Enge9hard, Spokane Caunty EngEneerang (via Jim Richardson)
Tvd Lasley, T J l.andcv, LLC
fi6e
• 1 O
„ . . North
~ " • ~ ~ ti11' 1•! M~SS
y~~ I'lSS
-2 ' 'I''
: D • ~
Z E 'AXWkLL
ioONE E I NT
k" SH P m 9~E SHARP • ~ e
~ E DESMEf a ~ E HOONE C TA►.DO
J ~
E 4ATALDO Z oouth Branch Can
J ~ E M4L ON p
2
,DWAY LU E qROADWAY J B OADWAti z -
Z Q o i E SPR-3~ c~
E ALKI
E ALKI LZ E OLIVE 0 z ~
~ Z
OLIV4 ~ > g m ~VALLEYINAY w IAY z E V#1LL-EY WAY E V,,\LLEY WAY ~ Z
~
~ ~ ~ p E NI~ON ~ m E NIXON E;VIXON
~ LU MAIN ~ I ~ E RIVERSIJE"- T Mq►N ~ Z ~ MAIN
27 Z > E IVER DE
AGU~ ~ g EPRAGIVE n E 5PRAGUE J Ve,ra.dal~@ ~
p O.a.~or-tu-n-ity i ~
~
IS 2ND Project Site t K j~ E 1ST Z• VPra ~
E 2ND
~
T 3R ~ - ~ E 3RD~ ~ ~ &)4TH
-E 4TH 1v~~ p ~ O 9
'C `a - : . . - -
m
E ~
o, TH I D z ~ 5T E ' TH T ~
u 7- yz~~ ~ E 7 ~ 6T x _ cn E 6 L~I l~~~ey~L~a,.
~ cn ;0--lE 7TH
~ ;0 E 8TH cn L u.'m _j r J~;d ~
E 8TH
W
~ E 9TH ~ p~ ~ E 9TH ~ o' E 9TI- `
z~
JE 10TH I ~ ~ ~ E 10 0 ~j
ox JE 11THI I' 00 o O"'°" ~
E 11TH ~
12Tf~ 0 ~ ~ E 12TH ~ ~Lcn T ~ <v ~ ~ E 12TH
~
m
N ~ Z
Z o z
~ E 14TH~ ~ m E~,3TH I W ~ E 14TH 0 ~'.c
2~ e E 15TH ~ ~ .
H 15 H ~ E 16T ' zr Z~# ~m ~ ~E 16T
• r E 17TH
~0 (,999 DeLorme Stredt A as U A E V r
~~~~a~
~ ~ A ~r I~
~~.j°~;
~N,~ x ~ I
BEST FiD.
ti wssu RQ.W4
ea~
~ 444yyy P(m~, ~ A ~ gI i
8 ~ ~ q
~ { ! f~ ; ~ ~ a
~ I 1BP
I ~ 1
E7 SO' 07 _ $ yr
~ F I
a 1~ ~ a X
r°° + d
xr
-7F-
aoo~GacaNt !
_ ~ r nrr aa1e aa
.
3!ro
~I~~
P ~ I ►Wi A ~
[r' --a
Q `
~ F4
0!~'q p~
' NOI't~l y ~a 7~ rR
,
j S I ON miS.S
I : E~t~li$ ~ z . - • _
z EI~W ~ TLL D SI0
4
10ONE E SH P o m E INT 9
~ E SHARP ~ ;0
O ~
~ E DESMEf Q ~ E QOONE C TA1.00
E C~ATALDO W ~ Z J~otc~h Branch Can
. ~ ~ E M L ,.ON JP Q Z DWAY ~ w E QROADWAY ~ B OADWA~i E
E SP
z Q p EALKI
? ~ ao Q 0 ~ S
E ALKI Z E OLIVE
OLIVq w z~ z ~
'AY zQ~ E V6LLEY WAY ~I,~FE VALLEY~IVAY ` E Vl~LLEY ~,VAY ~
L ~ E NIXON
s 0 E NI~ ON p TE o E` UIXON
o q I MAin ~ z MAI
M A I N E RIVERSI i i Q ~
~ ~D
27 j> E IVER~.E AGU~ ~ E PRAGI lE ~ E~PRAGUE ~ I ~
O. ~o~r~u~nit~ , ~ Ve.r.a.da,I,P
Y
s z pp Y zN O ~ ~1s-r z • V~~ra J
. Pro'~ elCt Site t~
3RC~~ , ~ E 3RD ~ E 2 N D
P y'`"3 D-
~ 4TH p ~ ~ w 4TH
E
~ R-
~ m,
_ o E TH y z m~ 5T ~ ~ ~ E TH E 6T L. e~
,
0 '~lley~'a,~,
6T
✓
cn E 7 7TH
~ ;0 E 8TH cn E 8TH m E
~ L
E 9TH~ p r ~ E 9TH mm
~ z FE~ ~ E101H JE 10TH I ~ p~ JE 11THI °0 p 1 f t' 0 T E 11TH
12TF,~ 0 ~ ~ ~ ~ ~ E 12TH ~ ~ ~ cn <v? ~ ~ E 12TH
- - Z 0
~ E 3TH ~
. ~ ~ ~ Q ~
E 14TH _ E 14TH
!
~ 27 m °o - - E 15TH c ~ ~ ~
~ _H 15 H ~ E 16T ` z Z~~ m ~ ~ 16T
17TH
i 1999 DeLorme Sve t A s vaA
'
t
L i
North -
:SION J. ~bs_- • ~ Q °~4 - ' M I S S
z E 4iAxwELL
D
27O ~ E ~aINT
SH P o }
~ ~29' \
ONE ~ ~
r X E SHARP ~ • ~
! ~ E DESMEi m ~ E~300NE C 00 O
O
E C4ATALDO ~W Z ~ak~Branch Can
v I E M~4L{ON p 2
D WAY L w E qROADWAY J B ADWAI, C) 7 Z -
Z 20 , E SP~~i'~E ALKI 0 .
E ALKI ; W z ~
z1 ~ Z _ OLIVE ~.~0.~
i~ OLIV4 j
~ m_ F VALLEYdVAY W Z Z
/AY z~ E V;4LLEY WAY = E NIXON E V~ILLEY l_VAY 0 E NI~ON p > E'v1XON
O T wMAIN E RIVERSIC-r
Mq►R ~S~O ~ Z ~ MAIN -T-F
9: 27 Z j EIVER ~ DE
I ~ S+I ~
AGU~ x ~ E[PRAGVE ~35~I0 ,D-, E SPRAGUE -J
LE rO.u.po-rtu~~ity D , ~ V e~r.a.~a.l.e ~
_ 2NO Proj elct Site t-~ 1 ST Z ~vPra ~
= ~ E 3RD ~ • ~ E 2ND
W
TH ~ O w 4TH
~ Pim ~
Wm m z ST < ~
~ - E TH D ~
0- E 7. D~~ gT ~ ~ E~TH E 6T L ,e,l,~l'e`y~~"ak~ ~
~ ~ E 8TH cn ~ E 8TH 7THf E~ LPS r yy`~;~Lf G
~
E 9TH~ O~r ~ L E 9THI m~m i i I
c r rc~ ~o E101H E91-
E 10TH I F` ~E 11THN °D p ~ 0E 11TH ~
~ 12TF; ~ ~ ~ ~ W: E 12TH 2 cn o~ ~ E 12TH
~ z m
v Z ~ ~ p c- r .
- ~ x z E~3TH ~ ~ E 14T
E 14TH
G) Q ~ H to
27 m ~ - - E 15TH W ~ ~ ~ 0 P E 15 H X E 16T ' z Z~~ ~ ~
E ~ 16T
Im 1999 DeLorme S[re4t A s UJ'A 17TH ~ ~ _ ~ ;U
'
r • a j , Kimball, Sandy
Frorn Hemmings, Bdl
5ent Monday, December 11, 2000 11 1{] ANt
To Richardsorr, ,James
Cc Engelhard, Scott, Kimball, Sandy, Pa", Ed, Sims, Brenda, Darrell, Virgmia, Baldwin, Greg,
Hohman, John, Little, Calleerr
Subject PE-1880-00 - 7ad Lasley
1 2-10-00
I receiVed the above referenced proposal on ❑ecember 7, 2000. I do nQt require a concept
drainage plan as this prvpasal lies in an area of approVed subsurface soils. f recommend the
falivwing conditivns ef approval:
• A PrafessionaE Engineer, lieensed in the State of Washmgton, shall submit final raad and drainage
plans, a drainage repvrt arrd calculations that conform to the 1999 5pokane County Standards for
Road and Sewer canstructivn, the current edi#imn af the Guidefines for Starmwater Management
and all standards and iaws that are applicable to this project if raad andlor drainage
improvements are required Any final road and drainage plans and a drainage repart shall
receiue the Caun4y Engineer`s acceptance prror to release af a corastructipn vr building permit vr
apprvval of the final plat
•❑rainage 1anguage w+ll be drafted by Spokarre County and provided to #he 5pansor`s Engineer or
Surveyor for 9nciusivn m the final plat document fallawing plan acceptance by the Spakane
County Engmeer
• Any applicable stormwater ma nagement systems and roads for thi s plat shal[ be constructed and
certified ta be canstructed in accardance with the accepted raad and drainage plans, ar all the
required improvements must be bonded far in accardance wifh 5pokane Caunty regulations, priar
to the recording of the final plat Record drawings and all construction documentation shafP be
submitted wath the praper cer~ification statement
•Thes proposed subdivision ar deaelapmerr# praposal is Ivcated within a dramage basm which has
been iden#ified by the Spokane County Engmeer's and LJtilities vffices as having stormwater
runoff problems Since this propased subdiuision ar develcapmen# proposal es afFected by or us a
contributor to starmwater flows, praperty owners shou9d par#icipate in the planning and
implemera#ation af a future basinwide s#armwater management system The fvllvwmg 5tatement
shall be pfaced in the pIat dedication
"The owner(s) ❑r successor(s) in interest agree tca Joan rn any County-approved stormwater
management program and to pay suGh rates and charges as may'~e fixed through publcc hearmgs
for seruice ❑r benefit ob#ained by the planning, design, constructmg, maintaining or operation of
starmwater cantrol facili#ies "
ode q&asccVa, ps
i
' , • - , .
rlEcelveD
L BEC 0 7 ?DDO
vi-- A, r-i E ; cC:) u N T UWEIrGIN
S~R
3.71VISIOhf L7F PLAfYN[PVG A[JIVISICIIV QF 1'g-[E 1'iJE3f,1C WORKS T7CPARI'MEN1
MICHIIEL V 1'JEF_I7HAM, D[RECd'QR GARY OSERG IZIACCfYJR
MEMOY1t911 DU M
TV: i ii V i
~livisir~n e~ n,~ineering an Roasis, I3eveIopment 5ervzces, Bill Hemmangs
I]xvnsivn of Utzlzties, Infarmatian Servlces, Jflan Fted
Dxvflsron af Utilities, Storanvvater i3tiIity, Brenda ~ims
Spokane Regicanal Health Dzsmct, Steve Holderby
SpaPcane County Fare Dismct Na. 1
Vera Irrigation Distrlct No 15
s P,
FROM: James Richardson, A,ssociate Plannner
DATE: IJecember 7, 2000
RE: REVISED Preliminary Plat fvr Caelen Place, PE-18$0-00
(reference former apprvval uinder the narne Snowbird ZE-46-93)
Encloseci fnd a NEVV APF'LICATIf?N far the preluminaarry plat for Caelen P1aGe
subtmitted as the result of the Heanng Examiner denial of PE-1872-0IPUDE4-00 vn
C}ctober 20, 240[} Tt►e new application fvr the subdivision prnpvses a tata,i of 12 Iots of
• ::iaa3~ i _ , „ . _ " °ti;y-~ ~`t"'.^~xx4 a 44-L1I11t ApA,.`"L
~
11Z1Its.
A Change of Cvnditions is alsv requested tv remvve a previous condition of approual
associated vcith ZE-46-93, which limited structure heights ta 1a1l2 stones.
The project site is located south of Main Avenue East and west of Best Road East in
Sectian 14, T 25 N, R 44 EWM, and vAthin the Urban-Residential-22 (UR-22) zone
Please review and farward any comments to me by December 21, 2000. If yau have any
questrons ycau msy contact me at 477-7168.
E31CI45L1reS: (SEFA Checklist, applicatiars, plat map)
cvpy wlo enctosures: Tad Lasley; 12005 Narth Fain'vood Drive; Spokane, WA 99218
Taylor Engineering; 106 West Mission AVenue; Spokane, WA 99201
1026 w sRO,anwAr • sPaKnNE, wasI-nNGTOx 99260-0220
PFrnNir rMcA1 477_770R . Fnv Irf1;11 4771141 . TFlfl r5nn1 477_7111
I r \ 1
~ RECEIVED
SPOKANE COUNTY .
NOV 2 8 2000
LNISION OF PtANNINO
]ENVIR1-01NIM]ENTAIL
~ . , ' .....s `ti S _ - '
cC]H :IECXCL] : ST SPOKANE ENVIRONMENTAL ORDINANCE
SECTION 11.10.230[1]
00
~
,
A. BACKGROUND (contmued):
,
7, a. Do you have any plans for future additions, espansion, or further activiry related to or connected with this
proposal') If yes, esplain. Mulij- F►ar-;l~_{,)n'•kC-'
%44.E
~ nl (I&ara 040(-kVR.c W-,Tt,L ~ L p ►-Vl e~(A V~tl cti- o.v (~5
b Do you own or have opcions on land nearby or adlacent to chis proposal) If yes, esplaui.
NlA ~
I
8 List any environmental uiformation you know about that has been prepared, or will be preoared, directly
related to this proposal.
NONE k-nO Wn1
,
9. Do you know whecher applications are pending for governmental approvals of other proposals directly
affecting the property covered by your proposal? If yes, explain.
AID A/E ILocw~
10. List any government approvals or permics thac Nill be needed for your proposal, if knon: n
PU^k Va~pl
~ .
r t ~
'
A. BACKGROLIND (conanued) ,
11 Give a bnef, complete descripuon of your proposal Lncluding the proposed uses and the siz.e of the project and
sice There are several questions later in this checklist that ask you to descnbe certain aspecu of your proposal
You do not need to repeat those answers or t,AJ.; 2Uac >
\ \ l.o~- ~ t~.R nA)k -016DAl QN.~ V-0Ab ~ M r-KA) W~J~ IV;c-j4L
~V!`IOD Y Oe
IAA u\~.~ t'~•\ ~l C~T) /`c•t
12 Location of the proposal Give sufficient information for a person to unde:stand the precise location o£ your
proposed project, includinc, a street address, if any, and section, township and range, if knon n If a proposal
would occur over a range of area, provide the range or boundanes of che site(s) Provide a legal descnption,
site plan, vicinity map, and topographic map, if reasonably available While you should svbrrut any plans
required by the agency, you are not required to dupl-icate maps or detailed plans subrrutted with any permit
application related to this checklist.
-3W+ L-L~ MQl,d/ !4 U E "D EASt OF BESt-P,Oqp T,~ -Wt
--5PoiWg,,✓E vaLLEV ~SEL 1~,. T2SN~ Q`fy-a we-0 . T-YEAE ss 82Acr
~IAY [2,UNS 'TQ SQ~! vE gVE .'[~2AcT x w.tLL ~'ELow► e j4 ,PRNw7"~ ~QOpD
T Ne Au.ESS QR, -P4w1:1 y Lds.
13. Does the proposed acLion l~e within Lhe Aquifer Sensitive Area (ASA)) The- Ceneral $ewe: Se: vice Area)
The
Prioriry Sewer Service Area) The City of Spokane? (See: Spokane County's ASA Overla} zone Atlas for
boundaries).
YMC P2o iec,t 1dUL JE OED -tp P-ujg~L SecvE2
~
~s~~~
` ~ • Evaluation For
I Agency Use Only
TO BE COMPLETED BY APPLICANT
,
B. ENVIRONMENTAL EL.E..r1E~1TS
1. EARTH ^
a General description of the sice (circle one) ~ rolling, lully, steep slopes,
mouncainous, oEher
b What is the steepest slope on the site (appro:umace percent slope)~
W% { Ex~-~~~ -\)e~)Vet Thlaa6"~ wuo"w~5
c. What general types of soils are found on the site (for esample, clay, sand, gravel, peat,
muck)) If you know the classificauon of agricultural soils, soecify them and note any
pnme farmland
\/AU..IE'j- CUL4UEl. A Scr•E 'C~1.L-
d. Are there surface Lndicauons or history of unstable soils in the immediate vicinity)
If so, descnbe
NC) Abn
It. Descnbe the purpose, type and appro:umate quanuties of any filling or-grading f - -
proposed. Indicate source of fill. '
M ~ 1~~ _ G r ~~T . ~ 14v✓ ~ ~ I ~ ~~Lx ~~1Q 1/LT ~'1 I
`CIAwT kas ~EE D~~o n,v ~r~+E ~E 4.Er~o~rD
f Could erosion occur as a result oE clearing, construction, or use) If so, generally
describe
NoT L~V /-q v
h~kZS t.,UAk k;, A, I ~11 0~ ~ ~ ww~,,c ~u.✓f.~
. • ' . ~ -
~ , << Evaluation For
Agency Use Only
B. EaWIRONMEii"I'AL EI.E:v1ENTS (Conhnued)
,
g. About what percent of the site will be covered with unpervious surfaces after project
construction (for esample, asphalt or buildings)~
h Proposed measures to reduce or control erosion, or ocher impacu to the earth, if any
'T~ RE Skko~~V 'ZE .✓o C(?OSSDai P2n13~._Enn~
14~ PL06r
2. AIR
a What rype of errussions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial, wood smoke) dunng construction and when the project
is completed) If any, generally describe and give appro:umate quantities, if known.
_D s,~ _►'Ju2r /G CD~~YLU~~D.✓ ~ IaU~'O ~N~LSS=n,v~ L.~~ "I"C2 r"`•
w~U•
,rVo~x2~ 'Pla~ES
b. Are there any off-site sources of emissions or odor that may affect your proposal?
If so, generally describe.
VD ~
~ __._,...a - ~ _ . . _ . _ ~ f _ , - _
C. Proposed measures to reduce or control emissions or other impacu to air, if any:
Wlqrt~RlaJ~ L& Cj).USt12UGJp.1 T:Q~USfi C0A1't'20l_
+ G!9 s~~ LIL► kL\. SLk[kwit
P a •
iC~ -t-` ~ , { - y •.i. , A
,F'1, .t « , ' , i 1M1 r • y , .,r i
i
\ I Evaluatlon For
Agency Q.3se tJnlv
B. Et~1VIRDNNiEN7'r1L EI.E:YIEt11TS [Canrinued]:
.l
4) Wiil any chemicals (especiallp organic snlvenzs or petrvleum fuels) he sTared in above-
grnund or underground s-corage tanks) Ff sca, what types and quantrries of macerss]s will
be stored)
AVD C.1.. P.,.,.. , L[.,,Vs T.,.J
f~~C e- 00A- ~l P ~LLP G. ~ JVl W1.D r..,~ '+Fi~S ~
1
~
5) What prazectctie rnea.sures wl11 be taken to ensure thaz leaks or spills of any chernicals
sgored or used an site will nat be allowed ta percolate to groundwater (rhs includes
measures tv keep cherrucals out of dispasal sfsteans descnbed ui 3b(2) arrd 3b(3)}
.I11 C) ~ ~ ~ w•. C 5,I CA
~
c Water RunaFf (inciudtng storm water)
1} TJescribe the source af rsinaff ['including sYOrm water) and rnethod o# callecrson and
disPosal, if any (incIude quacztiEies, af knawn) Where wiU dus water flaw? Wlll this
water fl❑w xnto other waters) If so, descnbe.
~ rti ~ F ~ r r~. , n ~
L►/ St~~ ~ ~~y Ca",akj V ~ ►'l.~ir i rl,4-0
2) Wzli ai7_Y rRemlraIc be-i.Cs`.wtI, 11a.I1dlet1 or Lt5 T-Irr.•44 5*L'sSt ? ~.O•^- _ ~'+s' +~'s•~'nrA-a aYn]]~,r _ - _ : . , n
_ . Pa
leak will drain to surface or groundwaier or to a szorm w atc-r dispasal systerri
discharg~ to surface ❑r ground~vater?
N
a} Cauld wasze mate; ia1S enter grvund or surface tivaters" If sa, generally descnbe
5 be, DvP
- - - .-_,x
~7 ~ - - 7
~F-
i • y ` v ~ ~ ' ' 3 . .i r f . ' _
r ~ ~
i .
Evaluation For
Agency Use Only
B. EWIRONMENTAL EI.LMEiVI'S (Conhnued)
,
d. Proposed measures to reduce or concrol surface, ground, and runoff water Lmpacts, i{
any (if the proposed action Les within the Aauifer Sensitive Area be especially clear on
esplanations relating to facilities concerrung Sections 3b(4), 3b(5), and 3c(2) of this _
checkiist)
0~5 t~ SkY)-- v'-I I A ) aAe.r M qA,,
Cov\.r~ o.A-, oV-\ Se LA) e,•-
4. PLAiNTs
a. Check or circle rypes of vegetation found on the site.
deciduous tree. alder, maple, aspen, other
evergreen tree: fir, cedar, pine, ocher
shrubs
✓ grass
pasture
crop or grain
wet soil planu: cattail, buttercup, bullrush, skunk cabbage,
other
water plants: aater lily, eelgrass, milfoil, other
V other types of vegetauon VV eQ~s
b What kind and amount of vecretation will be cmorcd c; a:ur:.d?
A1k w'.k\~~~,~ e,M o~ f. ~ a,~~ ~W 1 a,~.~~c.c,,,~ ~ rx~
. . . . _ : .
c. List threatened or endangered species known to be on or near the site
/U//1
d Proposed landscapino, use of native plants, or other
measures to preserve or enhance vegecation on che site, if any
, _
Evaluation For
Agency Use Only
B. EiNIVIRONMENTAL ELE-NYfENT'S (Continued)•
,
5. ANIbiALS
_ a Circ1F : ~ . f • . , , . • ' _ .
, ~..u,.a._ . ave been-opserve on-or
near the site or are known to be on or near the S1Le' n ~
birds hawk, heron, eagle, onobir , other
marrimals deer, bear, elk, beaver, other DAw` P,,a CL, c~. Qo5 S
fish bass, salmon, trout, hernng, shellfish, ocher NI/4
b List any threatened or endangered species known co be on or near the site
n/1A
c Is the site part of a rrugration route? If so, e:cplain.
A/ I. A
d. Proposed measures to preserve or enhance wildlife, if any•
l-&,,c. Skd.ll be- 4 vx s~ci.«P_~ -~v p✓ow~.nf~.
\ ' / •
6. ENERG : ~ *.r„ r 7 a ~ -R ~ _ _ . . , . _ , _ . , , _ . . . , F ° - -
a ~ w ~ ~ . ~ • ~ ~
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used
to meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc.
ElecAv-Pm e~ ti ~n~,~~,1 ~
b Would your project af:ect the pocential use of solar energy by adjacent properties)
If so, generally describe . / 0
/v
` - -w re t N ~ / ~ t , ' Il ~4j Y+~'~ii ~4 d+ ~4~~~1'y i~~~r~ ~ST`~~ a?~S~h~ ~~F'i~'f~' _'i`} y R-, e~~1r.
• . ~ ~ /
Erraluatian For
Aaency Use Dnlv
B. ENZYIRONMEN"T'AL F1Es'YIFrYI'S (CnneAnurd)-
.
e. Whar kxnds of energy eonservauon features are included in r.he plans of zFus propvsali
Lisz ather prapas-ed measures ec+ reduce or cvntrol eaergy ampacts, if any
` ~'~-~~r+~.L u..~i ~ ~ ; nr~, ,,,~rn ~ S ' . . _
~
7, ENVIRQNiNIEe'I'r+,L HF-ALTH
a Are there any envirQnmenial health hazards, includang esposure ta iomc cheFnieals,
risk of fsre and eYplvsivn, spill, or hazardous waste, That eould occur as a result csf this
proposaP If sa, describe
AIO
1) Describe special emergenry sezvices thac might 6e requ3red_ [
kv,~3 C) 4 Gt.v4 C.C___
2) Progosed mea.sures ta reduee or cantrol envtror.:::e:^zal
healgh hazards, if any
~
o/vi I~} ~ l ~/l~ Vt L`~ ls~ / L `c L ~ i-~{✓ V ` ~_L~ C!~`li~l
b. Noise
1} lYrhat types of noise exm ui the area whirh may affect your project (fer example=
traffic, equspment, ❑peratipn, other)?
I
ekri ~S
,
v+ `
2) What t;rpes and ievels af nQise wauld be created by or assaciazed vith the pro)ect
on a shvrt-ierm ar a long-term hasis (far example zraffsc, canstruction, ope: ataan,
vther)' Jridicace what hours naise wouid cnrne fram the sise
eihvv'~ ~-~~~w4 ~'~s~.S,r
6, -w, ~ e - . v. ' ~ x . . ► I ~.,v,,.,, L~ 5, ~ A,
a..
' 'rte.fl"11h LA:_1m ` ~L
z -nza ~ --r ~ cte¢tYi-*W ~~S~~Y ~ +~w i I~ rtq ~
~ Y
~ ~ i i ' . • ~ .
Evaluation For
A.uency LTse C7nIy
B. E~TVIAONIVIEti1Tr1P. ELE.I+IEiNTI'S (Cont,nucd)-
r
.i) Proposed zneasure ta reduce vr canErol noase impacts, `if any. l
~r.ts..r 1~ rc ~ E~ r~ ~ "~,FG, F~~- w t l4 Q V~ QC ~ 71J►r'~~~ f.~-' _
r r r
8 LANA AIVD 51-iCJR-ELI,r"E USE
a What is tlle currenc use oF the szce and adj ce~nt praper«es)
~~,,~.-~1~
Cr C ovV\ qr ~ `~~►t~ ~
~r 1n e~ ~~r ~ ~~1 A' D
b Has the site been used for agriculturez If so, descrlbe
IV 0
c. Aescribe any struczures on the site.
AVdA
Ik , r, . . _ • - ~ - _ „ _ =
4 , Will any srri arvuYa, be-r1A•=olsshe& - If so, wh__ha
` /O
e `~'Tkaat is the current zonLng classifiCatson of the site~
F
' .
Evaluation For
Agency Use Only
B. EIIVIRONMENT:kL EI.E.YIFIYI'$ (Conunued)-
,
f. What is the current Comprehensive Plan esignation of the sitO
~ ,M.kx G`. c., ~ - v.n 1)M~3AA)
- - ~
g If applicable, what is the current shoreline master program designation of the sice)
N
h Has any part of the site been classified as an "environmentally sensiuve" area.)
If so, specify
A/0
1. Appro.amately how many people would reside or work in the completed projece
1401
j. ApprosimaOtely how many people would the completed projea dispiace)
k. Proposed measures to avoid or reduce displacement impacts, if any
WA
1. Proposed measures to ensure the proposal is compauble with existing and projecced
land uses and plans, if any
i Y" F vt•~ S
GwUS ~CW
~
r... . , , , . _ , - _
~
Evaluation For
Aeency Use Only
B. EtWIRONMENi'AL ELEMENI'S (Continued).
,
9. HoUSivG
a. Appro:amarPly how- manp units woLrd be provided, if any? Indicate whether high,,
middle, or low-income housing
i~ Cl- Uw.~~ v~•.~,~~o ~ 1ow UQ-iL.n`7
b Appro~umately how many units, if any, would be ehnunated? Indicate whether high,
rruddle, or low-income housing
A/ I A
c. Proposed measures to reduce or control housing impacts, if any
A/ IR
10_ ?,.ESTHEi1c.s-
a. What is the tallest height of any proposed strucCUre(s), not including antennas;
what is the princi al exterior building material(s) proposed)
~ , 4'__r ^ .r ~ ~..~.....-r. . . ..u..~...~ l ti.a _n~~ •'yr'ist:.u a.a~~_'__~ M, - x _ ~ .
c- Cvfr,^P`✓'Opkr~ yv~w~e,r►w~ ,
b What views in the immediate vicinicy would be aliered or obstructed.)
A/o v",e, 11(,raA.vX
c. Proposed measures to reduce or concrol aesthetic impacu, if any.
C.....~-. L'.. _ 1 ' r-1 _ T , •
♦ IT°►~f * '
) ~ • ~ i ~ '
Evaluation For
Agency Use Only
B. EiWIRONMEiTAL ELE1tiIEiVTS (Contmued)
,
11. LIGHT AND GLARE
a- What type of?►;ht.or glare wLll *heProgosal p-adu=e' Whac tune of day would it
mainly occur)
I ~Gi In'~S ✓'e(~Ul I-e ~
b. Could light or glare from the finished project be a safery hazard or interfere with
views)
A/D
c. What existing off-site sources of Lght or glare may affect your proposal)
,1/ 0 4 e- I t- h ow ✓l
d. Pro posed mea.tures to reduceor contcol light and glare impacu, Lf any.
AIIA
, -
12. RECREATION
a. What designated and informal recreanonal opportuniues are in the immediate vicmity)
Pc~LS a,~,~.ci.{-ev
b. Would the proposed project displace any exisc►ng recreauonal uses) If so, descnbe
AV p
- - y_ , . f , • - - - - -
3 -
! . _ ~ _ . r
~
Evaluation For
Agency Use Only
B. ENVIRONbIEMAL ELLMEYfS (Connnued)
c. Proposed measures to reduce or control impacts on recreation, includuig recreaaon /
opportunities to be provided by the pro)ecc or applicanc, if any
NI/~ .
13. HISTORIC AND CUI.TURAL PRESERVATION '
a Are there any places or ob)ecu listed on, or proposed for, nacional, state, or local
preservation regisLers, known to be on or ne:ct to the site' If so, generally descnbe
~I /I/~1
b Generally describe any landmarks or evidence of historic, archaeolosical, scienufic
or cultural imporcance known to be on or ne:ct eo che site.
A/ 00
c. Proposed rneasi:res z:, rcduce or control impacts, if any
AIIA
14. TRANSPORTATION
a Identify public streeu and highways serving che site and describe proposed access
to the existing street syszem. Show on site plans, if any.
C) AV' r..(.,V~. WI.G,,
eL) evc~~~ e-
kf.(_ ess A-v
b. Is site currently sen•ed by public transit) If noc, what is the approMmace dis:ance
to the nearest tran it stop)~g~ Sp✓'r,t.f~r J?'
i
_ . - -
. . LL' - ~ 'a.~'„'~ .....3.....ri _ - _ - - `a'*'•C..~z~ ~
4 3v • ~
C....I.,...n T" _ _ _ 1 T '
Evaluation F4r
Ajency ZTse drsly
B. EiVVIRQriT1YIEN"I'AI. ELEMk'.atiITS [Conhnued] ,
c HQw many park2ng spaces wvuld the eampleted pro)eei have5 Haw many wauld the
project eliminate?
~ Pci.f.-P-5- ~o Lr u►~ ~ l~- ~ - ~ • 1 y c~.~_~ r. J~.- - _
G.r~~~r
d. Wiil the propQSal require arzy new raads or streets, or unprovemen€s ta exasring roads
ar streets, not includin, driveways, If sca, generally descnbe (nndicate whether public
ar priuate) I,
~
P_ c,a
~rv VA 1..) ~ ~ • ~ l ~I
~ YyF ~
c Wil1 the pralecc use (ar occur in the iminediate vicu=ry af} -vvater, raal, or a3r
traczsgorzation) f
so, generally descnbe
~
f, How rnany vehicular_trips per day_wauld be. generaceri hy,the cnmpleted,pr~jeco
Tf krrown, sndzcate when peak volurnes would occur_
r) C,r-~±
g• Proposed measures t❑ reduce or control trarzsgortatt❑n ampacts, i$ any_
~5. PLIBLZC 5ER4ZC~:5
. Wnuld the project result in an increased need For public services (far exarnple-
fire proteCtion, pnlice proteetian, healch care, scHools, vF ker)) If sa, generallp descrabe
Leu~►+1" lk~- ~ 4 lp e
r~s►~~d` ~
t ~ ' " y •
Eraluaf[pri FOr
AAcf1Cy USe Q[ll}'
B. r°., Y►'iF4ONMElY i AI. E4EMr.lr TS (C411tIAl1[d)
b Propased measures ta reduce or contraL c3irect imgacts on pu6hc services, if 2ny
.tf L4
. f
16. UTILiTIEs
a Gxrcle utilzties currenLly avadable az the site ~lectriciEy-~(&tural as ace e s
C.C~ eiephor~ 4surary sewer) septic systesn, other
6 Describe zhe utilzues t}zaz are propased for the project, The utLtiry providing the
service, and the general cvnstrucziQn acravities on the siLe ar tn the irnmediace vleiniry
which nzighr be needed.
~~.1(Z Y~►~" ~2 ~ I~Q
Vl w _Gt8Ae : VSWd5f , C46us TV
5polkn-vE Cr,~vv4-i Pa6t►r. 56L.C0
.
C. SIGNAT'[JRE
I, the undersigned, swear urstEer the penalty oF per)ury that the abave respvases are xaade truthftzlly arzd ta the best af
my knawledge I also understand rhat, shauld these be any wili#uI rnisrepresentanan ar wEIful lack of fu.lI dasclosure
oa my pare, the a?-encv maY wxthdravFr any determina[ion of non-signi{icance thae iz =ght issue m relsance upvn tlzis
checkl.ist
Dafe:
Proponent. ~ LakDLP L. LI Proponent.
~ .
(Piease type or print) y ignature)
Afidres$: C=tY. 5G7tC, ZIp:
Phone: rq CI LI
A
Person completing the forrn Date ~ ! `n -00
Phone ~
L4 5~~
r 1
c 1 v~
• y r z
FOR STAFF USE dNLY
,
5taff Mennber(s) Reviewing Checklxst '
Based on this staff review of ihe enuzmnmental eheckIzst and oEher perzanent mformation, the staff_ ~
A Gancludes ihas ihere are no pra6able sagnzfieant adverse Lrngact.s and recamrnends a
detezrnpnatcon of nrnsignificance (DNS)
B GoncIudes chat probable sigruftcanc adverse envuonmensaI ungaets da exisr far zhe currenc
praposal a-nd recorn.mends a rruiigated dezerrsainatson oF nansignificance wFth cond,c'cEOns (MDNS)
c Concludes thac vhere are probable sagmficanc adverse environmental impacts and recommends
a determinatifln ❑f signiftcance P5)
FtEFER TO FEE SCHEDULE FDR F3LTtiIG FEE
Spv'kane Environmentll Ordanance Checklist I~Sap ~ l ~r i
, . 3ceit E ° E-, ir,,
4.
STAFF R~PUR~ T~ 1'H ~EAR~NG E~3C~4MINER
Preliminary Rrat t~ C~~len P1acQ
~ile P~-1880-0{3
mrvcstaN oF PLANNiNG
SPOKAN~E COUNLTY
HEARiNG DATE_ .~anuary 10, 2001 at 1 30 PM
PRQ.fE+CT PLANNER: James Richardsvn, Associate Planner
FFLEM PE-1880-00, Cael~n Place (fvmaerly PE-1872-OOIPUDE4-00 and ZE-46-93)
PRQJECT ❑ESGRIPTIQIV: The prehminary Piat of Caelen Piace proposes a tntal of 12 lots of
which 11 are duplex 1ots, and ane rs a 44-unit apartment site, for a to#al af 66 dwellmg units vn
appraxrma#ely 4 27 acres The new Cots are prvpvsed ta be served by pubhc water suppfy and
sanitary sewr$r and are located within the existing Ldrban-Res[dential-~~ (UR-22) zvne
PRC}.9ECT []ATIS►
Prpject Address The praject s[te rs generally located soufh of Main
Avenue East and hetween Best Ftoad East (to be
vacated) and Calvm Road East fn Sectian 14, T 25 N,
+~I sh ~LNh jyl~` e -
R 44 EWM, Spvkane Caunty, Washmgtora ida
address has been assigned to the site ak thfs time
Parcel N'umber-: f&FjJ 45943 9249
A35Ir'cant; TJ Landco, LLC
12005 Nvr~h Fairwood t]rive
Spokane, WR 99218
(509) 46► -1841
rr, w~i ~eDavid & Georgia Pla~#
51D East Panvrama orive
- Gamano Island, WA 98292
5earveyoriE- n g;neer.- Tayfar Engineenng, Inc
West 106Missian Avenue
Spakane, Wa 99201
(549) 328-3379
~ ~a.tayan~r Majar Commercial {C} ar~d Urban (U)
N om prleins'iy.e Plar,r U.esI cI n
Eil_stingrLoriin:~~' Urban ResidentiaE-22 {UR-22}
Urban Residentaal-22 (UR-22) wttFa
Paanned Unit Devefopment Ouerlay
~1~-xis.tangfflrand U.s:e• J The site is presently vac.arat
Surr~+~u~d~n9 Zvnin~and ~and U_s_es;
• ~lart:~• Land Ivcated irrametfiatety north af the subject site is
- zoned Urban Residential-3 5[l]R-3 5) which mcludes
bath unpfatted, vacant parcels and single family
rRrr'J~den.{..e~`u
E~ ~ • fth'Land Ivr~ted south at the prvRosal is zoned Regional
~m~' Business (B-3) which is developed for commercial
- ~ ~ 3 4 ~
U.Ses
A'reGminary Plat of Caefen Pixoe,
Etle IVumt>ers PE-1880-00
5kaff Report for January 10, 2001 Public Heanng
R
~ 1 R
1
•~~-'Ea'sft:~'=`='~` _ - Land focated east of ine proposal is zaned Urban
ftesideratial-3 5 (UR-3 5), Urban ResEdenbal-7 (UR-7),
Fq~'~L`~~~a~ - and Fdegional Business (Ei-3) vuhECh cantains 5lfigle
~S
ftrrlily re,5, idehoe.si, VaCe3f1t I817CI BCtd CAf'1'1[T'lei'1cIaI 1A5e5
V AIadRh4,7'=jl~11!~~~*~~til~r I~I1~,11~~~'~6 P1lceIS IE71f'CIBCIIately 1NB5t of the 51#e Eaf}d afe ZOf1ed
Llrban Residental-3 5 (UR-3 5) and are developed fcrr
sin9fe fami!Y resrdences
ii;FCraav~Lnd~EJs'"~i~r'_crpos aN"s arada The subject proper~ was appraved for azone
~Rec~t Anpr~au~ads in- tkiea reclassification fcom l9rban Residenbal-3 5(UFt-3 5)
IffiArea-ofry#is and Regiona9 Business (6-3) to Urban Residentia@ 22
--fw~~~~ (UR-22) an March 1, 1994 under fie #ZE-46-93 This
+'.'~F,• -
development known as Sn❑wbird propnsed 60
' z _ z _
' - ~ apartment uni#s and access Via 5Pra9ue Avenue to
g,
4the sauth Thfs approval is stdl in effect A s~cond
develvprraenk propasal far this site praposed a mix of
~g- single famdy arad divided dup9ex lots and was denied
'r
(mthaut prejudice) by the Mearirrg Exammer ❑n
xi Octot~er 20, 2400 Histoncal land use act7ons in ~e
~ v v
i".• _ r = - _ "„w vicinrty of fhe srte have inc1uded residential
5i1bdIVi51[7n5 8f1d ShOft p1atS f(} the C10f$h a11d
on
f' ,~~~i, ~h+
~f" c4mmercial rezones and ~fevela mer~t to the sauth
G,tiv.r , 1, ~I I~ ,"~a~ r!~ ~~~~sy, y i p
The anly other recent action in the vicinity of the site
occurred on December 5, 1997 with #he approval of
ZE46-97 which authflnzed automobife sales and
s=_~~ I" other 6-3 uses or~ a 1 acre site located west of and
==T~ -'~'~~.r adjoining the 30 fnot wide prpestem of the subject
: rpraperty which extends sauth to 5prague Avenue
A L~`and "iu~fsion,,~Staiiis•~~ The site encompasses a single tax parcel vahich has
'~3 ~ ~~qfit11 pr~' qyr,.,,,~ , a ~
k~~ ~,~'~il~~~~G^~,~~ h~~I;r~y~1~ 111611 ~,ilnofi received plat approval and for which no Cert~ficate
Exemption was found The legal descnption
~'~re~ of
i~~~••
ap p e a r s a n t h e f a c e o f t h e p r e l i m i na r y p l a t a n d a s a n
attachment to the land use appfieation
- - - •
: 5ha_re(ine'Desigr~atad'n. Nat applicable
The site is within llera Imgation D[s#nc# #15 and will
be senred by a public water system llse of pnvate
`•;~'i~~ii~ ~r fr~~~=;;~ T wells and water sYstems is PrQhibitetl
3_
'~5e~age~0~~ppsal:' 1~,: The propQsal shall be served by the Spofcane County
5e1NeF 5y5tefi1 5ewer Fs avaflable tv serve the site and
can be extended from exist[ng rnains adjacent to the
E site The use of individval on-sEte sewage systems
T-_ ' - y+k~ _ t +a f +j,'_ ~i n~~-` "-s
rl 11~}t IJ{.,
G aU+LIy~ lol ~zd
r~11G11~rV
The Sub,ect site is m Spokane County FEre Dastnct
Nts 1 Camments have been receiued from the Fire
i , ' - - ~f ~ ~ fi ~z
T District recommending conditions of approval
„'~i,;~,i~~, ~~II,~:~~~'~,Ig? ,tiiro• , _m~<~:~~~~r~~~!~~~~~~~'._~:`~i~~ regardrng hydrant instaflatian
`=~c1~~il~UistFic#;;~ mw~ ~rrFrq'I,',, ~'he F~ropc~sal is lacated rn Central IAa11eY Schao!
I I I r ,
-'~I ` . T~,~~ ~'~i"~,~', ❑istrict R~rr 356 The Schoof C~istrict was nat
3,~~4f~1
`=~~i~"~~~ confacted regarding this proposal and nfl rAmrnents
recerved
were
~ I'~Re~~`re"s,~f,~ial~anr~ istarsce Evergreen Road, lacated appraxirr~ately %7 mile west
~ ~ "'~''s~~ ; ~-a of the site and Sprague Avenue, lar,ated 250 sou#h of
= _ _ =3a'"w~4~,., • the sife, are desognated as Pnncipat Artenals by the
` • ;
li11oe 'a''
Spakane Caunty Rrtenal Raad Pian The apphcant
ro,r,t~~
4l - has submitted a revfsed trip distnbution analysis
G`-'~. ~Itll' •riui - F ---4~
v~rhic'~ addresses prajected impacts ter the 1nca1 raad
network
?reltminary Plat of Caelen Plaoe,
File Wumhers PE-1$80-00
Staif Report far January 10, 2001 Pubf€c Heanng
} P
N'e'a~est Park ~s and'~~~sta'n~e= Baffour Park is locateci apprvoxamately 2 miies west of
site and Valley Missivn Park is located
apProximately 1 rnde northwest of the srte on Missian
- - Avenue
ILN~11qFah.o'r,h,pocl ~►~ssa.ciajl'_o_n: 6Vone
• This praposal is located inside the I!lGA.
■ TEais propvsal is locat€d insisfe a Public Transpartatian Beneft Area (PTBA)
• Shrs proposal is located outsicie the °I D{10' natificatann boundarp of designated Nataral
Resource Lands.
GINAlCritical arreas
►4quiVe'r Recharge`kArea: The subject site fs lor.ated mside the Pnarrty
Sewer Service Area (PS~A) and inside the
Aquifer Sensftive Area {A5A} Overlay zone
F sh~1l~Vilidl~'e Habitat ,We~ atian Areas': The 5pokane Caunty CnticaC Areas map fnr
~r Frsh and WiEdhfe Habrtat rdentifes no rare,
% ._4 sensiGve, endangered, species or pnority
hahitat areas wrthm the site
~Ivodp al in- Review of FIRM indicates the site is lncated
in Zpne C and ou#side of any 100 year fload
- r
q~~ FK ~!',~{p~ ~u
~[~lain
. ~i Iu a~~iMXIR•_~~'3A _ _
Gea~ gic I~azarcf~: No gefl-hazards or erodabfe sads are
rnapped wrthin or adjacent #o the srte
ft:etjantls: I Not applicable-
SEPA
El A determmafion of Nan-Significance (C3N5) was issued by the Division of Planning on
C?ecernber 22, 2000
❑ The rAmment percod ended January 10, 2001
Ca The appeal qenvd expires at the same time the appeal time frame expires for the
propased land use action
El No appeal has been, filecf to date
Nvticinq
Published 5pokesman Review Lega! Sectian on Der,emkrer 22, 2000 by the Divisivn of
P[anning
Mailed The Notice of ►App1iGatian and the Natice of Public Hearrng was maifed to
#axpayeeslvwners of property Cocated within 400 fest of the boundanes of the subject si#e
on December 12, 2000 and December 22, 2000, respective2y
Site Rvsteei: The deadline for the applicant ta pvst the site vvas Decemher 22, 2000
1724 ComxaCiance Dates
Appl"rcativn Accepted and cansidered Gounter Comp1ete Novemher 28, 2a[]a
Oetermination of Completeness issued December 12, 2000
i3ate Notice of pecisiQn is Due: NlarGh 28, 2001
Revrawinq Agencies
A total of 10 agencies were notdfied and camments requested of #he preliminary pEat propvsa1
Final camrnents weEe due January 10, 2001
3 Rreltrrtinary P1at of Caelen Place, Fde Numbers PE-1880-00
5taff Repart br .ianuary 10, 2000 Rubltc Mearing
4
VA.gene~es~N.',c%trfied ~ ~ { Riesp"o e="T ~ate RAgvn~fes~ Nat~fed R~p~~
~ns,~~ _ ~ate
~ ~~.xeC2`~k~~ 7~ E.'Id~~. R~k~. ..atn GJ F, BCqIVed`;:~~y
pidisian of Engineering Yss Jan 3, Certtral Valley School Nv
and Roads 2001 Distnct N0 356
❑ivesion of Engineersng, Yes Qec 11, Spokane Caunty Fire ' Yes Dec 14,
Development 5ervices i 2000 Distnct Na 1 2000
'❑ivisron of UbIities Yes i Dec 26, Vera Imgativn Distnct Mes Dec 12,
lnfbrmaba~ ~erv,ces : 2000 #15 aaoa
Drvisifln, of Wblities Yes Qec 20, " 5pokane Cvunty Arr No
Stocmurratec Ufsltty 2000 Pa1lution Cvntrrol
, Authvrity
Spokane Regional Health Yes Jan 3, Division of BuElding & Yes bec 27,
Distnet 2001 Cade Enforcernent 2000
Remonses from the Public: Three (3) fetters have been received frvm the public regarding the
prvposed preIimmary plat Identified concerns relate to increased traffic and reduced property
vaEue rmpacts
Desorintavn of the Site: The project site [s generaily Focated sauth of Main Avenue and between
Best Raad (tv be vacated) and Galvin Rvad The property Rs 4 27 acres m size and is accessed
dia two appraaches to AAam Avenue The si#e is flat and is accupied with native grasses and
weeds
Descrintaon of Surroundina Netahhorlaaad: The surrvunding neighborhovd to the nvrth is
predominan#ly smgle family homes wdh a small number of existing duplexes Praperties ta the sauth
of the site are developed vr approved far commercial uses
Backaraund: The sub1ect prvperty was apprvved fvr a zvne reclassifir.ativn fram Urban
Residentaal-3 5(UR-3 5) and RegEOnaB IBusrness (B-3) to Llrban Res[dential 22 {UR-22} on March
1, 1994 under file #ZE-46-93 This developrnent known as Snowbird propased 60 apartment units
and access uaa Sprague Avenue to the svuth This approval is still in effect This rezvne was
approved in order tv implement a transitivn between the commercial uses and 2ornng to the svuth
and the laegety s«gls fami6y uses tv the ravrkYr
A secand land use propcasal was submitted along wi#h the apprvpnate revEew fees ta the f7ivisivn
of Planning Qn May 19, 2400 The applicant wras mformed privr to the June 15, 2000 Techrnca!
Revrew meeting that a Planned Unit Development C]aeday wauld be ner,,,essary #o allvw reduced
reac and side yard setbacks arrd could 1qe used ta accomplish the intended divisivn of the duplex
units A revised PUD si#e plan was subm[tted an JuEy 7, 2000 and re-Circulated fvr eAmments The
prvpasal was considereci techntcally camplefe on August 15, 2000 On September 13, 2000, the
applicant was informed that addittonal' information regardmg typical building eleva#ians, typical
flaar plans, and details on the existing schema#ic fandscaping ptan s'hauld have besn required by
the Qivtsivn of Planning and should be cvmpEeted and subrnEtted pnvr to the publiG heanng The
requested plans were received nn 5epternher 15, 2000, and satisfy the requiremerafs of the PU❑
(]verlay zane, specffically Sections 14 704 140 (4), (9), and (10) 7'hat applicativn was
subsequentiy denieri (wrFhvut,prejvdice) by the Hearing Examiner an C7ctober 20, 2000
The curr°ent apphcation was submitted wfth appropnate fees on November 28, 2000 This
applicatiora reques#s a subdivisrvn mta 11 dupfex lats and ❑ne lot cQntaining 44 apartment units,
and aChange of Gvnci[tians related ta ZE-46-93, whach would alfaw bwlding heights tv be
mcreased from 1-1l2 stanes ta 35 feet
4 Preitrn[nary Plat of Caelen Plaoe, Frle Numbers PE-1880-00
5taff Ftepvrfi fvr,ianuary 10, 2000 f'ublic Neanng
Staff Analasis:
Qesign: The preliminary plat of record suhmitted to the ❑ivisiDn af PfannEng can Nvvembec 28,
2000 rilustrates an 4 27 acre site divided rnta 11 duplex Evts one lof cantaEnfng 44 apartment urnts
Access to the du,plex la#s wdl be pravided via Best Road and Nlam Avenue T'he 22 aere
apartment siteIlot will be accessed by a private driveuvay cQnnecting directly ta Sprague Avenue,
and having oraly emergency vehicle access connecting ta Best Rvad
CritiCal Areas: No crEtical areas are mapped or were observerJ w[thin the srte
Cornprehenside Land Use P7an: The subject site rs p(imariiy rwfthin the Malor Commercial
Categary af the Gomprehensive Plan wEth a small s1rver of the northem portivn af the site withm
the Urban Categary af the Comprehensive Plan
The site is within the Intenm Urban Grawth Area (IL1GA) baundary and has been confirmed as
being within the PTimary 5euver Service Area (PSSA) by the Cvunty Utifbties Dapartrraent, and will
be served with public sewers
ApplicabCe Comprehen$~~e Plan categvries:
Rlfl7E: The project is divirfed by two Comprehensiae Plan categones {Majar Commercial and
Ur-bara} The exesting l1R-22 zvning is iratended #o implement the Urban categary of the
Gomprehensiue Plan and is not fully suppor#ive of the objec#irres of the Major Cornmercial
Categvry vf the Plan The fo{fowing Cvmprehensive Plan anaGysES addresses Transi#tanal Area
Policies in detail and the Goals, C]bjectives, and ❑ecisiort Guitfe1tnes far the Majac Commercial,
Urban, and Transpartativn Categvnes mspecific terms
A) Transitivnal Area Policies
The "transition area" is the area alang the boundary between tvuv ar mvre land use categones
Llnder the transi#ion pohcy, a deve9vpment prvposal that crosses the bvundary between two land
u5e Categ0rfe5, or which lies adjacent ta anvther land use category, may be deemed consistenf
wEth the Comprehensive P!an if,
1} d compftes wtth the pohcies of eithec land tase category, and
2) depend7ng on the empacts to existmg land use categaries and the distanee the use
intrudes intv the atijacent category
The pvhcies and decision gurdehnes of the Urrian Plus categoey and the Major Commercial
Category are extremely similar as fhey relate fa highee eesidentiaC densitEes, smalfer Iat sizes,
greater level of pubhc servioes and the allawance for bvnus densities Both categones
contemplate ciuster development prvpasals, when campat[ble with nearby development and the
overall recommended dens[ty ef the respective categocy is nnt exr.eeded The relevant po9icres of
the lJrban categvey are set forth in fufl belvw
The prrr1ect cvnstitutes "irr-f1i develapment", as defined by the Camprehensaae Plan glvssary The
proposal Iies in cfvse ,proximity to at least 2 existing develvped geagraphic areas (north and
sauth) havang densities and land uses that confmrcn tm #heir designated land use categones in the
Comprehensnre Plan
"TransitiQnal buffering" may be required to mitigate iand use impacts where a proposa1 abuts
~ another land use category, such as increasing the lat sazes on the perimeter of a development
which abuts anather Iand use categary to create open space between two potentia1ly incompatib9e
5 Preliminary Plaf of Caefen Place, FEIe Numhers PE-3880-Qf3
Staff Repart ivr January 10, 2000 Pubho Heanng
r e
uses See Comprehensive Pian, p 11, and definitrvn of "Iransitiona1 area" and "transitiflnaE
buffermg" in the glossary
B) Urban The Llrban categvey is intended to prvvide the oppartunity for a'°city-l[ke" environment,
which ineludes vanous land uses, residential d'eveaopment and ahigh level of publrc facilities anti
urban services This #ypically includes pubEic water and sewer, util[ty systems, paved and curhed
streets, and stvrm sewer systems Street hghts and sidewalks wdl be camman, and speciahzed
pathways may afso be comman Par14s wili usually be assaciated with schooPs, but not exclusively
The Urban category reconrrmends a vanety ef densities and residential uses, Encludmg areas with
varying derrsrties, cambinations, ar rnix of uses The recommended range of residentiaf net
densities in the Llrban categvey is 1 to 17 units per acre
See Compt'eherasive Pfan, Section 1, "Purpase" and "DetaEled Defnrtivn'°
The llrhan categvry incrudesi without firnitation, the follvwing relevant pvlicies:
adjective 1.1a Pramote fill-in with[n established clevelopment areas and existing ouflymg
communrties where utilr#ies, arteria1's, schaols and communrty facildses have already been
established
pbjective 1.7.Ib Higheretiens+fyr develvpments such as multi-family and mobde hames
(manufactured hvmes) parks should be Ivr.ated with clirect vr near acoess to the major artenal
systems rather than ❑n intersvr neighbvrhvvd streets Aecess to pubic transportatian shaufd al5a
be cansidered.
Qhjective 1.I.c W'hen multifamiEy dwellings are to be located adjacent to srngle-faomly areas,
careful considera#ion musf he gsven to the density arad designs of the muftiple family development
so as to ensure pratectron vf the amenitses of the sEngle-family area
Decisivn Guideline 1.11.11 Urban develaqment wili be approVe+d on areas having adequate power
supplies, water, sanitary and storm sewers, streets, and schoal andfir+e sei°►aices, prvvided that
such development meets the intent df otFaer Objectives and Uecisian Guidelines af this section
[]eaisian Guideline 1.1.2 Base net density for singfe-family dwellfng areas andfvr muftifamily
dwelling areas may be increased #hrvugh bonus densities, zera 1af lines or similar methads w'hen
mesting the fill-in criteda
Decision Guidelins 1.1.3 a muftifamtiy dwel[ing stnacture exceeding three (3) residential units or
a develvpment of sur,h structures ❑r rnanufactured homes {except those on single-family fots}
shoufd
a} iacate adjac.ent designated arterials,
b) locate near existing or planned public 8ransit rautss,
c} tmprove or mamtain the cansistency of adjacent siragle-family amenities
DecisiQn Guideline 1.1.4 R vanety of densities and residentiai uses shauld be available to
provide a freedam of chojce to 1ive in Urban areas with varying densitres, cambrrtations, vr mix of
uses (see detaited Urban defnitions)
Objective 1.2.b Ensure adequate open space, recreatronal facilities and parks for res[dential
development
6 Preliminary Plat af Caefen Place, Fde Numhers PE-9880-00
Staff Report ior January 10, 2000 IRublic Hearing
I
Decision Guideline 11.2.11 Cluster development prvposals may he appraved when such
proposa9s are compatibfe witFa nearby developmen# arrd w+hen #he overall defined Urban
density on the propvsal site is nat exceeded
Decision Guideline 1.2.2 The need for recreation and open space crea#ed by residential
develvpments shvuld be me# and be in confotmance with mrdinances, plans, and policies
pnor tm residential develapment appraVal
Decision Guideline 1.3.1 Propased Urban devefapments shvuld be descgned tn benefit
frarrs, accnmmodate and cQmplement the envaronmental conditivns and enviranmental
features
Decision Guideline 1.3.2 The design or advption of a proposal shafl consider the
retention and maintenanre of identrfied "unique envirvnmen#a1 featuresn
Decision Guide[ine 1.3.3 A1l Urban deVelopment proposaPs shoGld require publEc sanitary
and storcn sewer systems ❑r intenm sewer systems ko protect water quaEity
Decision Guideline 1.3.4 Activities should be gurded by pohcies outhned within the State
Shvrelines Management Act and the 5pakane Cvun#y Shvreline F'ragram
Decision Guideline 1.4.3 IJrban devefopment prvposals and thsie design shall consider
the retention and mam#enanr,e of affected fragike wildhfe areas andlar unique
enviranmen#al areas identified by the C❑vnty
Dbjective 1.5.a New residential ar muftipfe-famdy shvuld be buffered fram existing adjacent land
uses where adverse effects may develvp
Dbjectirre 9.5.d Residentiaf areas should be discouraged wifhin high noise level zanes such as rn
the vicinity vf airparts, raElroads and fireeways
{lbjective 1.5.f Cansider the profile, especrally height, af the EJ{I5t1ng neighbvrhaad wheru
evaluatrng multifamily developments
Decision Guide1ine 1.5.1 BufFenng andlQr landscapmg will be used to mitigate the
difFerenr.es between prvposed developments and exasting uses
Decision Guideline 1.5.2 Laradscaping rnay be requrred to provrde a healthful and
pieasing residentsal enVironment
Decision Guideline 1.5.4 Sidewalk facdities wili be required aCong artenals connectmg
resfdential areas with cvmmunGty facilAies andlor commercial a6eas
Decisian, Guideline 1.5.5 Paved streets and street 1ights shmuld be required in Llrban
density devela,pment
Ubjective 1.5.e When a neEghborhood experiences pre55ufe fvr change in character, such
change shall be perrnitted upan appropnate review
Objective 1.5.6 When determinirag whether a proposa9 will change the existEng Iand use character
vf an area, fac#vrs tv consrder may anciude a) the structure height of the proposal m relatian tv
structure height of nearby stractures, and b} whether new structures wi[l taave a pasitive or
negative Empact upon the nerghborhvod's architectural character
7 Prehminary Plat of Caelerr Plaee, File Numflers PE-1880-00
5taii Rffport fior January 10, 2000 Rublsc Headng
Decisivn Guideline 1.6.1 Before land use propvsals are apprvved they should•
conform to plans, policres and regulativns af County wa#er, sewer, storm sewer, b] utility
and special service distncts, c} confarm to County transportation pians and palicEes, and d}
iden#ify and take steps to resolve signrficant adverse impacts upon existrng utihties, (i e
water, sanitary und stonm sewers, utdity, avadable and fu#ure energy resources), and traffic
systems
5fi.aff ReSponse: The prvject generally cvnforms ta fhe Gaals, C]bjectives, and Qecrsivra
Guidelines vf the Urban category as they relate tv the lacatian and sifing of higher densrty
residential develapment, The project, as condit[oned, wdl be served by a high level of pubhc
services, including public sewer, paved' s#reets and sidewalks, and modem utdrties
C) MaJor Connmercra1: 7he "MaJor Commercial Categmry" is intended tv provide the oppvrtunity
fvr develvpment o€ comimeresal uses, specificaliy comrnunity and regivnaf shvpping centers and
cvmmercial uses, directiy related tv majar thraughways
Maaar Commercial areas feature high-9ntensrty uses 1`he heavy automabde traffic and the related
congestion may create pvllutian prohlems, especially along the cvmmercial stnp devefopments
See CvmprehensiVe Plan, Sectivn fi, °'Purpose° and "aetailed Definrtion"
The Major Commercial categary includes, withvut limitativn, the fallornrirag reiedan#
pvlicies, as applicable to the propased deVelapment:
A. Density Characteristics:
Residentiaf use in Majar Commercial areas ts not intended to be a high priarity rn this
category and may be Iimited to preexisting uses Certa[n resEClential uses, particularly
multifamr6y developments, may be cvmpatrbEe thrvugh the use of proper screening and
perForrraance standards
C. Public Seavices and Facilities:
Majvr Commercial areas require a full !me vf sernces and utihties These incIude service
by, vr commi#ment to, sanitary and starm sewers, pubfrc water systerlns and underground
utihties such as telephone, gas and eiectncity+
Alsv avadabfe will be paaed and lighted streets, parking lots, stree# rnainienance, garbage
co9lectran and police and fre prvtectivn
D. Nvncampatible Uses:
In m❑st cases mtensive farmirag activifies, mming and heavy industnal uses v+ivuld be
NncompatRhCe w►ith Majvr Commercial uses Likewise, most smgle-famEly residentral areas
and schoals would na# be campatibie or appropnate wifhin the N[ajar Commercial
Cafegory unless prvper screenirag arnd pertormance standards are estabhshed.
CC1AL 6.1: PRDMO7E DEVELOPMENT OF COMMERCIAL LAND IN A MANNER 'YSIH1CH 15
COMPLEMENTARY AHQ COMPATIBLE VVITH ADJAGENT LAND CJSES ANa THE
$URRQLJNa1NG ENVIRONMENT.
CDBJECTIVE 6.1.a
Commercial developments should be buffered tv protec# adjacent aeeas
8 Pr$liminary Plat of+Caefen Place, File Numbers PE4880-00
Staff Raport for January 10, 2000 Public Heanng
DECISAON GUIOELINE 6.1,1:
7he best means of eracouraging campatibility between commercial uses and adjacent land
use categanes willbe accvmplished by cvnsidering
a} vrientation of the struc#ures andlor facdities of the prapvsal tv main#am Qr improve upvn
the aesthetics and energy efficiency of all areas affected hy the proposal, and
b) provrsion of huffenng needs, and
c} provisivn of 9andscaping needs
€]BJECTiVE 6.1.b
Prvvide far aesthefirs of deveTopment alang Goun#y Arterials and State Highways vr Freeway►s
0EC151vN G1110E1.iNE: 6.1.2
Buffenng or spatiaB separatian between prQpased and existing uses should be required of
a dedeloper if determmed that the praposed develmpment's physical characteristics may
be objectivnable to future development ❑n nearby available lands
❑BJECTIVE 6.1.d: Encaurage adequate circufatron pattems [in] eommercral areas and provicfe
planned access tv puhlic transit
[3ECISION GUIaELINE 6.1.5: Before commercial prvpasaCs are approved they must
a} cvnform to plans, pnlicies and regulations of Cvunty water, sewer, storm sewer, utility
and special servic.e distric#sp and
b) identify and take steps #o resolve adverse impacts upon existeng water, sewer, storrn
sewer, utibty, availahle and future energy resources, and special service distnct systems
DBJECTIVE 6.9.f
Encourage multiple-use r,.enters
DECISCQN GlJIOELINE 6.1.7:
MultipEe-use clustenng proposals complementary to existing andlvr proposed cvmmerciaE
development will be positively considered when such prvpasals accomplish the intent of
established County pohcies, stancfards and cntena 5ome examples mclude
a} shanng physical facilities such as ingress and egress, parking facilgies, sidewalks,
signs, buffering and lanciscap9ng facdities, or
b) providrng covperative amenities in fandscaping andlvr innovative design features
DECESION GUIDELINE 6,1,8:
ApprQpnateCy buffered multifamiBy residentiaE devefopment compatible uvith existing and
potential commerceal actavities may be permrtted as #ransitivn be#ween high-in#ensity uses
(far examp1e, commercial uses) and low-intensGfy uses (for example, single-family uses),
especiafly when the commercEa1 actiwties can prvvide or share vvaste energY
DEC1SIf3N GUIL]ELlNE 6.1.9:
Clustenng of uses, wMem it increases cost effectiveness of utilities andlor tracasparkativn will
be the preferred cvmmercial develvpment patterrr
Staff Response: The proaect genera!!y cvnforms ta the Uoals, C}blec#ives, and Deciseon
Guidelines of the Majar Gommercial categary as they relate to the ivcativn and sitmg of hrgher
densGty resEdential devefopment The prvject, as coraditivned, will be served by a high level of
pub9ic servECes, includirrg pu5hc sewer, paved sfeeets and sidewafks, and madern utdities
The site is Ivcated withrn the lntenm LJrban Growth Area (IUUA) boundaries des[gnated hy the
Caunty pursuant to the State Growth Management Act (GM1'►) and is afsa lacated within a
9 Prelcminary Plat of Caelen Plat+e, File Numbe rs PE-4880w00
Staff Report for January 10, 2000 Pubfcc Heanng
sewared area designated by the 1996 Update to the Cvunty 1Nastewater Managernent F'lan 5ee
Countyr Resolution N❑ 96-0585 TTihis factar is laofced upon favarably under the mtenrm
develvpment regulations adapted by the County to implement the GMA See Gounty Resolutivn
Na. 97-0874, Sectinn 8
D) Transpdrtativn
The Transpvrtation sectron vf the Comprehensive P1an contains the Arterial Rvad Plan (ARP) and
paliaes fvr development alvng the various types af caunty rvads The A'RP describes the varivus
classes af Cvunty artenals and their func#ions, and cvnsiders all other county roads as Lacal
Access roads The Artenaf Raad PEan imaps designate the artenals irt the urbanizing areas af the
cvunty as Principal Artenals, Minvr Arterrals car Collectvr Artenals, m descending arder vf
importance
Best Road and Main Adenue adjacent to fhe srte are considered Loca! Access roads by the
Arterral Ftaad Plan
The primary functEOn af Lacal Access raads is to provide access to adjacen# property and deltver
traffic to arterials Such raads are to be desigrred and lor,ated #o provide canvenient acress to
residential Iats, discourage flows af traffic thraugh a neighbarhflad, and encaurage continuous ar
unobstructed flow of t-°a$Fic from a neighbflrrhflod to a neighbarhood Co!lector Artenal
Comprehensive PTan, p 247 and 26(], and Deciston Guidehne 21 3 3
[?ecision Guids1tne 21.5 10 discourages "through" traff'rc from using residentaal access streets, and
encvurages makrrag residential neighbarhoods more a#tractive to famrly residents The ahgnment
and traffic control shnuld encvurage a slaw, safe speed This may be accamphshed by utdizmg
physicai and traffic management techraiques such as offset mtersectrons, circ8e dnves, curvdinear
street design and cul-de-sacs The Transpartativn sectiQn encourages an adequate, efficient,
safe, econvmical and ensrgy- c,onservmg aefenal system, which provirfes cvnuenierrt arcess to
homes, employment, shvppmg, persanal business and recreativn See Decisevn GuEdeline 21 42
Deciscon Guideline 21 5.3 encvurages land use pfanning that will minimize the need far high
capacity transportativn camdors and encvurages land uses m areas tha# cara take advantage: at
the adadable capacity of exisfing artenal streets
Zvnir~a Analvsis: The purpase af the C1R-22 zone is #o set standards for the orderly
devetopment of residenteal prvperfy Nn a manner that provides a desirable living envirvnment that
is compatable with surraundmg land uses and assures the protectivn of property values It is
antended tha# th[s zvne be used to add to the vanefy af hvusing types and densities, and as an
implementa#ion tanE far the Comprehensive Plan Urban Category GeneraE characferistics of these
areas include paved roads, pub1ic sewer and water, accessibility to schools and iibrarESS, and a
ful! Iine of pubiic senvir,es mciaading manned fire prvtectivn and pubEic transit accsssikaihty Offices
are permitted in the UR-22 zone in order to provide some of the service neer£s generated by high-
IntBn51t]I' IanCI LlSf:S The highest densi#;y residential zone, 4JR-22 is iniended pnmanly for multiple-
family dwrellings and is usGally Pocated, adjacent to rnajor ar secondary artenals It 15 uSeCI a5 a
transitian between low or rnediunn density multip9e-family uses and intensive commerciaf oc Iow
intensity indus#rial uses and to prvwde far higher derrsity housing in ivcativns clvse to
empEflyment, shopping and majvr tra'nspartatEon rvutes where mavements of people can be
handled effcientEy and with least owerall adverse impact Developments shall be served by public
water sys#ems and shall require connection to acentra6 sewer system when avaifable Roadways
sha1l be paved, curbed, and mayhave sidewalks
Public water servace will be provided by Vera imgation distnct #15 and Spokane County wi11
pravide pub1ic sewer service Electrrcity and natural gas wiil be prvaided by Aais#a Lltdities
10 Preliminary Plat of Caelen Place, File Numbers PE-1880-00
StafF Report for ,lanuary 10, 2000 Public Hearing
Telephone service will be provided by Quest Additional publrc facrlifres and services that are
aVailafale to serve tha site include paved raads, sc'hools, palice and fire protection The proposal is
cDnsrstent with purpase and mtent of the Urban ResidentraE-22 (UR-22) zvne
Prelimiroarv Plat Anafvsis;
The prefrminary plat map of recvrd recefued by the aivisivn of Planning and dated Navember 28,
2000, IIIIJStfate5 the 5LlbdNlSlan of 4 27 acres ta he divided Anta 11 duplex lats, and ane lot
designated fDr 44 apartmenf units Access to the duplex lots will be provided via gest Raad and
Main Avenue The 2 2 acre apartment site!!ot wi11 be accessed hy apnvate dnveway connecting
directly ta 5prague Adenue, and havmg anCy emergency vehscle access connecting ta Best Fdvad
5ife Size: 4 27 acres (186,001 square feet)
Net Derasity 16 8 dweElEng units per acre (22 di.r1`acre a1lvwed)
Minimum Lat Size: 5,000 square feet (3,200 sf mmimum required)
Minimum Lot Frantage: 50 feet far duplexes (40 feet mmimum required)
Buil'ding Height: Nvt to exceed 35 feet
Building Gowerage: Nvt #v exceed 65°la of any lot
Parking: a minimum of twa off-street parking spaces are required per cfuplex residence, 1-112
spar.es per apartment unit (63 pravided, 66 reguired)
Sta#E Summanl e4s proposed by the appiiGant and canditivned by the consulted agencres with
}Gr15CIICt1on, the prelrminary plat of Caelen Place is genera[ly c❑nsistent w[th the Goafs, Dbjec#ives
and Decision Gu[delines of the bvth the Ur'ban and ttae NEalar Commiercial categanes of the
Camprehensiue Plan related fo resjdentsal developrr'ient arad the lJrban Residentia!-22 zone
classifca#[on The Urban Residemtial-22 zvne is intended ta impfement a transition between mare
in4ensive cvmmercial areas and lower intensity single family residential areas Cvnsidenng t'he
Ivcation of the site between the develaped commercial areas alvng Sprague Avenue to the sou#h
and the s7ngle famiiy residentsal areas within the LJrban Residential-3 5 zvne to the nvr#h, the
proposal accamphshes this vbjective The praposed subdnresivn represents approximateEy 213 of
the allowab1e densrty permitted in the UR-22 zvne The prvposal makes apprvproate pravis[ons of
facilsties for tfne puia9ac health, safety and general weifare as requrred by RCW 58 17 110 and can
meet the mmimum develppment standards of the lJrban ftesidential-22 (UR-22) zmne
Att,achments
A Maps
• VicmEty AICap
• Prelirninary F'lat
• Cercn,prehensive Plan Map
+ Ecisting Zoning Ma,p
B Plannmg Division Cvnditions of Appraval
C Agency Conditions of ApprnvaG
D Letters Received fEOm the Pubhc
E Tnp Distribution Letter (dated December 91, 2040)
11 Rre[iminary Plat of Caelen Place, Fde Number5 PE-1880-04
Staff R$port fvr danuary tfl, 2000 Public Hearing
.°f
.~w~a,, .'f~ . • T
. -..~:..a
~
~ ~ , "~Y ~ ~ " J ' • .
'~~Ri ~ ` ,'Y.. ;~k ~ i _ n ~ • .
~3¢ _ - • R
. , • y _ ' "
' r .
~ µr ' ' A
~ r• ^ `
` ~ . , • ~ ~ .
{
~ ~ + F
. ~
. ~ d Y
. ~ F ¢ A
ATTACHMENT A
MAPS
VICINITY A}IAP
SIXE QEVELC?PMENT PLAN
GUMPREWEN511lE PLAI►fi IVIAP
ZCANING M►4P
pE-1S8()-00
,
alp
~ ~+1t~uuwun
~1
~
1-90
io ~ r,_"-^t_es~
~ - ~ s~ ,
~
4[t
~ 13
~
~gres
1 '
~
~RYery 0.
►ve
W -
,.g tdt ~
~ q s
s ~
a :
~
sn aN ~ v ~ ~a
,~~rotY N~~
ft trow4ed4
pE'A$$or00 ~
prelim~na!y Plat
' ~a5 ' 1 f GObDViFI"Y ARG
MAIN AVENUE
5~ ~ 'A ►~.r.+~-
2r
s.ar~oc~ aazoa
R
µ
~ 5V 60' ' DD 6d 60' r 60' 1
g ~ ET A - -
29 30, a~ a~ a~, s,o~
~ 8►4~° s°a vr sa~ so~r s°~r s°►~* PAR~
itos
~ - - - ~,--~-~~o; - - - - - - - - - - ~ 1
, - -----~~f ~ 1- -
~ a 1 0.1 ~ EAS6~~ ~ ~ ~ r..-
g ~ }
pmON
UR 5 C13 • ~ / ~a 10 +2 `
~l a~ y2 ACa~
~
,
„V
s.a
o+
sQ Fr
10 top
• ~
~ t
_
o ,
~ - i
~
~ ~ PA
f
~ ~B~
1^ , K 43, PA ` .
► 1 ~
~ I o; ~
~ - -
3r _ ~ -
4tl~--
J
$ ~p►C~l1E A~V~ _ -
~ l
w
P!M 1093
Y
■
IL ~ ~ prelim+~ary plat
' 12/08MID
PE-1880-00
Comprehensive L.and Use Plan
11111111111
~i
ILLLti
v -A
TFFFR
- - ~ ~ ~
A t
- - I - F
I~
TFF
7TTM
.
--LLL L~
I ~ ILv . ~
- -
~ IT_ ~
~
I crys~ Pw
~ I~-~- r 6t
T T =~H
FTTJ
~
~ I
■ i
Scale 1 inch - 833 ft(rounded) 12/08100 Comprehensrvie Land Use Plan
Subject Property within IUGA A.°-^ 4 °d Subject Property within UTA
Subject Property within PSSA . . Subject Property withm ASA
~ ~E"'1AU0-0Q
,
Ex~listing Zoning
1 4 fi ° 56 6T ~ 42 u 1 89 IIfR-3.~ 42 60
I u a iss ' I
I
L-LLLL
~I -
~ ~ ' U a.~ t 58
~ • o
I
aw~ S 16658
I R 8 66 1 ~ • .
- ~ • ~ i -
. ~
, 2 ~
~ ' ' ~ 71a
~ 8•S 12 ~OC B• 145 C'JR- .5 156
-S 51 8
~ s-s e eoc ; 38 a"c ~ e-s 1 ss c
r ~
S 47)C g-8 65 SC B 460 B-37' S SQC J C • 46 8
~6 G
4 ~ 78C
15 C g.g r B•1 8 . I r _ - r... ~T~Lte ! - - - - - - - -
59 C~ B-S G B•$ ~
i^ i IB 41 T~C B•8 9 B'~TC B- 24 G
8-815 864 g 57 7~~, ' [i+~ 4C 16& ~S it B-3 34 71C I
w f Ie 58 I•2 27A-BOC 1•2 2' •ssc
I
_ .
34WA-M
~ - 4R-i 28 77
~ B-8 32 82C _ U 3.560 4 AJ~7
ItR-YT 39A
75G
C UR-3.513 fi3
iR-8 51[ fi4 U ~ I!R.510 iS L uR-3 5 is 63 uR-iz: sa 87c
Scale 1 mch - 500 ft (roended) 12108100 bastng ZDrung
1
ATTACHMENT 8
PLRNNINGDii111SION
CONDITIONS QF AP'PRi31AAL
.
1 I RECOMMENDED CONDITIONS OF APPROVAL
~i Preliminary Plat of Caelen Place
~ File PE-1880-00
t ho a DIVISION OF PLANNING
SPOKANE COUIyTY
,
1 All conditions imposed by the Hearing Exammer shall be binding on the "Applicant", which
term shall include the owner or owners of the property, their heirs, successors, and
assigns
2. This preliminary subdivision approval applies to the following real property
Part of the SE SW Section 14, Township 25 North, Range 44 EWM, Spokane County,
Washington, descnbed as follows
Beginning at the Southwest comer of said Section 14, thence N 8941'00"E along the South Ime of
the SW 1797 50 feet, thence North 80 00 feet, to the Southwest comer of that survey shown on
document No 7708250232, the True Point of Beginning, thence S 89°41'00° W, along a line
parallel with and 80 feet northerly of the South line of said SW 449 78 feet, to the mtersection
with an extension of the westerly boundary of Vera Vu Addition as recorded in Volume 2 of Plats,
Page 80, thence N 00°2'54° E along said extension and easterly nght of way line of Best Road,
662 34 feet, to the southerly nght of way line of Main Avenue, thence the following three courses
along said nght of way Ime, N 89°24'12" E 147 68 feet, S 81 °40'06" E 302 99 feet, to the northwest
comer of said survey, shown on document No 7708250232, thence South, along the westerly
boundary of said survey, 617 50 feet to the True Point of Beginning
EXCEPT that portion of the SE of the SW'/. of the SW'/< of said Secbon 14, descnbed as follows
Commencing at the southwest corner of said Section 14, thence N 89041'00" E, along the South line
of said SW %.1797 50 feet, thence North 80 00 feet to the Southwest corner of that survey recorded
under Auditors No 7708250232 and the Point of Beginning, thence S 89041'00" W along a(ine
parallel with and 80 00 feet Northerty of the South line of said SW 419 78 feet, thence N
00002'54" E, 250 feet, thence N 89041'00" E, 419 57 feet to the West line of said survey recorded
under Auditors No 7708250232, thence South, along said West line, 250 00 feet to the Point of
Beginrnng
3 The proposal shall comply with the provisions of the Urban Residential 22 (UR-22) zone,
as modified through this prelimmary plat approval authorized herein The proposal shall
also comply with the Aquifer Sensitive Area (ASA) Oveday zone, and all other applicable
provisions of the Spokane County Zornng Code, as amended
4 A 5-foot wide Type III landscape area shall be required along all of the exterior boundary
of Lot 12 which adjoms the Urban Residential 3 5(UR-3 5) zone
5 The proposal shall comply with the Spokane County Subdivision Ordinance, as amended
6 The applicant shall develop the subject property in substantial conformance with the
prehminary plat of record pres'ented to the Hearing Examiner on January 10, 2001 All
aspects of the concept and proposal shall be bindmg upon the development, including
proposed use Vanations, to be approved by the Director of the Division of
Planrnng/designee, shall only be allowed to meet regulatory standards and conditions of
approval Any other modification must be presented to the Hearing Examiner for review
and approval
7 Strict compliance with each and every condition of approval is required in the development
of this site Administrative review is authonzed, but no administrative deviations are
permitted except as provided herem Any major modification must be presented to the
Heanng Examiner at a future public heanng for review and approval
8 The Director of the Division of Planning or designee shall review any proposed final plat to
ensure compliance with these Fmdings and Conditions of Approval
9 The street address for each lot shall be indicated on the face of the final plat. The Division
of Building reserves the nght to confirm the actual address at the time a buildmg permit is
issued
10 The preliminary plat is gwen conditional approval for five (5) years, specifically to January
24, 2006 The applicant may submit an extension of time application at least thirty 30 days
prior to the above expiration date but no later than December 24, 2005 An application for
an extension of time shall be processed under the provisions of Chapter 12 100 118
(Extension of Time) of the Spokane County Subdivision Ordmance, as amended if the
applicant complies with the critena 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 the extension application
11 Appropriate utility easements shall be indicated on copies of the proposed final plat
Approval of utility easements by the appropriate utility companies shall be submitted with
any proposed final plat
12 The final plat map shall indicate by a clear, dashed line the required yard setbacks from all
public and pnvate roads as shown on the preliminary plat
13 Four (4) cuRent certificates of title shall be furnished to the Division of Planning prior to
filmg the final plat
14 If a portion of the approved preliminary plat is submitted for final review and approval, the
applicant's surveyor shall submit a map outlirnng in red the area being finalized and
delineate the area to remain in preliminary plat status The scale shall match the
appropriate assessor's map scale
~
ATTACHMENT C
AGENCY CONDITIONS OF APPROVAL
C3FFIGE UF THE SPOKAANE COUNTY ENGINEER
1025 WBrvadway Ave, Spnkane, VIlA 39260-0170 (509)4 ► 7-3fi00 Fax (509)477-2243
SFCM* CoLr-,L- "ENGINEER'S Gf3NDITiONS OF APPROVAL" PLATS
TC3 Spokane County Planning aepartment r
FROII~ Div~isior~ of Engi neer~ng & Rvads SL Klcf h-t v-k
DATE January 3, 2001
PROJ£CT: CALEN PLACE RECEIVED
FiLE PE-1800-00 SPAifAPIE G~UNiY
Heanng 01110101 @ 1•30 JAN 0 3 2001
ReView Date 12121I2400 DIMIAN OF PLANNiNCi
SpansarlApplicant TaD LASLEY
Section Tawnshiq Range- 14-2544
Planner JAMES RICHARC3SaN
,
The Spokane County Engineenng Department has reViewed the above referenced application The
fallvwing "Conditivns of Aqpro►ra1" are submitted tv the Spokane County P6anning Depar#rnent for
inclusivn m the "Fmdmgs of Fact, Ganclusivns and arderlDecision" shauld the request be approved
Privr ta release of a building permit vr use v# praperty as praposed:
1. That canditignal approval of the pfat by the Cvunty Engineer is given subject to dedicativn of
right-of r►vay and approvaf of the road system as indicated in the preliminary plat of record
2. A traffc distribution Ietter was submitted and reviewed by the County Engineer for thrs pcvposal.
Priar ta the release of abudding permit fvr the 44-unit apartment cvmplex, the applicant sha[I
submit a threshald traffic analyrsis for review and apprvval by tFae County Engineer The
threshold analysos shall ensure adequate vperatians of the intersection between the dnVeway
and Sprague Avenue, a Principal Arteriai, dunng AM and PM peak hours of operat9on The
applicant is advised that review and acceptanr,e of the fihreshcald analysis rriay resuft in
mitigatian at the mte€section or a reduced number of units allowed
3. AProfessivnal Engineer, licensed in the State of Washingtan, shall subm~t final road and
drainage plans, a drainage report and calculatians that conform ta #he 1999 5pakane Gounty
Standards for Road and 5ewer constructian, the current edifion of the Guidelmes fvr Stormwater
Management and ail standards and laws that are applicabie to this project if road andlvr
dramage imprvuements are required Any final road and drainage plans and a drainage report
shall receiye the Gaunty Engineer's accepfance privr tQ release v# acanstnuc#ron or budding
permit ar apprvval of the final plat
4. arainage language wdl be drafted by Spakane County and provided to the Sponsvr's Engmeer
or Sunreyvr for inclusion in the final plat dacumient foilawing plan acceptance by the Spakane
Cvunty Engineer.
CC• Applicant TOD I.ASLEY
EngineerASurveyor LAWRERCE LETNWEB$R
Planner JAMES RICHARpSON
i
Page 2 'i
Hsa,rirsg / 12/2112006 Review 1 TR ~
PE-180DsOC1
i
5 Any applicable stormwater management systems and rvads far this pfat shall be constructed
and certified tv be canstructed in accvrciance with fhe accepted raad and drainage plans, or all
the reguired improwements must be bonded for in accordance with Spvkarae County regulations,
priar to the recording of fhe final plat. Record drawings and aII cvnstnuctfvn docurr►entativn shall
be submitted with the prQper certificatian s#aterraent.
5. This proposed subdivisian or deVelopment prvpvsal is Iacated vvithin a dramage basin whrch has
heen identified by the 5pokane County Engineer's and tJtilities affices as having starmwater
nanoff prvblems 5ince this prvposed subdivisian vr develvpment prvpasaf is affected by or is a
cvntributar #o starmwater flows, prvperty vwners shvuld participafe m the planning and
implementation af a future basinwide stormwater rrianagement sys#em The fvllawing statement
shall be placed in the plat dedicatian:
"The owner(s) or successor(s) ira mtecest agree to join in any Caunty-approVed stormwafer
management prvgram and tv pay such rates and charges as may be fixed through pubfic
hearings for service ❑r beneft obtained by the pfanning, desegn, construc;ting, mamtaining ❑r
vperativn of stormwater contrvE facilities " '
7. Gonstructian within the praposed public streets and easemerats shall be perFormed under the
direc# supervision of a licensed engineerlsurveyar, who shail furnish the County Ertgineer with
"As Built" plans and a certifcate in wntmg that aII improuernen#s were installed tv fhe Iines and
grades shawn on the appraved cvnstructivn pfans and fhat all disturbed mvnuments have been
replaced
8. No construc#ian wark is tv be per#vrmed within the existing or propQSed public right-of-way until
a permit has been issued by the County Engmeer. All work is subject ta mspection and
apprvval by the County Engirreer.
9. AI1 ronstnac#ivn within the existing vr prvposed public nght-af-way is to be c❑mpleted pnvr to
filing the final Qlat or abond in the amount estimated by the County Enginser to cover the cos#
af cons#ruction vf improvements. Cons#ruc#ion certificativn, "As Buift" plarrs and monumenting
the street centerlines shall be filed with the County Engineer
10 That appmpriate provisian be rriade that tFae following described praperiy be held in trust uratd
the con#inuation of the streets be dedicated or deeded• A 1 foat strip at the ends or edges af all
streets that ferrninate ar border the plat boundary.
11 The applicant should be adVised #hat individual dnveway access permits are required prior ta
issuance of a building permit far driveway approaches to the County road system
12 Emergerrey access is proposed for Lvt 12 from the intemal pnvate driveway easement tv 'eest
Road. The 5pakane County Road Standarads do nvt have development standards far
emergency access. The applicant shall submit an emergency access p1an #hat is acceptable to
bvth the County Engineer and Fire District #1. fihe emergency access plan may mclude, hut is
not limited to, the Iocatian of a locked gate, barricades or ather means of preventing full public
access.
Page 3
Hearing / 12/21/2000 Review 1 TR
PE-1600-flff
13 A state rnent shal6 be qlaced vn the pla# ded Ecation #hat no direct access be allawed far Eots 1-11
4o Sprague Avenue until such time as authvrized by fhe County Engineer
14 The County Engineer has designa#ed a Local Access Roadway 5ec#ivn fnr the improvement of
gest Road which is adJacent ta the praposed devefapment This wdl require the addition of
approximately 30 feet of asphalt alvng the frvntage of the developmerrt. The constructian of
curbing and sidewaik is also required
15. The applic,ant sha[I design and cvnstruct the cul-de-sac at the terminus of Best Rvad to
Spvkane GQUnty Standards
16. The Caunty Engineer has designated a Lvcal Access Rvadway 5ectivn for the impravement of
Main RVenue, which is adjacent tp the proposed develvpment. This will require the addition of
ap,proximately 0 feet* of asphalt along the frtintage of the develvpment The construction of
curbing and sadewaik as also required
NQte *Engineenng recvrds mdicate that the width of pawing along Main Avenue rs 35 feetr'
which exceeds current 5pokane Cvunty Standards for a local access raad Whi1e no
additianal asphalt is reqwred the applicant shafl fnstall curb and gutter and sidewa[k along the
frontage of the proposal This may result m the cutting of the existong edge of asphalt and
additional paving to the curblgutter improVements
17. The propvsed plat shall be impraved tQ the standards set forth in Spolcane County Board of
Gammissioners Resvlutivn Nv. 99-0265, as amended, which establishes regu@ations far raads,
approaches, dramage and fees in new cvnstn.9ctivn.
18. The Caunty Engineer has examined this development proposaI and has determined that the
impact of this prQposal upon the existmg County Road Systern warrants the roadway
impravements herein specified
19. TFae app9icant should be advised that there may exdst utdities either undergraund ar vverhead
affecting the applicants prvperty, including property ta be dedicated or set aside future
acquisitian. Spokane County will assume no fnancial obligation for adjustments or relvcation
regarding these utdities. The applicant shvuld check with the applicab3e utili#ies and Spokane
Gounty Engineer to determine whether the applicant ❑r utdity is responsible far adjustmen# or
relocativn costs and to make arrangemerats for any necessary work
20 The applicant shall grant applicahle border easements adjacent to Spokane County Right of
Way per 5pvkane Gvunty 5tanriards
END
i
5PO}CANE RECfC)hiRL HEALTH ❑ISTRICT
ENIJIRDNMENTAL HEALTH DIllISIQN
INTEROFF[GE MEM0
DATE: aecember 27, 20Q0
TO• James Richardsan, Assvciate Planner, 5pakane Gounty Planning DiVisivn
FRDM Steven P. Holderby, RS -EHD, SRH❑
SUBJE+CT- Prehminary Piat €or CaeEen Piace, P'E-188D-00
A!I preuivus Spokane Regianal Health District cvnditivns vf approval stell appiy for this
new apphcation fram ❑ur previous camments
NlemolPE-1 880-bOlih
s ' KA1'+TE REGIdNAL REALTH DIS I _ i
ENVTRONMENrTAL HEAL'1'H QIVISi(]N
Inter-affice Cornmunacation
DATE. Se,ptemher 6, 2000
T(] ]ames RicharcisQn, Assoczate Planner, Spflkane County Planning Division
lir
~
FR.aN[: Steaen 1' ~iolderb, R5 - EHD, SRHU
SUBJECT: Proposed Preliminary Plat. PE- I 872-(]OIi'UI]E-4-(30 Caelen Place P'[I D
Y References:
a) Map of suhject, sca1e 1" = 5(}', by Lawrence L Leinweber, dated July 7, 2000, received by thrs office
ruly io, 2000.
b) ReCOnI]a1SSaI1Ce G0[3lOg1C Map of the WeSk Ha1f of t1e Sp£?iC3I1e Ou3dI'anaLe, Wastungtvn and Tdaho,
Allari B. GTlggs, 1966 1
c} Soil Survev, Spakane County, Washin2tan, Svil Conservatron Seivice, U.S I].A,, March, 195$
d) Svvkane Countv, Washuagton, Engineenne Tntemretatians, 54il Conservation Service, U 5 D A,
August, 1974.
e) SIDCakane Cauntv Rules and Regulations for Sewa~e Disvosal5ystems, January 19, 1995
f) Spakme RegiorW Hea1th District procedural implementation of Sectinn 52 of Substitute Hvuse Bi11
2929 (zcW s 8.17.110, as arriended)
gJ Lvgs of water wells in Range 44E, Tvvvnship 25N, 5ections 11, 13, 14, 15, a.nd 23
h) Map: { rreenacres Quadrangle, kJ S G S., 1973, and Spokane N,E., L.7 S.G S,1973
2 Firidings-
a) This project 1ies aver the Spokane-Rathdntm Aquifer.
b) The prvject ts wid-un Critical VVater Supg1y 5ervice Area #3 and witfun the service area of Vera Water
and Pmwer Ca Water supply will be apublic system
c) The project is inside the Spolcane Cvunty Camgrehensive Wastewater Management Area, znside the
General Sewer Service Area, and inside ttte Prionty Sewer Service Area recaanmended in the '201'
Study. The method of sewage dispvsal is subject tv approvai of the Directvr of L)tilities, Spvkane
County, Pursu.ant to Cvunty Resvlution 80.0418 adopted March 24, 1980. 'I'he tvgography and sarls an
the area are gettetaYly suitab~e fvr use of indLvidual onesite sewage daspvsal systems. The lats are nat of
the propsr dimensions tv permit the use of bo#h sndividual we1Ts and sewage systems.
d} The pro,ject laes in a relatively flat area east of Best Raad and south of Main Avenue. Lacal
drainageways are m.significant
~ .
Proposed Preliminary Plat• PE- 1872 .'d.JL)E-4-00 Caelen Flace P.U.D.
Page 2 ~
e) Surface svils are elassed by the iJ S. Soil Conservation Service as Garrison gravelly loam with D% to
5% slopes 1hey have a septic tank filter field lianitation of slight There is alsa possible contamination
ofgroundwater This s4il wvuld be classif'ied as aType IV
f} Gealogically, the sails are g1aCiofluvial depvsits These geolcrgical struciures generilly yreld anoderate
to rrery la8ge amvunt.s of water. L)ata fram wells in the area referenced in secfion lg shows they are
frflm 8l' tv 240' deep and have static water TeVels Warying from 50' ta 158' below the surface. The Vera
Water and Pawer Co has indicated t.hat it can supply dornestic use water for the project upvn
campletian of agreements vvith the proponent
3. Itequired (mandatvey) Conditzans Tf ApproVed.
a) The final p1at sha1l 1e designed as indicated azt the preliminary plat of record ansilQr any attached
sheets as nQteti
b) Appropnate uh1ity easements shaR be indicated vn co;pies of the preliminary plat of record far
distrnbutivaa by tlhe Plantung Depart ment tv the utility campanies, Spakane County Engineer, and the
Spakane Regivra.l Hea1th District. Written approval of tne easementts by the utnlity companies shall be
received privr to the submrttal of the fual plat
c) Sewage dispasal mekhvd shall be as authonzed by the Iluectar of Utilities, Spvkane County
d) Water service shall be covrdi,riated thrnugh the TDirector of UXilities, Spokane County
e) Water serwice shall be by an existing public water supply whsn appraved by the Regianal Engineer
(5pokane), State bepattment of HeaIffi.
f) Prior to filing the final plat, the sponsnr shall demonstrate to the satisfactian of ttis Spukane Regzanal
Health District th,at an adeyuate and potable water supply is aVaiIable to e.ach lot of the plat.
g} Priar to filing the final plafi, t-ie sprrnsnr shall present evidence that the plat lies witthin the recordeci
serWire area of the water system progcrsed to serve the plat
h) A plan fvc water facilrties adequate ~for damestic use, domestic ungation use, and ~ire pr4#ection use
shall tse approved by the water purveyar. Said water plan must haVe teea approved by the fire
prDtection ~istrict and the appropriate health authonttes "fhe health autharittes, water supplier
(puurveyar), and the f re protectzom distnct will cerkify, prior to t.he filung of the final g1arit, an the face
of sard water plan that the Flan is in eorsfvrinance with their requirements and will adequately satisfy
#hsir respectnVe needs. 5aid water plan and certificatavn will be drafted an a transparency suitable far
reproduction.
Pmposed Preliminary Plat PE-1872 1iFUDE4-00 Caelen Place F U.D
Page 3
a) Tle purveyox will alsa r.erkify gnor to filing the final plant on acvpy of saud water glan that apprvpnate
contractual arrangemenks have been made with the plat spansvr far constructtan of the water system, in
accordance with the approved plan and time schedule The trrne schedule will pravide,1n any case, for
cQrnpletion of the water sysCem and inspection by the appropnate health authonties pnor tv applie.a#inn
far buildirag permits within the plat The conttractual an-angemerrt wi1l include a provision holding
Spokane County, Spakane Regivnal Health Distrfct, and the gurveyor harmiess frnm claians by any Pvt
purchaser refused a buildzng permit due tv failure of the plat sponsor to satzsfactorily compiete the
appraved vvater system.
J) A public sewer sysfern vsill be rnade avatlable fvr the plati and indYVidual service wnll be pravided to
each lot pnar tv sale Clse of individual on-site sewage disposal systems shall not be authorized
4. Reeonmrrbended CQnditivns of Approval:
a) A statement sha11 be placed m the dedication to the etfect that "A pLit1I1C SeWeI' SySteII1 VV3ll Z7e Iliide
avallable for the plat and indiwidual service wali be proVided to each 1ot prior to sale Use of individual
on-sLte sewage disposal systems shall not be authanzed."
b} The dedteatory language on the plat sha11 state• „Use of pnVate wells and water systems is prvhibited "
c) The finaY plat deircation shali cQntain the following staternent "The public water system, pursuuannt tfl
the Water Flan approved by county and state health authanties, xhe lacal fire prvtection district, Couniy
Building and Safety Department and water purveyar, shali le hnstalied w7thin ttus subdivision and tlae
applicant shall pravide far indiaidual domestic water serwice as we11 as fire profection to each lot priar
to sale of esch lvt and Friar to issuance of a buzlding pemut fvr each lot."
c: Directar of Utilibes, Spokane County
c' Spvnsor• Tvd Lasley
12045 N. Fais wood T)rive
Sgokane, VVA 99218
L=ase 9bAP&1972-M r„~len Plamu
I!
~
ME I~~R ANQUM
DAlEc l]er.em'ber 20, 2000
TC): James Richardsan, Division of Planning
FR0M: Virginia L]arrell, pE and John Hohman, P.E , Stormwater Cltillty
RE: FE-I880-(l0 - Frelimmary Plat - Caelen Piace
CG. File
We have reviewed the SEPA checklist and preliminary plat for Caelen Rlace, which is Ivcated
]ust narth of 5prague Avenue in the Spok.ane Valley. This proposal must romp6y with the
drainage requirements of the 5pvkane County Guidefines fvr Starmwater Management. INe
haVe highlighked a few requirements that appiy to this prnposal:
1. Spokane County+ does nvt own or operate a regional stormwater conveyance systemi. As
a result, the pro)ect prvponent `rs respvnsible for prv►nding on-site control of stormwater
rur~off from newly cvnshructed imperviaus surfaces.
2. C3rainage sha1B not be diaerteci and/or released to a dawnstream property at points nat
receiving drainage prior to the propased development.
3. This proposal is located wrEthin the Spokane-Rathdrum Prairie Aqwfer Sensitive Area
(►4SA). In vrder tv mitigate the potentaal far graundwater degradabvn, aIl land
deVelaped within the A5A sha[f treat starmwater runoff prior tg discharge to a dtywell vr
other approrred disposal point. The preferred methad of tr-eatment Es #hrvugh a bio-
infiitration swale (fvrmedy referred tD as a"2D8" swwale vr a grassed pcrcvlation area).
4. Easements andlvr separate tracts shall be provided for a[I drainage faeflities {nat.aral
ChaI']11eI5, hiv-rnfiltrativn swales, storm pipes and ditches, etc.} located vutssde of County
nght-vt way. Taese easements andJar tracts shall be idenbfied vn the fnal plat and aray
subseguent cansttrucbon plans.
The SEPA checldist implies that the final dra'rnage plans will mcorpvrate Requirement Nos. 1
thraugh 3. Pfease ensure that the appficant incorporates Requirement No. 4prior to finai plat
apprvVal.
Please let us know if you have any questions
F VPdAHNINGLIames RichandsanlCse]en Rlaca PE-1872-M ZLLlpe18&)DD-UbGitesdDc
FrOm. H8mm1ngSr $Y1l
Sent: M9nday, aecember 11, 2000 11•10 AM
To: Richardson, James
Cc. Engelhard. Scott. Kimball, 5andy, Parry. Ed, 5ims, Brenda. Darrell,
Virqinia, Baldwin, Greg: Hohman, Jvhn. Little, Colleen
Sutaject• PE-1$80-00 - Tod Lasley
12-1Q-00
I received the abvve referenced propvsal an l7ecember 7, 2000. I da not requYre
a carscept drainage plan as this prapcasal laes in an area of apprcrved subsurface
sakls. I recommend the following cvnditivns of apprvval.
A Professional E'1lglx]Eerr, licensed in the State raf Washingtvnr shall submit final
road and drainage plans, a draYnage report and calcu3.ata.ons that conform ta the
1999 5pakane County Standards frar Road and Sewer constructian, the current
editzon ❑f the Guadelines for Stvrmwater Management and all standards and laws
that are applacabls tv this pro]ect if road and]nr drasnage amprvvements are
regixired Any fznal road and drainage plans and a drainage report shall recezve
the Cvunty Engineer's acceptance prior to release of a constructiorr or building
permit or approval pf the final plat.
❑rainage language will be drafted by Sgakane County arzd provided to the
Sponsor's Engineer ar 5urveyor for inclusion in the fznal plat dacument
following plan acceptance by the 5pakane County Engineer
F,ny appla.eable stormwater management systems and roads far this plat shall be
c❑nstructed and certafied to be constructed in accrardanca wxth the accepted road
and drainage plans, or a1Z the required imprrsvements must be bonded fvx in
accvrdance with Spokane County requlations, prior to the recvrding of the final
plat Record drawings and al1 constructxvn dacumentatson shall be submitted
with the proper certzficatron statement
This prapased subdivision or development proposal as located wYthrra a drainage
basin which has been identified by the 5pakane Caunty Engineer's arad Utzlaties
offices as havxng stormwater runoff prablems Since this propvsed subdivzsivn
or development propvsal is a€fected by car is a contrsbutor to stormwater flvws,
property owners shvuld particzpate in the planning and irnplementativn of a
futurs basinwa.de strrmwater rnanagement system The follawing statement shall be
placed in the plat dedication.
„The owner(s) ar successor{s} in interest agree to 7oin in any County-approved
stormwater management prrogram and to pay suclh rates and charges as may be fYxed
thrvugh publac hearings far servaee ar benefzt obtained by the glanning, c3esign,
constructing, maintaining ❑r operatiors of stortnwater cvntral facxlities "
Bill Hemmings, PE
Frt]Ift: FC7rr51r u7eff
sent Wednesday. Decembez 27, 200u 7.12 AM
Tfl: Richardsvn. James '
Subject: Landuse Action - FE-1880-00
The applicant should cantact the Diviszran of Building and Cvde Enforcement at
the earliest possible stage in earder to be xnfvrmed of code requirements
administered/enfvrced as authorzzed by the State Bual.ding Cvde Act.
Designldevelopment concerns inolude addresszng, fire apparatus access rvads,
fire hydrant f1ow, apprvved water systems, building accessibility, construction
type, ocGUpancy Classificatavn, existing exterior wall psotection and energy
code reqaairements.
Przor to the issuance of the initial building permit(s), the applicarat shall
submit to the ❑ivzsi-vn vf Suilding arad Cade Enforcement documentation szgn by
the water purveyvr and the applicabLe fire district statarag that the publac
water system has been installed, tested and accepted as operatianal pursuant t❑
the apprvved water glan.
12/14I00 THU 10:57 FAY 509 892 st125 5F'f]KAf~}E VALL.EY FTRE nr~r P~IAI'G ~[1~2
SPgKANE VALLEIf FtRE bEPARTMENT
SPokane Cpunty Fire aJsi'tict I
1031qEaM spRAGUE AvE -5F0KANF. wA992Wa676 • (~)928-1 aoo .FN4 (SW) 89d-41 a5
k Pa! HurripFwlos
ChWf
Decennber 14, 2000
,9ames Richardson, Assaciate PlanneT
Depariment of auilding and Plannirag
1026 W. Brvadway
Spokane, WA 99260
RE: Prelirrrinary Plat
Caelen Place
P E-1 s8C-0Q
Dear Mr Richardsvn
The Spmkane Valley Fire Department has the falivwing cornments for this plat :
1. Existing fire hydrants are sufficient far the 17 lvts sv long as aCC,ess is €rom
Best and Main Roads Additional fire hydcants vAll be required far the
apartrnent camplex These w(ill be deterrnmed at permit t'rme.
2 Emergency access rvad is adequate sv long as access is prvvided to Best
Road
3 GateS WI~l b@ reYIeWeLi' by th@5 OffiCf.'_
SIf1Cefel
Kevin MiIIer
Fire Inspectar
K1Wdc
~
I
~ RECEIVED
SI'GyK.A~E CaE7NTY
601 N Evcrgreen Road
~ F'❑ Box fi3il
Veradale,WA 99037-0630
17 VH~A
VWATERat POWER g"'' ~ (5(l4} 124-3$f)0
~'~I .C.~~ v:iS ~ A~~dp E'~i Ytl L'd
December 11, 2000
Nlr J'arnes Richardson
Spokarre Cvunty+ Plaraning [3epartment
Wes# 1026 Broadway
Spakane, WA 99260
Re PE-1880-00, Caelen P6ace
pear Nlr Richardson
TF]45 SUbdIVI51{]n IleS WItP1En the bOUfldarces of Vera Water and Power and we are able
and willing ta supply water and power to thi s subdivi sian for domestic and fire protecfian
purposes This project wEll require the preparation of a wafer plan
Utility easements uvall be required for Vera Water and Pawer ta pravide utility services
Water and power facilities were mstadled to serve most of fhe previous plat (Snowbird)
These facilbties da nmt match the new prflpased layout. The cost of rekocating these
facilities may be signifcant We have many outstandang costs from the previous1y
instafled facdities vvhich must be satisfied before any new facilitEes may be installed
If you have any further questions please call
5incerely,
VE WRTER & FOWER -
r ~
. ~
YVl YY ell a
le-vin
General Alianager
' P
i ~ . ~ - - fi `y ° • ~ x~ ' ~ + M
~ r f r ^
ti ' ' ~ f S.r,, r•~~ ~Y~
k~ . - s.~FH`1 41 .v . f •.~k$~L
sa~. r r c_ ~ ~ ~ y n ~ ~ _ `.1 r } ~r r y ~ ~b ~~,f°~'ri~
~ / ~ + , ~ •
' LLi,1
'
a~
_ h
. Y r f x Y 'I
~ y y ~ ~ ~ ~ •
J
~y ~ ~ ,~f Y FX
J ~ e F ~ n i r
„ . , x _ ry 'L:hl ~i.~~ ' •tRt ~~!~e
• ~ P r ° '`p~w Y r
~ ~ ~ . e ~ r ~ _ "•ry ~ ~ a,+4
' v#'~. _~~~~m.'. + . ~ `a"'_~;~~p~.~~~T •Y~
•_'r,~. ~ - ~ ~ h , +r Y~ . - s ~ i'~r!' ..;k ~
,6 ' ~ i~ j31 +Y - <L • ' ~ Y f 1l ~ ; A ~N~; Y'S'~ !y+. ~
H ~.u~'- " r - ' - i r+rr$~ • ~``~''A'' qfa~e~
v L ' ~ - f ^ ky -,a• `~5~ y~~,'~~. : ~'sy o
y r-y- y~x` s~^' " ' F ti ~'~!~'k,~",~~~~'sm ~r+~~
;e,~,~J
r' +2~i'~ rR~^ ' 'i • ~ ~'IY'
x ^ . S ~ . ~ F ~y! y-bi`} rTr ~ F a^r ~~•~~pyy ~ ~•R•~+
~
~ t , a ~ r ~ ~ ~ • ~ , ~ s..r 4,~ _ r.
t ^ I ''y t ~ ~ Y
= = . ~ ~.n r , + Y • ~ y T , ~ U
~ylr
.9y,.~ N + 1~` ~ ~ ~ 'Y~y, n • ? , ' ~ 'L~ 4FF
~E.~t~~q ~ x~_y' y, ~ ~ ~ ' y ~ ~.Yi . • ~''(Y7}- i,.y~`Ts.~a ~ ~'4~
.'t~-~~
za~y~ • t ~i i ~ ~n " ' ' ~ ~ ~
} °
-v",~i 1`~•L'` ~T"'~ - ' r 1. E'. r ~p ~
` J xi~r ,V%t-~
~A~~. d ' 6i
. . y'' _ ~ M1j^ ~ ~ ' ~ ' ~ L 'J~ 5;~4~~~• y~t~ r~N'~~ '~e'vY~R
4k
~ J'"+i e i r ^ -u ¢ ~ t ~v~ ¢ }~~~Jyq ~ ~^k ~~Z~ ~ ~ ~ji ~
g. ..'~yw.t ~ - n ~ § ¢~~Fr~~ ~ a~~ ~ iM'~Yw
• ~ ~y ~ n ` ; ~`4.rC'~ ~ ~ ~ ~ Y ~ i', S~q~~~~,~~~T
y p
• , AnA~GH~fIEN+I~T~QSA'
c d r~, 4.._1~F
. ~ f ' ~ ~ ~,..,,r a ~
~ „ i ~ • '
YL o! r , ~ - , - -.9 ' rk 7 ~,ti • ~
- Lm~EKS-F~~~~~GE IV'EDK'FRU-AIN THE PUBLfC
:.dr
4 • ,y y
i ' , " sk ~ 1 Fl, p~C ~
a 's
' Page I af 1
Richardsvn, James
From: TRocknT @aol corn
Sent; Wednesday, January 03, 2009 11 {}2 AM
Tv. Jruchardsfln@spvkanecnunty arg
Subject: PE-1880-00
As per vur canversatcon I am wnting my concerns on PE-1880-000 Rlease see
that Rhis Setter ss put an the file and gjven to the heanng examiner
I received the paper wvrk on this project the last week in Qec It was
very incomplete Nawhere do I see vahere the drrveways to Pots 1 through 8
exit Nor dQ I see where lots 9, 10, 11 exit It rlves not say if the
deVe[aper wcl6 paae and curb Best Rd 7he pians shvw an Emergency egress that
exits on to Besf Rd ~How wdl this be kept far onfy emergency use? If rt is
used for anyfhing else i4 wdl creaie a prableria of lights shtnnmg in my
nnothers hedroorn wmdaw The plan afso does ngt show hvw yqu will stop the
cars from the exi#mg on Best Rd fram tlie culdusac Un#il this plan rs
complete and all mformatiorr is fvrwarded to rne we will OBJECT 7CJ THfS
PROJECT The traffic was amajor concem in the fast project that was
presented and I do nat see where at has been addressed properly in this plan
' As we are unntenng in Yurna, Az Pfease either send paperwork via
E-Mail or rnad to this address
Jrsyce Trotter
E 13402 53rd Dnve
Yuma, Az 85367
E-Mad
TRackrrT@aoE com
lf3f01
i
~
~ RECEs4►ED
' spoKANE couNrY
sppkme eeounty DivisiQn or Prann,ng
1026 w B~~ JA~ 3401
Spcskane, VVA 99260
Atui James Richardsan DIVf SIC7N OF PLANNING
We have 1FVVed at 225 N Eesf. Roa3 for 36 years and have paid oDunty
Praperty taxes Haw can 66 uauts on the south end af nur s-creet bave
nD signafiicanC envuoamentai unpact on aw neighborhvvd, 7 C?ur
Properc3' valua as well as aur neighhors wottid.be severely reducod
by the high density ansi the tugh traffc influx
Changmg the zomng f'vm uden residenW tQ uftn romniercial
would aot be beicial tn aprmttusly quiet neighboshood.
Jerome and Beite Buechler
t q-k~
225 N Ekz[ Raad
Spokane, WA 99216
THQMMAS R DDSEY
207 N. CALVTN ROAD
SPDKANE9 WA 99216
PH"AX 509-922-8290
Dee.lBth 2000
Dear Mr. Itichardsvn,
Ref: PE-1880-00
'I'hes as another attempt to deVelope the prnperty io question into something that was
disappravei twice before. The ownerrs af this property put forth on the irst attempt
a plarr to build eight (8) hames on the proPerty, but befQre it wemt to hearing, they
changed their minds and went with apartments.
Perhaps they do nn# rea1iz+e #hat this prroperty is lacated in an area that has been
designated Agriculture!lRResidential. The road that wiil be useci is a smal1 road snd
there already is envugh traffie with the homes that aee in the area. "The
neighbarhood is quite and peaceful, the property awners in the area want ta keep it
that vvay. We would not hawe ohjectian rv the vriginaf p1an, but an apartment
complex ~nd +dupleaes would add mvre nvise and mvre trafric, not fia mentivn that
aur property Value will go down.
I knvw I speak for my neighbors whea we say a hig NO to this develapment.
tfuliy,
~
TIIIOMAS R. I3(7SEY
FtECE4VED
SPOKAhIE Co1~~~
~ ~ ~ 19
DMS1ON OF PLANNING
ti , a • < , :
r~ N~-~y~ ~ 7 in 'Y~ ~ J i 'Fi [ • ~ µ 9 iR~~~7. ~ ~i? ~ - • `1
r . ..~,k ] . .
~~fl~~ - ' - - ~ r •
n
m . s r , , s _
y 5 a
L ~
ti ~1
ie
~ ` ~ - + _ 4>>' ~~,T~{~ ~~L•n'h} i f ~ s f~y~~
' ~ .~~V c. ~1 "Ay l ~
` ~ r f`r 7'I . 4 ~~~i~ r
~ • j ~ 1
• _ a . , ,
,
' ~ ti x ~ ~ • " ~ i, ~ ~ y tE ~k~
ss4ra~
• ~ iw ~ ~ iY , ~ , . rr: =`~1~~ ` ° - , '
z~•`.,_~ .4 i
~'`'~^~L'~
't'
i n LT
'3r ~7 a ~ y - ~r.'."~~'',~ ~ ~+tyr;~ ~y'~ ~ASr,
;~,~.k . . , .n~„~ ~ ,Y,•,~~
~ ~x~ ~'~,~'~r J~b'~t,~y'~p t ~ ~ ?~i ~ ' ~ ~ - t~`~+. ~
" .~g'~~,~, r , ~ - • ~a~~.~,~, ~ ~ ~ r' ~ ~
~i ' -K~ ° ~ ` ~ • 511
. ~ ~
~ 1 y~ ~w ..a ~ ' A ~ _ ~ ' • ^~Y ~ ~
~GF T ~ ` x ~ V~, ` ~{r~.', '4~~ ° . ` ~ ~ 'f ~ '~,~'y r~ ~ 4q.L~~~'j~,~j~a ~ ~ ~Y ` 'S
~
.
s~T-, r
t.
~ ~ _ Y _ , r ..._r r4 Y~= ~ ~ • ~w
- a~
ru
i _ ~ . ~ . ~
1
. Y Y a ~
r-~
- /i-TT7"1tiJ,P1k1•'1` G Y Y.l'
T~RIP Q~3TRIgl7~TIUN,LE1TEFt ` ` ~ „ -J , • `
' 9
(oATEC►1'Z11 iI•~Oa~,~~
w , ~ 5 ~ ♦ .
~ • : ~♦a ~er R . . . . _ !r~.'..F~:s~.~ f.. ti _ -.ax ~_'~Yfze.~..l:"=~~t#sa.ate..w•
CLC
A55QG1atE'.S, InC. ' - _ -
r.~...~..,..e_. .
707 w r ave, ste 200 December 11, 2000
Spokane, WA 99204 (509) a5a~~o ~ ~~G~~VED
S~'~!~!~ ~1J~JAI~'iP
(509) 45a-~a.~ F~ W_Q h~v 5000392
5pokane, WA - DenVer, GC] DEC 12 2000
Jlf11 RICMdf"dSOf]
Spoka~r~e Cc~unty Pianning D1V[$IQN ~QF ~L~~I~~
1 026 W _ Brvadway
w 5pvkane, WA 99260
;
RE Trip Distribut`on Letter fvr Caelen Place PreliQninary Pfat
❑ear Jim
Per the 1999 Road 5tandards of Spakane County, we have prepared a
~ trip distribution letter far the Caelen Place PWD prvjec# This project is
' lacated between Mairr AVe and Sprague Ave,east vf Best Rvad and
~ west of Adams Road m Spokane Valfey This report wilf follvw Spokane
r Coun#y Engmeering standards far preparing traffic distributivn lefters
~
Project Descriptivn
Rt the present tsme, the 3 92 acre site planned far the Caeien Place
' F'relimirrary Plat is wacant Tv the nvath, east and west of the site are
~ single family hauses Ta the sou#h vf the site are varEous commercia{
buildings Retad and mf#ice uses exist in this area of Sprague Ave
This praject wilf canstruct 22 duplex Isving units an 19 Iots and a 44 urrst
apartment buildrng Construc#ivn is anticipated tv be camplete hy 2002
The traffic from the duplexes will access Main Avenue or Best'Road but
wi6l not be able ta access Sprague Avenue drrect4y except for emergency
~ access Conversely, the apartmen# building wi11 ❑n9v_ be ab9e ta access
Sprague Aue dia a driveway within the Best Rd right vf waay, and will have
emergency access ta Best Road.
' ~Existi ng zonirrg for the sdte i s L9R-22 and the proposed densrty for thrs
prvJecf is 16.8 dwe9lirrg unEts per acre Therefare, no rezvne is required,
! only subdivision of the land.
! .
Vicrnity 1 Site Plan
Piannrng Aviciraify map is included as Figure 1 and a stte plan is included as Ftgure
Engineerfng . 2
Architec4ure
l_andscape Architecture ~
Land Surveying a
a
Trip pistributivn Letter for Ca+eCen Place Preliminary Plat
pugus# 10, 2000
Page 2
Trip C;eneration
Trip generataan fnfarrnatFnn for these types vf land uses rs dacumented in the Tnp
Generatiart Manwal, b"hEdttron puhfi0ed by the anstitute of Transr)ortativn Enqineerina
Land Use Ca#egQry 210, SEngle Fa m,ily Detached Hvusing was used to estimate the
numher of trips the duplexes wifl generate A duplex is generally arenta1 and thaus rriay
nof generate as much #raffic as the single family detached residence Hvwever,
duplexes are generally occupied by familiss, therefore, it was assumed that the tnp
generation rates wauld be the same ad smgle family housing
Lartd lJse Category 220, Apartmen#s ►rvas used ta es#imate the nurnber di trips
generated by #he apartment building At this time the apartments have been propased
as genera@ use apartments, and are not restricted for use for seniors or ather subgrraups
only
Table 1 belaw shaws the tnps generated by the project for the ANI peak hvur, the PM
peak hvur and the average weekdayi {AaT}.
T"able Ta - Trip Generatron for E3up;1exes - Caelen Place
F ~ , - ~ ~ ~,:.h
~
F~~~~ } AM Peak r' PM Pe~k Hvur
not'~' llv# a ~l~r ctianal il~l ~ ~~r~ct~~nal
d 4.71 trips dis.tiEautivn .tl~ trips d"str btt ion
W,%Xi , 75°~er Unit ~4alo In 3~°/~ Qut
22 17 4 13 22 14 $
C~A~era~ge Dail,y rip En~lS26
, s~a - ~ ~ - ~ - - = , ,.s ( _ ~w I
t7ffS~ , ~•~"~B F'~I~IL~a~~_-
22 ~ 11 66 t257
Trep Distributivn Letter for Caelen Place Pre[irninary+ Plat
August 10, 2000
Paqe 3
Table 7b e Trip Genera#ron far Apartments - Caelen Pface
P.ak H.v.ur - °~M ~eak Hour
• - ~W I , a Uni#s lloi lpig D.fil ta~~ ~istri~ufiiQn
.
` ' per Urait per Ur~it ~ _
~$°I4 Nn 7~°Ic~ Aut ~ ~j ~M ~l °/o in 39°Ja CDut 44 25 7 1$ 29 1$ 11
ge Daily Trip En~ds
- ~ , .
liEn~. ' R~a#e
~4 663 292
The site currerrtly has an approved site plan for a project that wou0d build 60 units af
apartcnents The currently approved project would generate appraximately 40 PM peak
hnur trips The prvpmsed Gaelen Place preliminary plat wi11 generate 52PM peak hour
tnps, a net increase of 12 trdps. Under the presently appraved site plan, all vf these 40
PM peak hour trips would be accessing 5prague Ave directly Under the prmprased site
plan, 29 trips will access 5prague directly, vuhsle 22 access the transptirtation systern
thrQUgh Best and Main
Trip Qistribution
TrafFic from the propased Caelen Place prelimmary plat is estimated to be distributed m
the following man n e r fvr the PM peak hour
• 15% will go tolcome firam areas east af th,e site usirag 1-94
• 35°/0 wili gv talcvme from emplayment vr shopping on 5prague Avenue durmg
#he PM peak hvur
• 50% will go fioJcome frcam areas west or nar#h of #he site usrng PEnes vr
Evergreen and I-90
For the apartments, these #rips wdl go ta Sprague and tfnen dasperse from there For
the duplexes, the traffic tfllfrvm the north and west wilf use Best ta Broadway and
disperse frvm there, while the traffic tvlfrnm Sprague and areas east of the srte will use
Main to Adams
See the #rip dastribution figure and trip assvgnment frgure in the attachments
h
i
Trip Qostnbution Lefter for Caelen Place Preliminary Plat
August 10, 2000
Page 4
ConclusiQns and Recomrnendations
It is anticppated that this project wiff have no noticeable impacts ta the surrounding
transpnrtativn system particularly when carasidering the additiQnal trips whach thos
prvj-ect will gerrerate o►rer existmg apprvVed project The project will generate 12
additior,a! PM peak hvur trips aver existing project apprvval of which no mare than 11
aefditioraal PM peak hour trips will be added tv any one segment of raad off site
Fu r#h ermare, the traffic directty aceessing 5prague i s decreased by 11 PN{' peak haur
trips Therefare, na further traffic analysrs should be necessary far this project
If yora have any questaons regard►ng thes letter, please let me knaw and I will be happy
ta add ress them
Sincecely,
GLC Assvcrates, Inc
,
Ann L Winkder, P E
Seniar Traffic Engineer
ALWIaIw
encl. -Vrcinety Map - Siie Pian
- Tnp Ddstrihutian Figure
cc Scott Engelhard, Spokane Cvunty Engineering (via Jim RichardsQn)
Tod Lasley, T J Landco, LLC
file
4
. , 0 *
NQrth
:SIC~,~ MISS
~ C C
z A XwL
27 1 ~
F sH P ~ m E iNT
E paIVE ~ E SHAIRP • ~
' . ~ E DESME'O' E 130DN E r 1 C `TA1_00
~
J 1 ~~-thBrr~nch Can
E i~~ITRLDO ~ w z E M L iON ~ ~ r'►
J ~
,f7WAY u~.i EE}ROpLWAY ADWAI z
- z Q E 5P'~i~ 0
7 E ALK9 4 0 C ~
E ALKI ~E 0 LIVE s~.a ~ ~
~ OLII,I4 5; m ~ w ~
~E VALLEYWAY
►RY ~ 2 Q E LLEY WpY ~ ~ N9~~QN , E V.kLLEY ~,,VA~Y EN
~
~ ~ ; 0 E N~ON ~a ~ lXQN
MAIRI ~ E MRI~ MAIN
z ~ E RIVER51~0-- . ~
DE
I ~ E 27 . ~ ~ E FIvERI
AGU ~ F I~--~~~ E4PRAGUE ~ V ~ra.da,l.~
C~~pvr-~u=r~~~ty n ~
~ ~ s 2ND P~`oject Site t ~ ~ ~s~ z • VLra ~
~ E 3pD ~ E zti ❑ ~
w
z ~ P112 c►'
E 4TH R 0 47H rr~ . z ST y ~
~ 4
X E T~7 y ~p ST D S TH E 6T L Lak
7TH.i
Q ~ E $TH ce). ~ . E8T3~ m Li ~Q;
E 97 H~ A° p E 97f-f : m
- C : r . , ..C/).~ o ~ 1 N ~E 9Ti-
~ . ~ E 1{]TF~ 7F
o ;u ~E 11THI 0 E 11TH ~
~
12TF~ cn w E 12TH ; a ~ E 12TH
~ ~ ~ m
-0 -1 z
~ . . E 14TH : E 3TH (n Ga7 ~ E T ~ p
G7 ¢ 4TH
I .c
27 rn M T15TH ,C ~ ` .
H E'15 H ~ ~ 16T Z ~r' ~ ~ tra ~ 16T
,
Icp 1999 17eLorme Scrcqi , s l~R`~ r 1 S..E 1 7TH / , _ -n i ~ ~ -rr-
8EST RD.
~ I ;t$ 3MM P17BlIE R 0.4! ~ ti.~..~.1
~`~a~ ~V~~~~~~~"^ ~ g { 7l~.00' y\ ~ ~SO' 06' i 1Q7 ~ f
~7 p
S'~ y L
' 4 ~ k aaw' ~ ~ j I~ - ° _ ~ - ~ ~ o ! ~ av f a~
~
ev~
S~ A ,fa '
~ I
~ J ~w
• ~ff
F ~ -
_ on-
~ ru7r ,
I; 1 ,I ITL"/
- I e~rar e,m•oorrv~a, , ~ ` ~ _
.
~ - T- _..,....--r- w- - - - - - _,_..r,...- .
. , * 5PQKANE CO[.JNTY HEARING EXAMINER
RE Preliniinary Plat of Caelen Place, and ~
Change of Canditivras, in khe Urban ) FxNDINGS OF FAGT,
Resitiential-22 (UR-22) Zane, ~ CC]NCLUSIl7NS C7F LA'VL',
Applicanfi TJ Landco, LLC ) AND DECISION
FileNo PE-1880-4QIZE-46A-93 }
L SUMMAFL4' OF PRC]F'(ISAL AND IIECYSI(7N
Proposal: Application far the pre3iminary plat of Caelen Place, to suhdi►ride apprQximately
3 92 acres of Iand intcr 12 iats, for #he deuelopment of 66 dwelling units, including 22 duplex
(twv-family residence) units and 44 multi-family dwelting unlts, and application for achange
ofcvndxtions to a pnar rezone, all in the existing Urbaii Residenttal-22 {UR-22} zflne
Decision: Apgroved, subject tv conditians
II. BACKGRQUND INFmRMATTQNIFINQINGS UE FACT
A. General Tnformation:
Applicaut. TJ T.arr,dco, LLC, 12005 North FairwoQd DrZVe, Spokane, 171VA 99204
Clwner: L7avid and Georgra P1att, 514 East Panorama Dnve, Camano Tsland, WA 98292
Lacation: Generally located at the southeast corner of the intersectian oFBest Raad and
Main Avenue, vvest of Calain Rvad, and also adjacent to Sprague Avenue, in the southeast
quarte~ of Sectinn 14, Towrkship 25 North, Range 44 EWM, Sp4kane County, Washington
Zaning: Urbary Resgdentiad-22 (CTk-22) The site is aYsa wathfn the Aquifer Sensiclve Area
(ASA) CJverlay zone and the Public Transit Benefit Area designated by the Cpunty Zonxng Code
Corr3prehensive Plan: Urban category The subject pxoperty is also within the ASA, the
I'rianty Sewer Service Axea and the Urban Tanpact Area designated in the P1an
Critical Areas: Nvne designated ❑n County Cntical Areas maps
County IL7GA; The subject property is lacated inside the inrterim urban growth area (ff,JGA)
boundanes desrgnated iay 5pokane Caunty, pursuant to the Washingtvn State Growth
Management Act
Enviranrnental TteView: A Deterrninatlon of Nonsagnifcance was issued by the County
Divisaan of Plannmg on Decernber 22, 2000
HE F1ndings, Conclustons and Decisian PE-18$4-qi} 1'age 1
ti r
+ .
Sitie Description.' The site is apprax2rnately 3 92 acres in slze The rrrsain bady of the sfte is
generally rectangular in shape A 3(}-foot wide stnp of Zand, ❑r raeck, extends due sovth fram the
sauthwest cvrner of the main body of the, site, for a distance of 250 feet, ta Sprague Avenue The
subject prvperty is generally flat, with a maximum slope of approximately 4°/a, except for same
mounds of debns and tapsoil The srte js cui-rently undeveloped, and is covered with na#ive
grasses annd weeds
The site fronts along Masn AVenue fcar apprvximately 454 feet, and along Sprague Avenue far 34
feet Best RQad extends south along the west bouazdary of the szte for approximately 170 feet, at
a nght of way width of 55 feet, before fan-ning a,paa`taal cul-de-sac adjacent t[r the siCe Best
Road ccantinues svuth as a half rtght of way for 125 feet, be#"ore termitaating afi the southerly
barder of the adjacent plat of Uera Vu Addition
CJn {]ctaber 20, 2040, the Heanng Examiner denied, wtthout pre,udace, an application fior a
preliminary plat to 5ubdivade the stte 1ntp 5$ lats far SS dwelling uni[s, including 8 lots for
detached single-fainily residences, and 50 lots for divided duplexes The prajeci also included a
request far a Planned [Jnit T]evelvp:nent Overlay z4ne, in the existing UR-22 zone See File No
PE-1 872-0OI'PUflE-4-00
Area Raad Systetri; Sprague Avenue, Etilergreen Road aiid Broadway Road in the area are all
designated as Pnncipal Arterials by the County Artenai R.oad Plare Adams Raad to the east is
designated as a Minor ArtenaP, whiPe Valleyway Avenue to the north is designated as a+CoIlectar
ArtenaI Main Avenue and Best Road are Lacal Access roads Marn Avenue and Best RQad,
north of Main Avenue, are paved but lack sedewalk Best koad is unpaved svuth of Main
Sprague Avenue coanpnses a rnaaox traffic and commercial comd4r through the Valley area of
the ccrurity Evergreen Raad, north of Sprague Avernue, is being widened by the County tv a
S-Iane artenal raad sectiQn A£reeway interchange is being consfiructed by the State of
Washtngton at Interstate 90 and EVergreen Road, a few rnrles nvrthwest of'the site, rn
canaunction wXth such vvidemng praject
Surrounding CqriditlUAS; The Majvr Goarmercaal categary designated by the Gvmprehensive
Flan extends along the north side of Sprague Avenue to a depth of 600 feet, and to a slightly
greater depth on tlne south side The land lying north of the Major Camrnercial category zn the
area is designated Llrban The site is desiignated inside the Major Commercial categaay, except
far a narrow stnp runnrng along the north boundary, which is designated an the Urban categary
The nearest cQUnty garks are respectiVely located 2 miles t4 the west and a mile to the
northwest, as the crow flies
The land lying nartherly ❑f the site is zoned Urban F%es3dential-3 5 (UR-3 5), and corasists
primarily of single-family hvmes on lots of uanous size, and a few undewelaped parcels The
land lying west of the site and Best Road is zoneti LIR-3 5, and is pnmanly developed vvith
srngle-family residences The srngle-famlQly lots abutting Best Raad ta the west and northwest
average 15,500 square feet in size Aduplex is located acrass Main Avenue fram the site, on tax
parcel no 45143 9178 Afew ather scattered duplexes are faund west of Vera Vu Addytion in
the area See parcei information zn ihe public nofizce packet
HE Flndmgs, CvnclusionS and DeclSipn pE_ 1$$0_00 page 2
The parcel of iand lyang along the narth side of Sprague Avenue, imanediately westof the 3[]-
foot wide neck of the site, was rezoned ta the Regional Business (B-3) zone in I]ecember, 1997,
fvr expansion of an existing used car lot ' See Heanng Exarniner Cornmittee decision in Fale No
2Es45-97 The latad lying beiween the main hfldy of the site and Sprague Aaenus, the land lying
west of the sou#h half of the marn body of the site, the land lying southwest of the site, and fihe
land tyirag along fhe south side of Sprague Aveiiue in the vicimty are dorninated by B-3 zoning
and are develaped wifih comrnercial uses
The parcel lytng directiy easC of ihe north half of the main body of the s1te is xoned L7R-3 5, and
is deueIsaped wrth a single-famzly home The twa parceis located directly east of such parcel are
zoiied Urban Residenttal-7 (UR-7) and developed vvifih single-famaly homes The land located
easterly of such Ut-7 zoning, north of lhe B-3 zaning lying alozig the iionh side of Sprague
Avenue in the vicinity, is zaned UR-3 5 and developed with single-family hcames
Rezone of Site in 1994: On Apnl 19, 1994, the site was rezaned #'ram the `Llrban
Residential-3 5(CTR-3 5) zone and Regional Business (B-3) zanes to the tiR-22 zone, for the
develapment of 60 multiple-famzly residences on approxinzately 4 1 acres of land See Bmarti of
Caunty Cvmmissioners decxsion in File Na ZE-46-93 The site p]an of record far such project,
referenced as "S nowbard", praposed a number of mulfii-famity buildings, 31 detached garages
and other aff-street parking, a recreatlr3n bu,lding and enfirance gates
The site plan for the Snowbird project illustrated direct access t0 5prague Avenue, Via a 25-faot
wide privaie dnuewaay extended through the 30-fvot witie neck of the praperky, wFth a private
turnaraund locafed at the norkh end of such dnveway withIln the praject The site plan also
illustrated direct acCess to Best Road, Via a dnveway entrance located mrdvaay between the
northwest corner of the site anr3 the I3est Rvad cul-de-sac See site plan of record, subrrnitted 4n
l 1- 12-93, marked as item 451 in F11e No ZE-46-93
The 1994 rezone decisiQn in File No 2E-46-93 required that the srte be tievelaped generally in
accardance with #he concept presented fa ttae Baard, as madrfied by the condits4ns of apprmval,
and required that the arigrnal intent of the developmenfi plans be maintained 7'he contiitions of
apprawal for the project required that the applicant at the time execute uoluntary agreements with
the Iocal sehool disfiriCt ar7d with the Countyr Farks Department, respectively, ta mitigate the
arnpacts ~~the project on schools and parks, pursuant fia RCW Chapter 82 02
County Engineenng canditions of approval fvr the 5nvwbird project requxred tlza# 5 feet of nght
of way be dedicated along the east side of Best Rtrad and the south stde of Main Avenue, alvng
wlth the appiicable radrus at the antersectivn of such raads 5uch conditions also required that
Best Road be paved to a width of 32 feet, with the additivn of curb ancf sideuralk, that the cul-de-
sac at the end of Best Rvad be irnpraved to County standards, and thafi Maiii Awenue be
impraved hy adding 2feet of asphalt, aIong wlth curb and sidewal'k County Enganeenng
conditians further required detiication of a 30-favt wide "Tract X" road t❑ the County within the
neck of the sixe, frvm Sprague Auenue narth to fhe sou#herly terminus of Best kvad exiended
east, that the dnveway access rneet emergency service sdandards, and that access fram #he "Trac#
X" road to Best Road be prahibited until susch time as authonzed by the Caunty
HE F'msiings, Canclusians and aecrsiesn PE-1880-D4J Fage 3
The 1994 rezone lxrinited building heighfs ln the Snowbird devepvpmezzt tQ a maxim,um of 1 S
stones, and required that the dwelling uniis located adjacent to 1VIaFn Avenue be designed zn a
manner most campaiihle with the adJacent single-famzly dweliings The canditians alsca required
ihat a5-fvot rWide strip of Type I lantlscaping and a 6-foat high sighi-obscuring fence iae installed
along the westerly houndary of the site, adjacent to the priuate dnveway propvsed in the neck of
the site, and that a G-foot high sight-obseunng fence be Iocated along tlie casC boundary of the
spte The site plan of record pravided far 243 feet of Type IZI landscaping ad,acent ta Best Road
Ita May, 1995, a rrght of way deed was executed dedicating 5 feet of nght of way along Best
Road and Maan Avenua, and the applicable radius at the itztersection of such roads, to fihe
Caunty See Exhibit A submitted at pubinc hearang in Fi2e Na PE-I 872-0411P1.1DE-4P00
Descriptiun of Project: Application for a pretiminary plat, and for a change of conditions
to ceafiain condrtrans irnposed in the 1994 rezone ofthe site The preliminary plat map of record
("niap„) was revised in minor respecis at the public hearing heid an 3anuary 10, 2001 The rnap
illustrates division of the sLte itita 12 1ots, ta develop GG dwelling ranits This tncludes P 1 Pats to
be developed for 22 duplex units, and one (1) lot to be deWelcrped for 44 multi-£amily dwelling
uruts The dugFex 1ats would front along Best Road and Main AVenLae, while the rnulti-farmly
unzts would access directly onto Sprague Awenue vza a dnveway extended tfirough the sautherly
neck afthe slte Emergency access is illustrated from Che rnulti-family portivn of the preitrnninary
glat to Best Raad
kequrred penmeter 1andscaping is illustrated along the rnu1ti-family partion of the east boundary
of tihe srte, buti required laridscaping is not shown alang Best Rvad im the multi-family pvrtian of
theproject The rnulti-family lot in the praJect rs apprQximately 22 acres in size, resulting in a
density (net) of approximately 20 dwelling units per acre on such lot The overall density of the
prvject is approximately 16 S dwelling unifs per acre The buildings rn the proJect vvould he Z
stanes, with the dupiexes typically being inset Lnto the ground at least 4 feet The maximum
buiPdsng height in the praaeci would be 35 feet
B. Prvcedural Tnformatian:
Appllcable Zvning Regulations: Zonzng Cvde Chapters 14 442 and 14 622
Hearing Date and Locativn: danuary 10, 2001, Spokane Caunty Public Works Buildrng,
Lawer Level, Commissicsners Assembly Roorn, 1026 West Braadway, Spokane, WA
NatzGes: MaiZed December 22, 2040, by applicant
Posted Decernber 22, 2000, by agplicant
Fublished December 22, 2000
The requirements fQr public nottce have been met
Heariag Frocedure: Pursuant ta County Resolution Nos 96-0171 and 96-0294
HE Findings, Concluseons and 17ecisron PE-18$0-QO Page 4
,
Testimvny;
.Tames Richaa-dson Scott Engelhaz-d
Division vf Planning T]1vision ofEngzrneenng and R.oads
1026 West Broadway 1026 'wVest Broadway
Spokane, WA 99260 Spokane, WA 99260
Tod Las1ey Frank Ide
12005 Nrrrth FairwQOd I]nve 106 West Mrssian Auenue
Sgokane, W A 99218 Spokane, WA 99201
Ann Wtnkler 1]etbert Bemis
707 W 7'' Avenue, Suite 200 14515 East Ma1n Avenue
Spokane, WA 19204 Spakane, WA 99216
Caralie Myers Bette Buechter
2241 Narth Best Road 225 North Best Road
Spvkane, 4VA 99216 5pokane, WA 99216
Hxlda Young
14605 East Main Avenue
5pokane, WA 99216
Ytems Noticed: 5pvicane County Generalized Goanprehensive Plan, County Zaning Code,
County Cade, County Cuidelines f6r Stornnwater Management, and 1999 County Standards for
Road and Sewer Constrzction Camprehensave Plan land use map, afficia] zoning map, and Arterzal
Rvad FAan maps for vicinity Ftnai lanti use decisions referenced in Staff Repcrz7t and deeisian herein
County Resolution NQS 99-0265 {revasing County Standards far Raad and Sewer
CanstructiQn}, 98-020I (amending Culdelines far Storrnwater Management), 97-07$4 (I'ev151rig
inteairn reguiatians for County TTJGAs), 97-0321 (adopting interim regulaYians for County IT3GAs),
97-0134 (estahlishing and delineatulg Ii7GA bvundanes), 96-1224 (adopting Subdivisian
Urdirtance), 96-0953 (amending CJR-22 zane), 96-0294 (Heanng Exarniner R.ules o£ Procedure),
96-0171 (Heanng Exa.rnsner Ordanance), 95-1005 {suspending park mitigation fees}, and $5-0900
(adopting County Zoning Code, and Prcrgram to Implement Zanang Code)
Items in Record: The recvrd incluties the dacuments 1n the praject file at the tame of the
3anuary 10, 2001 publzc heanng, dhe dacurnents submitted during sald publac heartng, the
electroruc recordtng af sazd public hearing, and the iterns taken nvtice a#' by the Examiner The
Examiner has also included in the recard the site plan ofrecvrd (item 51, p 2), design pFans
(zCem 54, p 1-2), staff repart (atern 13), Heartng Exam3ner Commififiee decision {rtem 14), letters
dated 2-1-94 and 2-4-94 £rom Inland Pacific Engineenng, Inc ta Z]avrd Euans and Assocxates,
Inc, survey dated 7-7-93 (item 52, p I), and the Boaz°d of County Cammrssaaiier's oral and
wrytten decisions (Comrnissioners' dacument nos 34-0272 and 94-0556) in Plannang File Na
ZE-46-93 Ttte Examiner has further included rn the record the Examiner's decision, applicatiQn,
staff report, site plans of reeord, environrnental checklist, traffic infarmatifln and letters
suhmstted by area residenfis in File Nv PE-1872-OOIPUDE-4-00
HE Futdings, CancIusions and I?ecision PE- a880-00 Fage 5
III. LAND USE A1VALXSIsr
FINUINGS OF FACT & CONCLXISIONS OF LAW
A, General annraval entena
RCW 58 17 110 requires counties, befare approv►ng a preliimLnary plat, trr acivgt wntten
findings that the preliminary plat and its associaTed dedscatson make apprQpriate provislon fpr the
public healih, safety and welfare, and for the releuant factars listed in such statute, and also tl'at
the prelinntnary plat wlll serve the public use and interest A prelirnanary p1a# must also conform
ta local zvning regulatians and other appIicable land use canfirols See RCtiV 58 17 195 This
incPudes the County Zoning Cade, County 5utadivisiQn Ordinance, Cvunty Local EnvironmenTal
{7rdxnance, etc
GeneraI comfsrrnance with a Gvmpreheizsive plan is relevant in deterrnining whether a
preIlminary plat shauld be appraved See RCW 58 17 41(} and RCW 58 17 100, and Norco
Canstructcon v Ktng Courrty, 97 Wn 2d 6$0, 682 ( 19$2)
The County Zoning CQde references change af conditrons applications, taut does nat
set forch specific critexxa far approving such applications Zoning Cvde 14 504 040 requires tha#
an applicatian for any sa~ificant change to the site develcapment plan approved for a prior
rezane, or to ebange the condifiaons of appraval imposed an a pnor rezane, be approued by the
Hsaring Body fvllowing a publlc heanng ,Zoning Code 14 402 12[] references change aF
conditiQn applTcations reiated to a pnvr rezone
Since a change of conditians application modrf es a prior rezone actxon, the cnteria far
appraving a rezone is generatly applicabPe Section 14 402 020 af the 2oning Cade authorizes
amendments fio the Code based on aryy one of six (6) grounds, without differentlating between
amendments to the tionang text of the code and amendments to the vfficial zoning map. Zoning
Code 14 402 020(1) authonzes the Code to be amended if it zs " cansisfent with the
Comprehensi~e Plan and is nvt detnmental to the public vvelfare " Zorung Code
14 402 020(2) authonzes a Cnde arriendment where " [c]hanges in econornic, techriologrcal, or
land use conditions has vccurred to warrarit madification of this Code "These are ihe rnvst
releva.rit cntena ferr consideration of achange of conditions applieation
In cvnsidenng a rezone applicatzon, VVashington case law generally provides thaf (1) there
is nv presumptian in favor of the reavne, (2) the appzicant for the rezone must prave that
candations have substantaally changed rn the area since the last zonmg of the prvperty, and (3) the
rezone proposal must bear a suhstantial relatianshlp to the public health, safety or welfare
Parkridge v Seattde, 9$ Wn 2d 454, 462 (1978), and I3jarnson v ICatscap County, 78 VVn App
840(1995)
General conformance with a comprehensive pian is usually required before a rezone can be
approved Catizens for Mcaunt Yernon vCaty of Mount Vernon, 133 Wn Zd 861, 873 (1997), and
Cathcart v Snohorrrish Count},+, 95 Wn 2d 201, 21 i-12 (1981) 5ome cases have dispensed with
the changed circumstances requirement where the rezone c1oseIy implexnented the palrcies of the
comprehensive plan Bjarrason v Kitsap Caunty, supra , Saue Our Rura1 Eravaronment v
HE Findings, Conciusions and Decisian PE-i880-UO Page 6
Srrchomrsh County, 99 Wn 2d 363, 370-371 (1983), and Trrgvuell v ICattatas County, 90 Wn App
1, 951 P 2d 272 (1999)
uv'ashington case iaw andacates that vvhere a coanprehensive plan canflicts waith 2oning
regulatians, the provisions of the zoning cade vvill usually preuail See Weyerhaeu.rer v Pierce
County, 124 VVn 2d 26, 43 (1994), CougarMd Assocs v KziTg C4un ry, I 1I Wn 2d 742, 755-57
(1988), and Nagatrarza Bros u CommzssaQners, 14$ Wn 2d 477, 480 (1987)
A change ofconditivns is nat a rezone, because it dves xzat ctiangc the aclual zone of the
praperty However, a change of cQnditions application may significantly affecfi conriitions of
appraaaf, as we11 as the permitted uses, locatian of buildizzgs, landscaping, condztions of approval
and other features in a srte deuelaprnent plan, approued in conJunctton wifih a prior rezone A
changed canditloiz application may Iflgically be justified by the saine changes ttaat supported the
csnginal rezone, as madified ar suppternented by more recent changes that have occurred in the
area Gonsistency wath a Comprehensive Plan may be sufficieiit to support a change vf
c4nditions, as for a rezone
Zonkng Code 14100 1 04 states that Cerde provisions sha11 be interpreted ta carry caut and
Lmplement the purpase and intent ofthe Cvmprehensive Plan, and the general plans far physzcal
develapment adapted by the Board af County Cnmmissioners Zoning Cade 14 100 106 states
that when the Zcrning Code cgnflicts vugth the Carngrehensive Plan or other adopfied plans and
regulatians vf the County vr other regulatory agencies, the more restnctive pravtsians shall
gv►aenn tv the extent legally permisszhle and the Zvnrng Code provisions will be met as a
minimnm
The Camprehensive P1an itself indicates that it should be used as a reference souree and
guide for mak.irrg Iand use decisians See Camprehensive Pla.rn, p2 The "decisian guidelines„
set forth in the respectiVe sections of the Plan are to be used as a guide to detertntne whether or
no# a particular proposal should be approVed, cpnditioned ar denied
Spokane Cflunty has designated a witie a.rray of lacal SEPA policies which may be used ta
candxtion Qr deny tand use actions under the Cvunty's Local Environmental C]rdinance Such
policzes include the Comprehensive Plan, the County Zaning Code, the Caunfy Code, Caunty
Road Standards, Cvunty Stormwatcr Guideiines, recammendataons reGeived ftotn County
departments and other public agencies on land use actionsp shadies pexfornned on a land use
action voluntanly ar at the reyuest of aCaunty department, and other listed regulations and
policies See c[napter 1 1 10, Spokane Gaunty Code
B The DroDosed nreiiminarv olat and dedacaticrn. as coradltioned. and nronosed chan2e of
canditians. izenerallv eanform with the Sngkane CQUniv Generalpzed ComDrehensive Plan. bear a
substantxal relatinnshin to and will not be demmental ta the public health, safetv and Reneral
welfare, serve the taublzc use and interest, make at)Dronnate nroWaszon far the nublic health, safetv
and welfare, and the factors set forth in FLCVV SE r? 110. and cornplv wrth the Soakane Cauntv
Zvnine Code and other annl3cabYe develonment reaulativns
HE Findings, Conclusinns and Decisivn PE-18$0-00 Page 7
i
1 Cvmz)rehensive Plan nolacies
The site rs desigaated in fihe Majvi- Carnmercial categary of fhe Comprehensive Plan,
except fvr a small sliver of lantl located along the nvrth border of the site, betwecn thenc+rth
baundary of the site artd a line extcndeci west fram the noi-thwest carner to a pcaint ]ying
approxirnately 50 feet south of said nort:hwest comer Such sliver of laaid is designated 1n the
Llrban category
The Staff Repart does an excelleni aoh of describing and setting forth pertinent policies of
the Ma,or Commercial eategary and the Urhan category of tkse Comgrehensive Plan, as well as
the "firansitian area" policy discussed iaz the Plan
The Transpflrtation section of the Comiprehensive Plan c4nfiains the Artenal Rvad Plaaa
(ARP) and pfllicres far development alang the variaus types of caunty raads The H' RFj de5Gr1be5
the various classes of County artenaIs and their functions, aiid considers all other county roads as
Local Access roads The AR?P maps designate the artenals in the urbanlzing areas of the eounty
as F'rneipal Artenals,lViinar Artenals Qr Collector Artenals, in descending order of importance
Best Road and Marn Avenue, lying ad,acent tm the sYte, are considered Local Access raads See
CaFnprehensive Plan, Sectron 21 The A.RP indicatcs ihat it is tcr tre amplexnented thrvugh
adopted artenal road plan maps, adapted road sfiandards, and the Caunty's Six-Year Capital
Iinprouement Plan Comprehensive Plaii, p 261
The ARP charactenzes a Pnncipal Artenal (withaut cantrolled access) as a 4 ar rnore lane
(including tumang lane), moderately fast facility desLgned to permit relatzvely unzmpeded traffic
flaw between major traf~'ic generatars, such as the central business district, rnajar shapping
centers, majnr emplmyment districts, etc Pnncipal Artenals are considered the framewark rvad
system far the urbanized porttfln of the county, and are t❑ be located an eammunity and
nerghborhaad boundanes
The Artenal Road Plan cvn#emplates 4-8 maving lanes for Pnncipal Artenals withQUt
controlled access The desired width between curbs for such artenal is 63-1 11 feet, and the
planned nght of way width is at least 100 feet, dependzng on the nurnber of mvvang lanes
Carnrnaan £eatures a14ng such artenals include pedestrian crvsswalks at signalized intersectians,
resfincted parkang, landscaping, draanage, street ligkating and separated sidewalks
Channelizativn, or acenter tum lane, should be provided to control left turns, provide space far
snow stvrage, and ta prfltect vehlcles and pedestnans See Camprehensive P1an, p 246-247,
253-254 and Figure 21-4
The Transporkatian section encourages an adequate, efficient, safe, economzcal and
energy-canserving artenal system, one which provides convenient access ta homes, employment,
shopping, persanal business and reereation Declsion Guideline 214 Z Decisivn Guidelines
214 5 and 21 S 7 of the `I'ransportation sectiora recvmmend that the functivn of existing and
future artenals be preserved by contrallsng land uses, parking and darect access along the
aa°tenals Deciszon Guidelane 21 5 3 encourages land use glanning that nninrmizes the need fQr
high capacaty transportation carredors, and encourages land uses in areas that can take advantage
of the availahle capaGity of existing artenai streets
HE Findings, CQnclusians and Decision PE-1880-00 Page 8
Dec isican GuTdel ine 21 5 11 recvmmends pedestrzan facilities that eriliance fihe safety arhd
conVenaence of pedestrian travel and to provide access to neighbarhood faciItties DeCtsion
Guzdeline 21 1 5 sfiates that sidewalkS shauid at a minimum be provided aivng al1 arterial rvads
and all locaY access rvads which Iead to schools, parks aLnd shopping districts
The ARP recommends the eariy acquisityon of the prescribed nghfi ❑f width for Pnncipa]
Artenals, though actual rcrad construction within such nghC af way may be accamplished in
phases ouer tirne Cornprehensiwe Plan, p2S3 Dccision Ciuideline 21 1 3states tFeat tlie reviewa
of tand use praposals should contain provmsians for extensions, alrgntnents and adequate nght of
way acquisition for designated County Artenals
Objective 21 16 recomrnends that lflng-range widenang requiren7ents be considered in
deveropments adjacent to arterrals arid anticipafied artenals, to aklaw for increased traffic volumes
caLrsed by future developmernts L3ecision Guideiine 21 I 13 states that in selecting long-range
arterial imprvvements, eonsaderatiQn should be given to lang-range improvetnents at signT~icant
Iocations where such innprovements will delay or eliniinate future high cost reconstruction The
Transpartatian sectian pvlicies further state that proposed development rnay be requtred to
dedicate needed nghe of way, or to widen, or assist in widening, ex'sting transparfi.ation facitities,
a11 in accardarace with established road design critena and officaa] maps Decision Gurdeline
2117
The pnrriary functinn vf Lacal Access raads is to provide access to adjacent property and
deliver traFfic to artenals Such roads are to be designed and located to pravide convenient
access to resrdential lQts, discourage flows of traffic through a neighbarhood, and encoucage
cQntinuous or unabstructed flvw of traffic from a neighbarhoad to a neighborhvvd Collector
Artenal Cvmprehensave Flan, p 247 and 260, and T]ecision Guideltne 213 3
I]ecision Gurdelme 21 5 10 discourages "thraugh" traffic frorn using residerttial access
streets, arnd eneourages rnakin$ resrdential neighhcarhovds mare attractxve to farnily residen#s
The alagntnent and firaffic control shoutd encourage asiow, safe speed This may be
accampltshed hy utTlizing physical and traffic management techmques such as affset
intersections, circle drives, cur►iillnear street design and cul-de-sacs
2 Consistenev af nrniect vvrth CommrehensiVe Plan. nublic health. safetv and welfare.
public use and interesfi. infx'astructure needs. and aimlicable develoDrr3ent reizulatzans
The szte is currently zoned iJrban Residentzal-22 (LTFL-22), azone specifically intended to
implernen# the i,Jrban category of the Corinprehensive plan The paazpase and intent of the LTR-22
zane is set farth in Zaning Code 14 622 100, as failcrws
The purpase of the I.TR-22 zcane rs to set stcrndards far the order1y
develapment nf residentcal properly rn a manner that prnvides a desarable
lzuirag enva,ronment tlzat gs cvmputibde wilh surroundtrag 1and u.ses and
assures the prateGtton ofprnperty ualues It cs intended that thts zone be
u.sed to add to the varzety af hQUSing lypes and as an amplemerrtatcan taQlfor
the CQmprehensave I°lan Urhan Catevarv densrtaes General chccractertstics
of these arecrs rnclude prxved roads, pubIcc sewer rxnd wuter, accessabrhty to
I-TTE Fsndings, Concluszvns and Decisron PE-1880-0€] Page 9
schpols and labrarres, and a full lrne ofpublre set-vzccs ancluding martrred
fire protec+ian and pubdre transrt aceessabihty Offices are permrtted cn the
UR-22 zane an nrder to provade sotne of the service needs generatecl by hrgh-
inlensEty latrd u.ses 7'he hiehest densitw rescdential zorre. CTk-22. is ilztenderl
prainarzlv for multinle-(arnalv dwellings and is usuallu lacated cadiaeent to
raaaiar ot- secondar-v arterzals It is used as a transition Iretween low nr
nredium densrlv multinle-farraclv uses cand rntenstve coannaercaal or low
interasttv anduslrtal u.ses und to Drovade for hreher densatv hausc~ic- a3x
1QCrxtrans c?ose !d emDdovment. s7Icrrbing ctrrd rnaror transDortataon wlaere
mavements ofneanle can be hctrrdIed eflt'caentlv and wrth least overall
atdverse amDact
[emphasis added]
Pnor to 1996, the L7R-22 zone allowed mulxi-farrtily dweiljng unlts of various types, offices
and assarted other uses, Y3L1t dld nt}l peCiT11C 51I1g1e-f&IYilly l1[}ri1e5 OT' dUp1eXe5 Tn Qctober, 1996,
the County arriended the UR-22 zone tv perniit single-family homes, dup]exes and associated
detached stQrage structures, and to speci£y minirnum lot size, frontage anti depth f4r such uses
The arnendment did not revise the purpose and intent section of the UR-22 zcane, as set far#h
abvve. See County Resolution Nv 96-0953
ln 1994, the cuirent srte was re~oned fram the UR-3 5 zone ta dhe UR-22 zane, fcsr the
deVelapment of 60 mulfiple-family residences an approxannately 41 acres of land Such
propvsal, referenced as "Snawbird", provided far multi-famity bulldTng camplexes, a recreation
building, detacheti garages and ather off-street parking Vanaus canditiQns of approval were
impvsed on the rezone, as sumrnanzed aboue in Section 2 of this deelsion
The 1994 rezane apprnval authcrrized varfatians to the Smotivbird project, including but nvt
1Tmiteti to building location, landscape plans, and generally allowable uses of the zone, pravided
that the sxte was develaped generally in accordance with the concept presented tv the Board of
Caunty Cammissioners, as rnodified hy the conditaons of approval, and that the onginal intent of
t.he develQpment plans was matmtained The deuelogment concept and plan far Snawbird is
reflected tn the site plan of recQrd for the~Sncrwbird develQpment, submttted on Novernber 12,
1993, in File No ZE-46-93
The current project propvses f rrnore total dwellmg units than the Snowbird project, but
only 44 of the 55 units proposed will be multi-farnily The reinainrng untts are duplexes
C]uplexes are cansidered a m4re cpmpatible use with adjoining single-family homes than multr-
family units The multl-farnily units in the 5nowbzrd project relfed partly on access to the
adjoining 1aGa1 access streets of Main Auenue and Best Road The tnulti-family units in the
current pra}ect wzll access solely onto 5prague Avenue, which Ys designated as a Fnncipal
Artenai '3'he building coverage far the current proaect vverall is only 25%, while the building
c[average fqr khe Snvwbird projec# was 30°/Q
The provBSion ❑f dzrect, pnmary access tv Sprague A,venue, a Pnncrpal Arteraal, fvr the
Snowbird proposal was a significanl factor 1n the approwal of the 1994 rezvne of the sste, since it
limited the valume of traffic generateti alang Best Raad and Main Avenue See ~'inding of fact
# 19 1I1 CQZ7llm15S10I1~'.I'S' dQcument na 94-0556, and Commissioners document no 94-0272, tn
FiE Findlugs, ConC1u51onS an4i D8Ci5ion PE-1880-00 Page 10
Plarsnang Fale No ZE-46-93 The kraffic analysis submitted by the applPcant's traffic engineer
indicates that the current project will generate anly 22 peak hour vehicle tnps per day along Best
Road and Main Avenue, with all traffic a]ong such roads generated hy the duplex units A11
traffie frvan the multi-famlly traffic from the prvject will access directly vnto Sprague Avenue
The conditians of apprc,val for the 5nowbird proposal latnited building heigfits tn a
maximum of 1 5 staries, withaur a set hedght limit The duptexes and rnultl-farrtiily building in
the praject are planned ta be 2-stary structures, at a height nvt to exceed 35 feet At the puhlic
hearing, the applacarnt's 1and use consultant testified that the dupleu buildings will be inset into
the ground at least 4 feet, presenting essenfially a 1 5-stvey appearance In addition, the
individuaY lots supporfiing the duplexes wilk hreak up ttie solid wall appearance that would be
presented by the facades of the multi-family buildxngs planned in the Snawhird proposa]
The mulxi-family building illustrated on the site plan of recard rs arxented away fram the
surrvundang single-family resrdences The propased building height ❑f 35 £eet is we11 below the
S£l-foot rriaxrmum bualding height allowed in the UR-22 zvne, and zs the same as the maximum
tauilding height in the UR-3 5zone The surresunding residential properties are zaned LTR-3 5
Such building heights dn not appear excessive far the neighborhaQd
The conditions of approval fvr the 5nawbird praject required that a G-fovt high sigtax-
obscunng fence be installed along the westerly lavundary of the site, adjacent to the pnvate
driVeway proposed in the neck of the site, and along the east boundazy of the site The site plan
of recvrd for the current pra)ect illustraXes S feet of Type III landscaping alang the partimn of the
east boundary afthe multn-family 1vt in the praject that abuts UR-3 5 zoning, as required by the
UR-22 2Qne The applzcant xs also required to insfiali a 6-foat high sight-Qbscunng screen alang
such haundary partzon, as required by the LJR-22 zone
"The applicant will be required to bnstall 20 feet of Type M landscapzng where the multi-
fanuly lat in ttte prelrminary plat ahuts Best Road, as required by the LTA-22 zane The Exartzmer
has a1sD required that a6-fuot hngh saght-obscunng screen be installed alang such bvundary
partian, to praupde additional screening and ta preventi the mu1tF-famrly units in the preaJect from
accessing Best Road See Zoning Code 14 622 355.
The praject vvill he seaved by ahagh level of publtc setvices, as recommended for
dr;velapment in 6oth the UrbaGn category attd the Major Corrrimercial category This includes the
avarlabalit}+ of public sewer and water, paved streets, modem utilities The site lies inside the
Public Transit Senefit Area Fublic transit and convenience shapping facrFitxes are located withrn
reasonable walicing distances of the prcrJect The project stfie alsa laes anside the intenm urban
growth area boundaries designated by the Caunty, pursuant ta the State Growth Management
Act, where urban resadentxal densities are geraerally encouraged
The CJrban caCegaty of the Camprehensive Plan comments that parks will normally lae
assocFated wrth schoals, althvugh nat exclusiVely See CornprehensiVe Plan, Seetion 1,
"T7etailed Z}efinitivn" Decisran Guideline 12 Z of the Urban categary recommends that
residential deveioprnent prvuide recreational oppartunitees for tts residents in accordance with
the County+'s advpted plans
HE Fmdmgs, Canclusions and T]ecisivn PE-18$0-0Q Page 11
7"he 1994 rezvne was canditinned ;an the applacant for the Snawbird project entersng into
"voiuntary agreements" with the County Farks Department and the local sehonl distnct,
respectively, to matigate the impact of the praject vn schools and parks The 19$9 5pakane
Caunty ParkS and Recreation Plan, adopted hy reference as part of the Recreatzan Elerrienx of the
Camprehensive Piarr, recornmends that the Caunty acquire and tievelop 4 S acres of land per
1,000 residents for neighbvrhovdlcommunity parkS No county parks are lvcated nearby, but
some recreafiianad opportunities °will be pravided at area schoals
Pursuant to County Resolutian No 95-1005, adapted on September 12, 1995, the Board of
County Cammissioners formally suspended the use of voiuntary agreements executed pursuant
to RCW 82 02 020 tv anitigate the innpacts of new develapmeT7t on parks and recreatian The
Heanng Examiner notes the restrictians placed on irnposing such fees in the landrriark cases of
Ti°arnen Development v Krng County, 124 Wn 2d 261 (1994) and Hertderson Homes v Bozhell,
124 Wn 2d 240 (1994)
County Resvlution No 95-1005 stzites that fihe Caunty is in the process of updatrng the
19$9 Parks and kecreation Plan Such resolutian requires County Parks to consult wlth
applicants for land suhdiVisian propvsals, detectnine the need for dedieatian of l,and wEthin the
developrnent for parks, and provitie ynfQrmatron at pubirc heanngs an iand ease propasals
rega.rding such matters The project file indreates that the aivrsian of Planrbrng sfllicited
comments from Central Valley Sclnool Distnct and the Ccaunty Parks, Recreation and Fair
Deparhmen#, as consulting agencies, but received no written response ~"rvm such agencies The
Exairuner takes notice thai the County no langer arequires voluntary agreernents to mitigate
deveivprnent impacis an parks or schoQls iJnder arF these circumstances, the project rnakes
apprf1p1`late pPilVIS1QPIS foX SCrI[]0l5, schsaols, schoo1 grounds, and parks and recreatian
'I'he prnject generally meets the "f 11-in" critena, sinGe it Iies between and m close
proximrty tv at least 2 dev eloped geagraphre areas havrng densities anti land uses which confarm
ta thelr desrgnation under the Camprehensiwe Plan, and because the resuit of the develapment
w111 atd in the econamre support of public services, by ancreasing the cost effectiveness of
utalities and publie facilaties and serv3ces 5ee Cvmprehensive FIan glassary, ~efinitaon of "f 1l-
in development"
FQr develapanettt meeting the "fi11 in" cntena, the Urban category encaurages the
allowarice of increases rn the base net density Fn single-famxly artd multt-farrzily residentzal areas,
thTo11gh th~ ap]}XQVaI of bOI1Li5 {7ptlgfl5, bonus densitles, zero lots lines, etc However, such bonus
density shauld not create a signifieant adverse impact 4n nenghbonng land uses, and shauld
generally confarrn ta other applica6le policies of the CamprehensiVe Plan The applicant has nvt
requested hanus density far the pro3ect
The vverall densit}+ of the project, at 15 $ dwelling units per acre, is wrthin the density
range recommended for residential develapment in the 1]rban category The density of the multi-
family partiaan o£the site, at approxirnately 20 dvaelling units per acre, is belaw the maximum
density allawed in the F,JR-22 zane The duplex partian of the project has a residential density o£
12 8 dwellang umts per acre The duplex Iotis in the project range frorn 5,053 square feet ta 9,109
square feet in siae, and frarn 50 fee# ta 69 feet in frontage Duplexes zn the LTR-22 zan,e must
flbsenre a minamurn lat area of 3,200 square feet, and a rninrrnum frontage of 40 fee#
X-IE Fandings, Conclusions and I?ecisaon PE-18$0-04 Page 12
The mul#i-farnily dwelling unrts rn the project rneet the location critena for multa,famiiy
devePvpment specified in the LTrban and Major Comrnercial categanes of'the ComprehensiVe
Pian, and diseussed in the purpose and intent staterrient fvr the UR-22 zvne The multi-£amrly
unrts frvnt along a rnayvr artenal, and are 1ocated near public transifi, employmemf and shoppzng
5uch units prauide transition between the 1ntensive commerciai uses and Regional Business
{a-3} lacafied aiong 5prague Avenue, and the higher-density duplex housing in the project, such
as tne current project
The duplex unlts in the project provide a buffer betvveen the high-density multi-#`amiPy
portaon of the praject and the single-famaly hames and scattered duplexes przmanly zoned
LTR--3 5 that surraund the site on thc west, east and narth Viewed as a whole, ihe project
pravides a higher density residential buffer between tlie antensive ccsmmercial uses fa-onting alang
Sprague Auenue and the lvwer density residential ne3ghborhood fi.hat surrounds much of the sste
The traffic analysis submitted by che applicant's traffc engTneer indicates that the prDJect
vvould not slgnificantly irnpact fihe transportation system in the area County Englneering
conditrons of approval required the applacant to provtde further traffic staady to ensure adequate
operatron afthe dnveway approach ai Sprague Avenue
County Engineering conditians also require the appltcant to receive approval of an
emergency access plan fropn the County Frre Uistrict, whrch may rnclude the location of a locked
gate, bamcades ar atlaer means of preventing full publrc access frpm the multa-farnTly pvrtzon of
the project (Lot 12) ta Best Rvad T~e Fire Distnci faund emergency access for the rrtulfx-family
project ta be adequate, wFth gates ta be revaevved by the fire dfstnct The Examiner has added
reguirements that prahibit pubiic access frQm Lat 12 in the project ta Best Road or Main AVenue,
but allow emergency access approved hy the County Fire Distnct
Cvunty Engineenng canditions reguiare the appllcant to zmprove Best Road to a LQcaI
Access roadway sectrvn, inciuding the atidxtion of 34 fee# of asphalt along the frantage of the
site, and the installativn of cuxb and sldewalk The applicant is fi.trther recpuired to improue Main
Avenue by addzng curb and sidevvalk T}aese conditions make apprapnate provision for
sidewalks and raads The drainage requirements specified in the Caunty Enganeenng canditivns
require cotnpliance wrth the County's Guicielines fflr StQrmwater Management, arsd make
adequate provisions of drainage ways Camplrance with Che Caunty Fire Uistrtc# requrremenCs
assures apprapnate provisivn for fire protection
The project wzll not generate enDUgh vehicle tnps per day to require the applicant to
negotiate with SpQkane Pub1ic Transit regarding the provision of public ta'ansit facilities See
Zoning Code 14 522 380, and traffic analysrs for praject
Cansiderably less appositian ta the praject was submitted by area residents, in comparisan
tv the applicant's earizer project denied ruithout prejudice in Planning Fiie No PE-1872-
[]QIPUDE-4-00 Nearby pra~erty ovvners along Best R4ad and Mam Avenue did express
apposrtion ta the current praject This includes obaectians to the smali size and density of the
prvpvsed duplex lats, the patential incansistency of hxgh-density duplex and multi-famriy
houspng with neighbonng smgle-family homes, reductions in praperty values, saFety rrnpacts
HE Findings, Conclusions and I?ecislnn PE-1880-00 Page 13
fram inCreased traffic along Main AVenue anct $est Rvad, tlie inadequacy Q~`parkxng for the
proposed duplex units, and ofher concet~s
A nui-iiber of questions were ralsed in the letter dated January 3, 2001, from Cvralre and
Larry Myers, and ❑thers, tv James Richardsan In respmnse ta these questions, the Examiner
advises that the I 1 dupiexes wilI sflleiy access direcfily onta Main Avenue and Best Road, and the
44-unit apartinent camplex will solely access Sprague Avenue The 25-foot setback prouided
along the front of #he duplex lots is for buildings, nat driveways The 2 2-acre lot in the pro3ect
includes the "L"-shaped apartment huilding, a large cammon aa-ea located directly narthwesterly
of such burldrng, tYse parkrng areas sauth and east of such building, and the driveway access to
Sprague Avenue Best Road wYII be paved ta a wrdth of 30 feet along the fronfiage of the duplex
lats
As described by the applicant at the public heanng, the duplex structures in the pro,ect wilP
have a resrdential contemporary design that wr1l be campatible with the neaghborhood The
proposed aparlment huilding wtll be insuiated hy distance, landscaping and required sight-
abscurzng screening fram neighbonng single-family hames The hezght of the buildings Zn the
project wiIl nvt exceed the maximum hcight of single-farriily haxnes allowed in the adyoanTng
LTR-3 5 zane Off street parking for the duplexes and apartment cvmplex wrll comply with
2oning Cflde requirements, which are 15 spaces per unit for mulfir-farnily dwelltngs and 2 spaces
per unxt far a duplex (4 total spaces) The site plan of record illustrates 66 parking spaces for the
apartment camplex, which exactly meels requirernents
Based on the above analysis, the Examiner finds that the prnject, as canditivned, will nat
destroy the single-fannily amenities in the axea, or significantly irnpact property values zn the
area, and will be reasonably compatrble vvith neighhonng land uses
The pralect is conditioned for campliance wlth the UR-22 zane, other applicable provisions
of the County Zareang Code, Coun#y subdivision regulations, and other applicable der+elopment
regulataans The proposed subdivisian meets the general design requirernents specified zn
section 12 404 122 of the Gvunty 5ubdivision (7rdinance, and vther requirements listed tn
chapter 12 400 of such ardinance NQ deficiencies with regard ta the project's compliance with
development reguLations have been established rn the record
The procedural requarements of chapter 43 21C RCW and chapter 1 l 10 of the Spokane
Coun#y Cade have been met Na adverse camments were receiVed from public agencies fihat
would dictate a need £or withdrawal of such envlronrnental determinatiean The project wi11 nat
haVe mare than a maderate effect on the quality of the environment, and the HearRng Examiner
cancurs wrth the Determination of Nansignificance issued by the Division of Planrting The
conditions of approval impased an the project are supported by a number of SEPA policies
advpted by the Gounty zdentified rn thrs decisian, flneluding the Comprehensive Plan, Caunty
Zoning Code, County Road Standards, etc
The above analysis indicates that the project, suhject ta conditioms, generally Gonforms ta
the LJrban category of the Comprehensive Pian, as we11 as the Majar Commercral category,
pursuant to the transition policy The Transportation policies of the Camprehensave Plan are also
met The praJect makes appropriate gravTSPons for the publrc health, safety arad welfare, and for
HE Findings, Cvnclustons and Uecrsion pE-1880-00 Page 14
l
the items of infrastructure and ather releuant facts as prauided i~ ~CW 5 8 17 110 As
condrtianed, the proaect wall serve the publtc use and interest
The pray ect meets the cnteria for apprvving a change of conditions ta the 1994 rezone of
the site. Changed canditians supporting tYee project include the addition of duplex housing as a
permitted use in the LTR-22 2one, and associated duplex standards, increased intensification of
commerGial zonang and uses alvng Sprague AVenue to ihe south, changes in the housing market,
and increased residential growfih and traff c in the area
IV. DECrSION
Based an the Findings of Fac# and C9nclusfons of'Law above, the subject applrcatians for a
paeliminary plat and change of candataans m the existing Urban Residential-22 (iJR-22) zone are
hereby upproved, subject to the cQnditians of the vanaus public agencies set farth belouy
Any canditions that have been added to ar signxficantly altered by the Hearing Examiner are
atalzcrzed
Fallure to comply wfth the canditions of this approval may result in reVOcatlan of this
approval by the Heanng Examiner This approval does not waive the applicant's abligation to
comply with all other requirements of other public agencies wrthj unsdictian aVer land
development
SP(]KANE CQUNTY UIVISTCIN OF PLANNTNG
1 AI1 canditions impased hy the Hearmg Examrner shall be binding an the "Appl1ca11t'°,
which term shall include the owner (s), developer (s) and user (s) of the praperty, and their heirs,
successors, and assigi-is
2 The prelrminary plat and change of condztPons approval appAies to the follawing descnhed
real properky
That part of the SE'I'4 SW %a, Section 14, Township 25 Narth, Range Ah EWM, Spakane
Caunty, Washington, descnhed as fellorvs
Beginreing at the Sauthwest comer of said 5ectiQn 14, thence N 89°41'04"E along the
5outh line of the SW ll4r 1797 50 feet, thence North 80 (l[] feet, to the Svuthwes[ comer of fhat
survey shown on docurrrent Na 7708250232, the `T'rue Paint of Beginnrng, thence
S 89°4l'OO"W , a1ong a lzne parallel with and 80 feet northerly of the South I ine of said SW
449 78 feet, to the infersectian wrth an extension of the westerly haundary of Vera Vu Addition
as recarded in Volume 2 of Plats, Page $a, thence N 0°62'S4'°E along said extension and
easterly right a#'way iine of Best Raad, 662 34 feet, ta the southerly nght afway line of Main
Avenue, thence the fallowing three courses along said nght of way lrne, N$3°24' 12"E 147 68
feet, S $1°4[}'05"e 302 99 feet, to fihe narthwest corner of said survey, shown on docum,ent TVa
7708250232, ihence Sauth, alang the westerly boundary of said survey, 617 50 feet to the Taue
Point of Beginning
HE Fmdings, Conclusions and Decrsinn PE-1$80-00 Page 15
EXCEPT that portian of the SE Y~ vf the SW '/a of the SW '/4 of said Section 14, descnbed
as follows
Commencing at ihe southwest cvrner of said 5ection 14, thence N 89°41'Q0"E, along the
Sauth line of said SW 1/4 1797 54 feet, thence North $0 00 feet to the Sauthwest comer of that
survey recorded under Audifiors No 7708250232 and the Pcrint of F3eginning, thence
S 89°41'00"W along a Iine parallel with and SD DD feet Northerly of the South line of said SW'/a,
419 78 feet, thence N4t]°02'54"E, 250 feet, thence N 89°41'00"E, 419 57 feet to the West line of
said survey recarded under Auditors No 770$250232, thence South, along said West line,
256 (}a feet tv the Faznt of $eginning
3 The proposal shall comply ruith the Urban Residentral 22 {LTR-22} zvne, the Aquifer
Sensitive A,rea (A5A) Qverlay zone, and a11 other applicable pravisions of the Spakane County
Zoning Cade, as amended
4 A 5-fioofi wide Type III landscape a,rea shall be required along all of the extenar boundanes
of Lot 12 that adaoin the Urhan Residential3 5(F.TR-3 5) zone, except adjacent ta Best 12ocrd
wher-e a20fnot wade Type Iff land.scape area zs requared adjacent ta Lot 12
5. The proposal shall carnply with the Spokane County Subdivisson Ordmance, as amended
6 The applicant shall develop the su]aject property rn suhstantial conforrna.rtce rvrth the
preli inary plat of recQrd daTrart - d presented tv the Hearing Examir~er on
~~~;~subject to complia.nce w~ condit~ons of approval and development
regulataons AlL aspects of khe cancept and proposal shall be brnding upan Ehe develapment,
inGluding proposed use Mndificatrons shcrll on[y be allowed zri accordarzce wath Section
12 100 1 20 of the County Subdtvtsaan Ordrnance, und Sectzan 14 504 040 of the County Zanrng
Code, a.s rrmended
7 The residentzal derisaty of the propQSal shall not be rncreased
8 A G foot hagh masonry or decaratave black wall, solrd Iandscaptng, or saght-obscurang
fence shall he pravaded aMd maantained along the west boundary afLot 12 adjacent to Best
Road The applzcant shall ensure that there as na vehacle access frnm Lot 12 to Best Road,
except for emergency access approved by S'polcane Cauraty Fzre Dtstrict 1
9 The Uxrector of the Ilivrsion of Planning or designee shall review any propmsed final plat to
ensure compliance with this Z3ecision and its Canditivns of Approdal
10 The street address for each lot shall be indtcated on the face of the final plat The Divisicrn
of SuiPding reserves the nght ta confirm the actuai address at the time a building permpt rs
155E1ed
11 ~ary piat is giuen conditivnal approval for fiwe _ ecificallY~to
hru d3 The applicant may submrt an extension of t V e application at Ieast tlirrty 3C~
days pnor o the abpve expiration date, but no later than January 29, 2006 An application fvr an
extension of tirne shaAl be processed under the provisivns o#`Chapter 12 100 118 {Extension of
HE Fmduigs, {Canclusrons and Decisifln PE-188Q-t][7 Page 16
r
Ttme} of the Spokane +County SubdiWisitrn C?rdinance, as amended if the appltcant complies
with the criteria of Chapter 12 100 118, the prelFminary approval and cvnditians vvill be changed
to reflect the adopted policy and development regulatioras at the time of the extension
applicatzon
12 Appropnate utality easements shal[ be i,ndicated an copaes of the prapased final plat
Appraval of uiility easements by the apprapnate utility ca3npanaes sha11 be submitted vvith any
proposed final plat
13 The final plat map shall indlcate by a clear, dashed line the requlred yard setbacks from all
public and pnvate roads as shown on the prelirninar-yr plat
14 Four (4) current Certificates of title shall be furnished ta the T3ivisian of Flanning prtpr to
filrng the finaI piat
15 Tf a partian of the apgroved prelLminary plat is suhmitted for final reView and approval, the
applicant's surveyor shall subrrltt a map eautlrning in red the area being finallzed and delineate the
area tv remazn rn prelirninary plat stakus The scale shaPl match the apprQpriate assessar's map
scale
15 The eondations of approucal empased by the Hecrrang Examiner s1ia11 aFply whether reflected
rn thefinal plat or not
17 The Divisian of Planning shall prepare and recva-d with the Spolcane Couniy Auditor a T1tle
Notice, notuig that the property is subject to a vanety of specaal conditions imposed as a result of
the approval of a land use actian This Title Natice sha11 serrfe as publrc no#ice of the conditTOns
of approval affecting the property rn question The Title Natice shauld be recvrded withun thie
sarne time frame as altowed for arr appeal and shall only be released,'n fiall or in part, by the
Davision of Planning The Tifle Notxce shall generally provide as follows
"The parcel of praperty legaLly described as [see ile] is the subjecf of a land use actian by
the Spakane County Hearing Examiner on February 23, 200 1, impasing avariety of special
develapment condi#ivns Fiie No pE-1$$0-(701ZE-46A-93 is availahle far inspectaon and
copying in the Spokane County Diuisimn of Planning „
DMSrON 4F BUILI)ING AIVD CCIUE ENFOReEMENT
1 The applicant shall contact the Divisaon of Building and Code Enforcement at the earliest
possible stage tin order to be informed of code requirements admlnisteredlenforced as authonzed
by the State Huiiding Code Act Designldeuelopment concems include addressang, fire apparatus
access roads, fire hydrant fIaw, approved water systerns, buiiding aecessibrlity, cnnstructian type,
occupancy classification, existing extenor wall protectian and eraergy code requirements
HE Fimdmgs, Conclusians and Decisian PE-1880-00 Page 17
2 Prior to the issuance of the initial buildpng permit(s), the applacant sha11 subrrlit to the
l]iuision of Surlding and Cade Enforceinent documentation sigrr by the water purveyor and the
appiicable fire drstnct stating that the puhlic water system has been ins#aPled, fested and accepted
as operational pursuartt to the appraved water plan
SFOKANE CClY.1NTY DIVISION OF ENGIIVEERiNG AND RDADS
priar to release of a building permit or use of property as prap4sed:
1 Conditional appr4ua1 of the prelrminary plat by the County Engineer is grven subject to
dedication ❑f nght-of way and approVal of the road systern as, ind»ated 1n the preliminary plat of
recQrd
2 A traffic distntaution letter vvas submitted and revie,u+:edpk~"t'y~`he~'Count'y*~~T2i~nee, or #his
prapQSal Pncrr ta the release of a'~uildriig pe irn or ~ox~~l~th~
applicant shall submit a threshald traffic analysiscarreuiew and approval hy the Caunty
Engineer The threshold analysis shall ensure adequate operattans of the Pntersection between the
drLveway and Sprague Avenue, a Pnnclpal Arterial, dunng AM and PM peak hours of operatron
The applicant is advised that review and acceptance of the threshold analysis may result in
mitigation at the intersection or a reduced number of units allowed
3 A Professional Engfneer, lrcensed in the State of Washrngton, shall submft finat raad and
drainage plans, a drainage report and cal'culatians that confrarm to the 1999 Spokane County
Standards for Raad and Sewer canstruction, the current edfltian of the Guidelines for Stormwater
Management and aIl standards and Iavvs that are applicable ta tYis praject if road andlor drainage
improvernents are required Any final raad and drainage plans and a drasnage repart shall receive
the Caunty Engineer's acceptance pnor to release of a construction or hailding pezmit or approval
of the final plat
4 L)rainage language wiIl be drafted hy Spakane County and provided to the $ponsor's
Engineer ar Stuveyox for inclusion in the final plat documerat following plan accept2rnce by the
Spokane Caunty Engineer
5 Any applFCabIe stormwater management systems and rvads for ttus plat shall be constructed
and eertified to be canstructed ln accordance with the accepted road and drainage plans, rar a1t the
required improvements must be honded for rn accordance with Spokane County regulafians,
pnor to the recarding afthe final plat Record dravvings and a11 constructican documen#ation shalt
be subrrhitted with the prvper certification statement
6 The praposed subdivisivn aund development praposal is lacated withhn a drainage basin
vuhich has been zdentified by the 5pokane County Engineer's and Utilities offices as having
stormwater runvff prablerr►s Suice this proposed subdivislora ar deveiopment proposal is
affected by ar is a eantnbutar to starmwater flaws, property owners should participate in the
planning and implementation of a future basinwEde stormwater management system The
foPlawfng statement shall be placed in tlte plat dedicatian
HE Fans3mgs, Conclusions and Decrsion PE-1880-O(3 Page 18
` • ~
"Th-e owner{s} vr successor{s} in interest agree to j crin in any County-approrred stvrmwater
mana ~'nent prograr~n and to ,~ay suc~i rates and charges as may be fixed thr~,ugh pubiic hea~-ings
for r+aice or benef tobtained }~y the planning, design, corsstr~actin~;, rnatntainbng or aperatior~ of
s' water control faeilitres "
7 Constructian within the prnposed publrc streets and easements shall be performed under the
direct superviston af a Ficensed engineerlsunreyar, who shall furnish the Caunty Engoneer with
„As Built" p1ans and a cerkificate in wnting that a11 amprovements were installed to the lines and
grades shown an the appraved constniction plans and that all disturbed rnonuments have been
replaced
$ Nv cernstruction u+ork is to be perfon-ned within the existing ar proposed public right-of
way until a pennit has been issued by the County Engineer All wvrk is subject to inspectton and
approval by the Caunty Engineer
9 Al1 constracttvn wrthin the existing ar prrrpased public nght-of-way is to be cornpleted
pnor to fil1ng the final plat or a bond in the amount estimated by the Caunty Engineer to covcr
the cvst v£ canstructsan af improVerraents Construction certification, "As Built" plans and
monumenting the street centerlines shatt be filed with the County Engineer
10 Appropnate pravisiQn shall be made that the fo1lowing descnhed property be held in tr►zst
until the continuatlon v£the stxeets be dedicateti or deeded A] foot sfinp at the ends or edges vf
a11 streets that terinLnate vr border the plat baundary
11 The applicant zs advised that intiavidual dnvevvay access perrnits are requlred pnor t4
issuance of a huFlding permrt for dnVeway apparoaches to the County raad systern
12 Emergency access is prapased for Lvt 12 frvm the antemal pnvate dnveway easeanent to
Best Road. The ipokane County FZoad Standards da nat have develapment stanaaxds for
ernergency access The applicant shall submrt a.n emergency access plan that is acceptable t❑ bath
the County Engineer and Frre Dastnct #1 The emergency access plan may include, but rs not
liimixed tQ, the locatian of a lncked gate, barricades nr other means af preventing full publsc
access
13 A statement shall be p1aced on the plat dedicatian that no direct access be allavved for g4ts
1-11 v Sprague Awenue until such time as authonzed by the County Engineer ThepIat
rledacatron shall adso state that no direet access is allowed for Lot 12 to I3cst Road or Maan
~venuc, except far emergeney access approued hy the Counly Fire Distract
] 4 The Gounty Engineer has designated aLocal Access Roadway Section far tile inipravement
of Best Road whrch is adjacent to ihe proposed deVelapment Thas will require the addition of
appraximately 30 feet caFasphalt alang the frontage of the tievelapment The Gonsdnactron of
cur£aing and sidewalk is also required
15 The applicant shall design and construct the cul-de-sac at the terminus of Best Ftaad to
Spokane Caunty Standards
NE Findings, Conelusions and F]ecisian PE-1$Sd-il0 Page 19
16 The County Enganeer has designated a Lvcal Access Raadway Section for the impravement
of 1Vlain Avenue, which is adjacent to
the proposed development This wtYl requzre the additiQn
of approxirnately D feet* of asphalt alang the frontage oFthe developrrient The construction of
curbing and sidewalk ks also required
Note *Engineering recQrds indicate that the width of paving alang NFain Avenue is 36 feet,
whiGh excee+ds current Spe,kane County Standards far a 1Qcal access road VVhile no additional
asphalt is required the applicant shall instalZ curb and gutter and sidewalk along the frontage of
the prapasal Thas may rssult in the cuthng of the existing edge of asphalt and additional pauing
ta the curbfgutter impravements
17 The prapQSed p]at shall be ampraved to tMe standards set forth rn Spakanc County
Resolution No 99-0265, as amended, which establishes regulativns for roads, apprvaches,
drainage and fees rn nevv cansiruction
18 The County Engineer has examined this development prapasal and fzas determined ttaafi the
impact of this proposal upon the ex2sting Caunt}+ RQad Systern warrants the raadruay
impravernents herein specified
19 The applzcant is advised that there may exist utillties eather undergrvund ar vverhead
affecting the applicant's prvperty, including praperty tv be dedreated or set aside future
acquisition Spokane County will assume no finaneiafl abligation for adjustments ar relocation
regardrng these utiIitres The applicant should check with the applicabie utilitaes and Spokane
Cvunty Engineer to determine whether the applaearit oar u#iiity is responsible for adjustraaent ar
relocatian costs and to rnake arrangernents for any necessary work
20 The applicant shall grant applicable barder easements adjacent tn SpQkane County Right of
Way per Spakane County Standards
SF[]C(3UN`I'Y DTV1STClN C]F UTILI"TIES
Y The dedicatian shaPl state "A public sevGer systezn wi11 fie made available for fihe plat, and
'vtdual seraices wAll be provided t4 each lot pnor to sale Use of individual on-sike dispasal
ystem~s shalt nQt be authonzed
2.~a Tte ded1Ca$lC?Pl SI7aIl 5tate "IndivzduaF tracts shall be subject to payment of cut-rent
applicabte sewer carsnectian cha.rges andlar general facilitAes charges pnvr to the issuance of a
~ewer connection permit "
3 The appiaca.nt sha11 submit expressly to Spvkane Caunty DiVision of T7talities "under
separate cover", only those plan sheets shawing sewer plans and speczfications for the pu"blic
sewer connectians and facilities for review and approval Corrumercial deuelapments shall
sutamit historical and ar estimated water usage as part of the sewer plann submittal
4 Sewer plans acceptablc to the DiVisian of Utilities sha11 be submitted pnar t4 tkre
finali2atiore of the praject
HE Fmdings, Cunclusions and Decisivn PE-1$$0-QO F'age 20
■ ` ° i '
5 Any water service for this projece shail be provided zn accordance wzth the Coordinated
4Vater 5ystem Plan far Spokane County, as arnended
SP[DKANE CQUNTY ST[]RMWATER i]"TILITY
1 Spokane Caunty does not own or operate a regionai stormwater conveyance system As a
result, the proJect praponent is responsible far providlng ozi-site cantrol of storrr,water runaff
frQm newly constructed irnpervious surfaces
2 Drainage shatl not be diverted andlor released tcr a tlawnstream property at poants not
receiving drabnage pnor to the prQpased devetnpment
3 ThLS prflposal is lcacated vvithin the 5pakane-Rathdrum Frairie Aquifer Sensitive Area
(ASA) In order to mitigate the pvtentiai for groundwater degradation, al1 land devetaped within
the ASA shall treat stormvvater runaff pnar ta discharge ta a dryruell or other approved disposal
point The preferred rnethnd of treatment as thrvugh a laio-infiltrati4n swale (fonnerly referred to
as a"208" swale or a grrassed percolation area)
4- Easernents andior separa#e tracts shall be provided for all drainage facilities (natural
channels, bio-infiltratian swales, storm pipes and ditches, etc ) ivcated autside of Gounfiy right-
af way These easernents andlar tracts shall be iaentified on the final plat and any subsequent
constructian plaa-ps
SP(JKANE REGIONAL HEAL,TFT T)ISTkIGT
1 The final plat shall be designed as indicated vn the prelaminary plat of recard ax-id{vr any
attached sheets as noted
2 Appropnate utality easernents sha11be mdicated on copies of the prelimIlnary ptat of reccrrd
for disfinhution tay the Plannrng I)epartment to the utilrt}+ companies, Sgokane Caunty Engineer,
and the 5pakane Regyonal Heaith Distnct 'VVntten apprvval of the easements by the utiiity
cQmparues shall be receiwed pnor to the subrnitkal of the final plat
3 The sewage disposal rriethod shall be as authonzed by xhe Uirectvr of Utalaties, Spokane
Caunty
4 VVater seruice shall be coordinated thraugh the DZrector ofUtilities, 5pokane County
5 Water servzee shalt be by an existing public water supply when approVed hy the Regivnai
Engineer (Spolcane), State Department of Health
6 Privr ta filing the f nal plat, the sponscar shall derrianstrate to the satisfaction of ttae Spokane
Regional HeaFth ❑istrict that an adequate and potable water supply is available to each lof of the
plafi
HE Fuidings, Cvnclusions and Decisian PE-1880-OD Page 21
, - • " .
7 Pnor to f li ng the final plat, the sponsor shall present euidence that the plat 11 es wiChin dhe
recarded seavice area of the water syster'p proposed to serve fhe plat
8 A plan far water faeilities adequate far damestic use, domestic lrrcgatran use, and fire
pratectzvn use shall be apgroved by the water purveyor Said water plan must have been
approved by the fire pratection distnct and the apprapnate health aukhonties The health
authvnties, water supplier (purveyor), and fhe fire pratectian dis[nct wiZl certify, pnar to the
filing oFthe inaI plant, on the face ofsaid water plan that the plan is rn conformance with their
requirernents and will adequately satisfy kheir respectiVe needs Said water plan and ccrtification
wrl] be drafted an a traresgarency suitable for reprvc]uction
9 The purveyvr will alsv certrfy prior ta f ling the final plant on acapy of said vvater plan that
appropriate contractual arrangeinents liave beeii made with the plat sgansor far cvnstructian of
the water system, in accoz'dance wlfih the approved plan and tzme scliedule 'Fhe tirne schedule
will provade, pn any case, for carnpletion of the water system and inspectican hy the appropnate
health authorities pnar to application faiT buildxng perrnits withjn the plat The conlractuaF
arrangement will include a provasion holding Spokane Caunty, Spokane Regional Hea2th
T7istraet, and the purveyar hanrnless from clarms by any lot purchaser refused a building permit
due to failure of the piat sponsor to satisfactonly complete the approwed water system
10 A, public sewer system shall be made awailable far the plat and intiividual service provided
fQ each lat pnor ta sale The use of individual vn-site sewage daspasal systems shall not be
authori~~~ed
E
11 statement shall be placed in the dedreataor~ ta the effect that "A pub1ic sewer system wall
be ade available for the gPat ar~d sndividual service wi11 he prvVided to each lot pnar ta sale
use of individua1 on-site sewage dispasal systems shall not be authnnzed „
12 The dedacatory language an the pIat shall state "The use of pnvate wells and ruater
systems is pralubated "
13 TI~e final p1at de.dication shall contasn the follawirrg statement "The public water systern,
pursuant to the Water Plart approVed by county and state health authorzties, #.he local fire
pirvtection disfirict, Cmunty Division of Building and Code Enforcement and vvater purweyar, shalY
be rnstalled within this subdivisron annd the applicant shall provide far indiardual dornestic water
servfce as weYl as fire pratectian to each lat pnar to sale vE each lat and pnar ta issuance of a
~~lding pertnit for each tQt "
SPI]KAIVE CflUNTY FIRE UISTRICT NU. 1
l Existang iire hydrants are suf#icienfi for the 11 lats so long as access is from Best and Main
Roads Additionai fire hydrants will be rer{uired fvr the apartanent camplex These will he
determgned at permlt tlrne
2 The emergency access raad is adequate as lang as access is gravided tv Best Road
3 Gates will he reviewed'by this affice
HE Findings, CQnctusions and pecision PE-1880-0U Page 22
_41
M]e c[ S tatSMS Acti``e REVIEW -K ~
M BuL1EPlsirla Receive[i Plat8 FllE' ~E-18..go" .aa
Road PlansApproved
Compoinion, FiIes
Ne'w Roacf 5tantlards 5-1 5-95 My1ar #
[Zelated Files ZE_0046_93 pE_T 872
T~~uring' J-~~~~ Buttding Dept
Teelinica] KLyietiv
F~ Harvard R[i Plari
Paeliiltisiary RevietiY 1212112000 Type 5L11edu1et1 Foi Large Lb[ BYdg, Sguare J^eel, ~
DaCe Received, 1310712044 '
~ No Lvt-s 11 NOe,A:cr'K, ,.A2'7
Pcoi ecc O&VA~ ~~LA~E PUI'LEXES &AI'T; 66 TOTAL i7NYJCS
Si zsAddi ess W, ADAMS,13 ~3E5T, S MniN, N SPl'tAGUH,
r1ppliicat~f Ei,aligo-I aH*riship-5cau4n 44 =2S - 14 PAPCVQ,~t (f-ya-G 20)
Ti]~ J L.75l1'r]7 Cf1lldFt1o]1S maA~d ~ifrE ~ 45t4l 9249
]''lt76d ZoIle,k N(1
12405 N I'JIYtN§dd Dr
5~'~JCCAhfE, 1+~'A 9921$• W~t~r~ Srrurc~e 3~u1~l3a
Pliane (549) 465•0994 ~ewer Snuri'c PuLAie
SCiIC]6l T]ISI 356
PIrC Di51 j -
PhoCle DISt .
Su r%eynr
Lawrence L LBin~elber
TA7'LC?R 1~UNMTN6 1NC
1,46W KssaQn , 206
SP0K,AIYB> WA 99261
P1i91ie (569) 32$-3371
fzd:r (509) 32$-8224
ButldingPh 477-3675 1Plammng I`h 47722205 CbntaEt JAMES itIGHARD$pN
4ng Ntced Tecbi3zo4lly Cnmplcta I!ng Need I iarvai dRd Mitigatiorb
""G -Neer! Darlw age J'lans C-ng Nead Tdaffic Aiialys3s Eng Naed f]ther
L1ng Agree P1y Fees Recervetl Bng Finaf PIaL F4es Compleied
Cng Agtccs Prioa lty Pees R,ecaivetl 1 1/70I20t? Eng PrelI m Plal Pet.s CompEa le ti Copy rto Pemournting
f f NoitCe fO VGib~~~ / 00tice tv llubbc # l 3 4 0 Cnmplered - ai 1kleeds to be sigued
Desagn D6viatioR Daies {ln-f]ut}
! 1 f 1 l 1 1 1
7i~°a quarlua~ i~7-
drainage item c4"1a1-ad ~
Haarang Date Dccisien App ` Deii rt(:vnd - Appid BCC ~ I
Appeaied io BCC DeLx.inik App - Deii _ Coiid ApPii1 CourL
Ahpealed l4 COiirE De«sinn App 97ev ~ Cond _ slppld ~
~ I
Oro/ 04 ,f _ O$ Sianiped Mylars io secretary (5sndy)
oy SLamped 208 Lot Fians co Secretar;r (Sandy) -
1 sh` " F~t~ "V"
kj1jr*2;(40 KWTO Gy"` AW ,AW*00( UJ
, Xi
~
I;lr'
~►y~~~~-~._~seL -ICIC_
0 1 r-r~ ~jcu°_4;
~ - -
~ ±rr~►~ ~ ~____~.~'o~nd~ ~~~r'~r~~~ ~rr~~~~,~`~ ~
1--7 LAOf
~
~
4gy
'~c~--~ ~ ~ _ ~
C"A is
~
~ .
i.
I I
SPOKANE COUNTY
X
DIVISIQt+1 OF E1VC,lNEE,'Ei1NC'r AI'dI1 RC}AI35 A I7IVISIC]N (?F TI-fE PUBL.IC WL3EtK5 []EPAR7'iMlENT
AGJl.ELM.1V NT TO F A1 1' EES
ENGINEEIt'S AGRE~MENT NV[.IMBER P_1jqt1,2
This agreemcnC 'hetween Spokane County and CIbn #e51-t-_12_ ,
(name oi persQir)
whosE 1nterest in t11e project as etlr r ,
(3 t~ ❑WISCf, HgC11E, LCC )
rs c¢itered inta thxs day Qf (/4,,Lr-- , 20 0 ! This agreeinent is appllcablc ta Gl7e PznJect
kiiawn as AG,)~- e-
kprojeci.moress or ruename Rr --piat name & pna:,e or tiic numner)
T"hat the zndivir3uals and parties nalned hece»i as havtng an iriterest in the ahQVe elescrxbed property or prvject agree
ro the fotZowing
1 Reirraburse Spokane Caunty fc]r proaecl review a,nd anspectian fees as spoGifted in ChagCer 9 14 of
tlhe Spokane County Crade The fees will be bdsecl on actual salary costs iiicurrecC by Spokalie
Caunty fcrr projeeQ revieurs and 1 or xnspectioxis plus a ten percent adiTiinistratrve charge, and will
he billed rraatYt111y as accrued Any billtng amounCS due, 3ncludirag any expenses incurred in the
collectron of aii averdue account, must be patd priQr to [he Caunt}+'s acceptance of rehe pro,ect for
filLng If a prQject is approved andlor filed wrtll a baPance still awing, tfte unpaid balance staaI] he
paid wiihm 30 days o€ the invvice date
Z The unclecsigned agrees that these fees are due and payable u~on receipt of the billing as speciied
alavVe
3 Any invioices nat paid withxn 30 days of the iaavnice date wxll be corisitlered delinquent [f any
outstanding balance on ehe accvunt for this project is not paid within 30 days of the envoice date,
no furChec revtews of the pro'ecQ dacuments wcCl be conducted untal the entire account balanee is
paid Any balance on the accvunt for this pcoject ncrt gait9 wiiliiii bS rlays 4f ihe in►rtrice date may
result in legaN actton or the tnitoa[aoii af ather LollectiDn prvicerJures, including referral to a
collection agency The Spcansar will be lLable For aJiy anr3 all expenses incuered by the County for
tiie collectivn caf vverdue accQUnts
4 The jnonthly brlling slicrutd be sent ta
~
NAME ! A'T"T'EN`C'XON
CC]MPANY l V Z ~'rrvC7 ~o LI C'
ADaREss I ~ ~ 0 5- rv; L/,-P en J a6 0 12 r2
eITY, STATae
r -
zIP CODE
PHONE# a FxOnrE#2
FAx # 753e' ,
E-Mail #
] urYderstand that failure to pay these fees may result in delay 3n cainpletiaii ❑r approval of the pr4ject ar ot'her
posszble sancCiQns
C! If this fee agreealient is ccsinpleted by sameane oklxer than tPie Spansor (i c, the projecr owner or a
princapal in tkie firm sponsoring the pcoaect}, sucfi as the Engineer designing the pro1ecl, then
wrltCen autbQrfzation fram the Sponsor specirically autliarizimg tlne Agent to execute this Fce
AgreenacRit is attaclled to thas Fee Agree ent
51GNATURE 8
y
~ ~ Al_
~
(PR]tVT NA ME)
RETURN YELLOW COPY Tm SPOKANE COUNTY ENG1NEER5
h1tl,igrcGfee doc. 412001
1026 1V BrvaelkvaY Avc Spakane WA 99200-0170 (549) 477-3640 FAX {509) 477-2243 "1'DI]. (509) 324-316(1
. ~
'S+
ro "
7 ~
S 1> C7 I< 0 U N ^l- Y
DIVIsiON Or ENciNrcRIrrc nND Rvnras A DIVIsioN ar TrsL ['ucll ic wnHKs pLE~AxrMLnrr
Williani h fohna, i'E, Cnunly Engincer
AGRrrMENT To PAY rEES
Tal*IG lN liislt'.7 ~~~t E E11'1E Wr NUA'f13Lit ?VW ,
[iis agrcement betweeey Spaka»e Caurtity ai3d ~O
L
le ps ojecC Ls
rt ~ . ~ re~,
s v
WT81 2001111, [54k clay aC A2lWH , 20CD Tl115:Ig1ee111e[li i5 .ipl]flCdl]IC l0 lll4: l7l[1]CCi
kllL1L1'l] lS
SPDV%IE (MU , `~ss~r t61
Thd[ EI]C SIld l0.'1[If18i S 11id IN .11[lC5 lSRil1eLI 11CCe lV] :l5 I11VIl1g nll l1l[CfCSI l11 [t1e aL]OVe de5CC1beLI pTOpC![y Ql [71"4fCC[ ag1L'L
l~a llic loflowsng
l Re>>isbui5e 5yaol:ane colil,ry rm IyinjcC[ rcVIeW anc5 rtitipecLiusl iCes as S1)CCIFIc6 iti C11:1131LS J ldG 01
i4g~ spokalze Cntizlty CnclL '1'he tees ws4l bc basecl on nctual 5alary cas15 iitctirie(l by 5pnf.a91e
Cniinty 9or f)imject ieVicWs 111cl f 01 iilspectio11s Pfus a ten petcesit adYlliilf5te:k[tYe GlUrgU, astid Wti11
Uc laille(f i1yoiitlyly a5 acerucd Any billuig n1110uis[s due, iY1C111[4111g aS]y ea17C135e5 Illcll9`CC[l iEt the
callcctiun oC an oVerdUc acCoU:1l, ni►is4 be laaiti pr»r to (lie County's zILCCpl1inCe ❑f tltie pr0FLCt kor
[isinb lt a E7roject is ag)[IzOVCc] .SnclJar C"ilec1 witkt n bnlazyce st'll rawittg, (lie uiipasd balanee Shtil1 bc
paicl WitliiLt 30 days of Ctze iiiv4ice date
2 The ueiclersigned agrces tla,'It lheSe fees aTe due aEtd nayaUle upo:ti rece'spC of fhe biE1ing as specilied
abr]we
3 r1:iy invoaccs €iot paics witIiiii 30 cfays ❑F e3tie anaoice da[e wil9 lae cansiclered delriiquciit ff .my
Qutslanding bnlarice on tlle accounc fOr'this project ss :icrt paid kV1lEl1i7 30 day+s nF tite ttivoice clate,
nn ftirilier reviews oF (lie project dOCLr11le«ts wilf be catir]uc(ecl u»til (lie entjre acco«sit balance is
paiC1 Ajiy balance nn !he :tccatsn[ roa- titiis pinJect iioG paiik willlsii 65 days nf tfie invosce c3ale may
Jcsulc iii ]cgal actian ❑r tli~ initiation ❑f ❑tEaer ca!]ectiocz piacaLlures, 111C393dd11g referral lo ci
collee[tosl age»Gy The Sponsor Avjli Ue lsable far any and aIE eApcnses incurred by ehe CnkEiily for
llie calfcctEaei af overdiie accaunls
L4 '111C 1111}13lIlIy Llllylllg 54ii]l1ld UC 5Ci1[ tQ l1]C aZ(Cl111[)[) L]f
NAMC e ~ .
ADDsaEss 17- oof& A
Ct-rY, sI-AI•C 4~~1~~~
z1>> CoDE• _
1'IIONC 1166~ 09911' P1lC3NE 112
f'fIX # T-k/ -
E-ivf 7 ll 11
I 1111fICl5l'.111iI lhd[ rai4ure tc~ pay litese fees Eliay scsti[[ ill clc3ay in contiplc;ttvn nr .t;}prova] nT (lie pecajecc or [illim
po3s1blL' 5.11]CC1Ofl5
0 It this iee; abr~emcnt is eon7pieled by sameone olliei [fian che S;yonsQr {s c, l[ae project owner Ur a
principal in tiie Cr»z spo:lsaring (IIe PivjeCt), sucIi ns tlie Eitigiaieer des:g«ing [hc prnaect, llie«
w1 8f1C1] atEtliorixation fros7i tlie Spansor spcc#fic.rIly ,uii(2rnz ixiiig t]ic: Ageiit in ctieL«le thi4 Pce
Agt certi caii is i lcncliccl ln tl `e grec icn[
S1GNR"E'U12C 13 /
Y
~l E_-~c ~
(1'IZiN'l' N11ML} ~
IZja'1'U1tN 1'Fl,x,.011' CQI't°'i'O Sl'Oi:ANi? COUN'1`l' I:NCINI?Ii16
1,11l,4gruJ« tIiu ?P?liilll
102 C 1V llioael~ti.w il%,i 5po1k a [iL' NV oL 99261]-[]170 [509) 477-3600 VolV (5{]9) 477-2243 '1'Illl. (iI}'J) 324-3160
~ r
~
S r~ c~ 1< A N i ~ ~+C C) tl rv
1r ~
f71VISIpN 01 liNGYNTiC141NG AhID R4A175 f1 T7SVI510h1 CJh TIf L 1'llill.lC WC7[Ef;S I7LZ'MR1hILNT
Willsarsi AJoktiiYS, 1' C, COLinty Cngiilcer
AGRELPMCNT TO PAY FE, ES
z;rrc rN ri, EM's nG rtr~E M t,N'r N uNx~1 rM h fft)
~ mnkS le,tf
1111% ~sgtccnzenl Emwcc.n spok;ane Caunty rysrtl ~~3G
~r
~y~►+,~~rt~r~rl7e I7r rrjcct is .,r'~e~' ,
C C. V
MR111 r~~~l"ia !cfny n[ ~C10 ~ 20 &~v 1'his 1L, icetiiesit is ap g) licablc lo (f1e in*j ccs
WG}11'Il w,
sQOKAwE ~aur~
'l Ytiat Lhc tii9cliV sdtinls R ncl pJ L tiCs iinilied ltieI eI i3 as hlving Zn itsteresL im i~lie a bove (iesc I ibecl piopei ly rat p i ule ct ag ree
lo Illi: loYlklwli1g
l, IZciiill)tai Ne 5tilca}.alle CcntiGity E0 1 l1i o;GCt I cvacw ancf I 15%pecsi~11 fecs as speciiic:{! 'tia C 11 "ti~~~~1 9 14 tz~
IizC 5ti)t*1111C CO4191C]° CodC, '1'1tc fLes 11i1lI bL' bK►sccl a:1 nctmul sulcity costs Giieliiae(l lay SX7o1.,mc
CLIoss34y lui k)1I01eci ievicws Mncl I af inspcctiv»s Pltis R LGIl I]4lS:Cf]l aclmislisllalive ch.iige, aiscl ivsli
hL billcd nb«txthly ~is accitir:cl. Any bs11iiiL abncatinls clue, iziLlticlinb any ehpcnses i:tictsire(l is3 Uie
c0 llcC li0 n oC ~iii avU iduC ncc4Iuilc, nuisl bG Puscl p 110 a W 51lC CoLI Lity's Mcc1AilllCC 0 1 1l11' 1) iLa,}" t ic) ti
ffilinb lS n pioject is apprclvice7 as3ell01 lilec! witlti n bssiance still n,ving, 1f14 U11pllICI Uailatice shali lsc
I}illLl 4Y1t11111 30 CIays of lltie invotce cl4ite
2 "I'he tin(lersigsied tigrees rhzt liiesc fees iiac due aiid payable unraii ieceipt of ihe billirig as speciliLCl
abave
3 11oy inwaic;e5 iiat Paid 4VIII119) 30 ciWiyS []F [Ile lflV4]1(:C 4I<<le will be Ci)115Yde1Cd dekanqucnl If ,my
outsl¢lntlraag brilaixce an tlie -,Iccaunt faz tliis PLoJect ss no[ paicl wjtliin 30 [lays oF t3ie invoice clate,
iyn Ill11111L'i 1'eVIL'WS OI tlle [7TojeC[ C1K7CU[1]CIl[5 IV'lII bC CoI1CI[1C[Cd L111C1I CIIC Ef1Clt'e 1CCDii31[ I]aIance 1s
jimd 11i3y bahtinLe o:i lhc :lCCollnC fdl c17is pioject nul pnicl withi=i GS clays ol the invnice daGe iiiay
icStill In l~,gdl ~icriosz ai tfae 117lllillloil nl o[Cier collccliori pC]CCdLl1C5, sszclut.ling ieCemrl lo .i
Gallec.iGOla .igency "1'hc 5pansol will be Isc►ble Fot Eisiy isicl nl[ expeiases incurzetf kiy (lae CcrtizlLy lm
[lte culler, lron of aacrtltsc accouitis
4 'f IYc Illl]IlIIII}' b111 IIlb StlUlilLl L1e 5C11[ tb lI1C illlCilliL)i] ill~
r~ A tvt F_ ~ 77e~'i~49_Q~ V
e1DDI2L-"SS r~ ~0f;
CjT1', STA"1'L
Zll' CDDE
I'IidNE if 116 6 - 0 954' Pi1ONL 2 ,
FAX 11 `7-&''"
L-'-Mail fl•
1 tisi3clei5iatisyci tI1at Ctliiuit to pay tltiese [ecs il1ay icstit[ iii clclkiy itr L0117s?lction 01 .iI)I)ivvRl ❑C llie I)i()jcCl 01 00101
pnb51blL SmICf7011S
0 I1 ilzis lee igreemcr7t as cornpieleci lry soil1Caa1e o[IWt lhzri Clie SI)oclsor (i e, llle [)ioJecl owitiLr oi ci
13i111c.ipnl In chc firii7 sliorssoring tlie ProJect), sLiclI as the L-t7gineer clesigoirsg tZye project, lltcn
evirtdcn au[]iatiz.itivn frant tiie Sponsor spectricaiily milIzryi•ixinb thc ei.gciit in e%ceLLlC dlziti [{cc.~
Agrrumciit is noachccl ln et ie gie~J lent,
52GNh''L3E~,E ~~y ~
(l'RIN•s NAME~)
ltSuLwN 1'1.LLOWCO1'1''l"[] S1'01:AW CDUN'E"YY,NGINi{alaRS
Wnq1lLrCl' lIi1L ryr?us~~a
10 ?F 11' lli nw elmf1'rlve Sp nlto sti[:1V A 99 2 i)I1-0 17[1 (,~()'3) LI77-3600 hLXs (509) 477-224.1 'l'1l1]• (S09) 324•:3166
, . ~ # ~ . ~c`~,'',
' ~ - 'I~- ~r ' I ~ % ~ ~
~ Ipl~-~~~ f _ * F ' ~ ~A
~ i ~ ~ - x ~ ~ ~ Y
n
v ~ ~
a ~
l ~ s ~ ~
, ~ - ~
~
S _ ~ ~y ~ r
~ ~ x ~ . 1 ' i D
- ~ . ~ ° ~ ,
~ - N= _
~ ~
.a - ~ E
~ - rk ~ ' M ~ ~
~ ~ rr x `
~
~ ~ ~
~ ~ ~
1 ~ ~ ~ A {nrr.rr} g,,~
~ ~ ~t, ~I _ G . ~ ~ a
i - X .
ryX~ v ~ ~ ~ rk - t
~ ~ l~~~
i' ~.a~ ~~`y~'x+` ? i~' ~ ~ ~ k ; s Y ~~,s -
' ~ ~ ~s " ' ~ ±~1!'~ r' 'd' e " ~
4 ~ ~'~,p ~ k ~ .a~ 4~~ r~ ' _ _
v~~ 31, " ' r
~a'Y°+t ~ . '~y~ ~ ~ 6~~~~ ~
~ r ~ ' ~ ~ { _ I ~ a1~9~~ ~ -
{ ~F~ ~ ~ ~ ~t'i ! ~i+ n
~ - ~ I } ' ' r r ~ 7 ~ e~Cr.~ '
- ~ ; ' I . ~
~ ' sl F k
t e ~Y , y-~ k 4 1 % ~ ~ Yp n
' ~ _ ~ qn ~A~"+ ~ Iy' _ ~e¢' ~ _
- r~ - ~ ~ ~ ~ ~~I, ~ ~ t ~ . • ~ K
e ~ ~ ~ ~ a ~ ~ .
~ ° Y • • ~ g~ *
f ~ i . " A ' " C ~~rll~. y~~F-~ 4 * f~ ~
~
~ x
~ E' ~ . p
~5 ~ ~ i ~f ~ ~~~A~~ Y~ry N ' ~ ~ °gb, ,e ~~~,J
I - ~ ~{1
~ ~ ~ { .I ~5 ~ . ~ x -{Z ~ 5' ' ~ I ~ 4! { .i^ i ~ ~
u i x ~ $ - ~ ~
~ 7 y~, : ~ i ` ~n y$ - 'ei + f ~ ~
qp~ V
~ ~ t~~'~ _ ~ ' r y~ R i. ~'^n ~ ! t .
a~ _ ~ " A~ ~ jr .r- - _
" ~y t ~ y,'"' ~x ~ ~ F A ~ q ~ .
~ y . ~ ~ ~~~1 ~ ° _ ~ * %L
7 ' 5` ~
x G ~ #i1[' ~ ~ ~ ~ S ~ rw r"'° e ~ .d tla 4 ~ ~ ~ pa"~' ~ ~ !
, ~
, ~ -i 1~ ~ ~ _ Y k . ~`S s ~ ~i .
` .
" ~ ,7 ` 3 ~ +
q~p ~w -
.a . ~ ~ ~ ~ ~ f
~ ~ ~ ' ~ ~ ~ - _ .IX + .
- - I $ ~ ~ ` ~ _ _ -_l ~~5~ 1 ~ ~ ~ r:
, - . _ ~nti ~ ' ~1 x s i
e ~ # ~ ~ S ~
I
p. I ' ' ~ ~ ~ fi ~ ~M M ~ ~ I~ , 9 i
. .~J ~
~ s~r ~~P~. w~, s~'~ ~i - ~ f x ' ~
~ a ~ ,~~P r" ~ ~ ' ` ~ ~
~ `a'~} ~ M~ ~ ~ ~ ; o- x, r -
~~it+r~ ~ "~~t~4 ~ 3 ~r„ # r'ra~~y~~rr,z=~___ _
# ~ ~ ~ s
J~ 1~. ~ ' I~ f q i tl~ I~
a t # , y _ - ' +a~' i ~t=` ~
~ - C k'u~~ 5 r`~l 2 ' .
Y pr C_ ' ~ f f8 ~~s~ 1 IG6 J( I
~~.y,a,.a~~=_ ' ~ ~~w y, ~ a ~S ~ „ , -
y ~a:- ~ ~ ~I i. ~ -
.
~ i ' ~L~~ - ' -
' - . _ _
~ ~ _ - ~ ~ ~ , ~ . _ ~
~ - ~ ; ~ , ~ ~
• "R° - ,
~ r _ ~ _
- ~ ~ ~ ~ ~ ~ ~~j a~l u
e~: _ ,~."-'M ~ ^ ,
_ xa m Nryi►~ei.w+6i h~~ " ~ ~~s°~~ ~ ~ ~u M ~r~.~ ; ~`-~~'».J~ ~ -1.~,. I
~ _ r w R ~ a3,~a~ ~ ~F" ~ - ~~i m~ a:'~°~~~~ ° ~ " ~ ~ 0 " F ~ ~ s
_ ~ ~ , ~ ~ a i ~ Y~ t r~. ~ p ~ ~ ~ ~ ~ • ~ ~f
{ ~ ~ ~ I' tl r
''7t~ ~ ~ y ~ 4 I~ ~ ~ ~ " ~ - ~;~'~J`~~~ ~ il ~ ° ' ' f
~~yq.,,~k~ ~ ~ 7~~ 0'~'m~~'Y ~ X ~
~~M1 ~ . ~ ~ a, r . . ~ ~ . ' I . 3 ~